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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

1172 Ledell Dr

1172 Ledell Dr

Redding, CA 96002

$353,900

4 bd · 2 ba · 2,080 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1968

Sqft

2,080

Lot sqft

10,019

HOA / mo

$0

Furnished

No

List date

2026-10-16T17:43:07.000000Z

Revenue

Annual revenue

$39,948

ADR

$225

Occupancy

49%

Cleaning fees (12 mo)

$6,946

Confidence

Low (41.74), 9 comps

Comp revenue range (p25 / median / p75)

$22,569$42,149$50,170

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $42,149

  • Large 4 bedroom w/ play space, office, 3 king beds

    House · 4 bd · 3 ba · sleeps 10 · 377 ft

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $50,170ADR $247Occ ≈ 56%5★ (43)

    AirbnbVrbo

  • Large Redding, CA Oasis

    House · 5 bd · 3 ba · sleeps 15 · 0.2 mi

    Revenue $2,895ADR $505Occ ≈ 2%4★ (6)

    Booking

  • Spacious 5-bedrooms house in fabulous Redding with Swimming pool 12 beds,3 bath

    House · 5 bd · 3 ba · sleeps 12 · 0.2 mi

    Revenue $22,569ADR $561Occ ≈ 11%4.4★ (3)

    Delisted

  • Large 5 bedroom house South Redding, great location,

    House · 5 bd · 3 ba · sleeps 15 · 0.3 mi

    Revenue $17,717ADR $444Occ ≈ 11%4.5★ (21)

    Delisted

  • Newly Remodeled Charming home!

    House · 3 bd · 1 ba · sleeps 5 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $31,504ADR $190Occ ≈ 45%4.8★ (32)

    AirbnbVrbo

  • Foosball+King Bed Costco Closeby Huge Master Suite

    House · 4 bd · 2.5 ba · sleeps 10 · 0.5 mi

    Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)

    Airbnb

  • The Rivercrest Branch House | Spacious + Bright

    House · 4 bd · 2.5 ba · sleeps 9 · 0.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $47,857ADR $391Occ ≈ 34%4.7★ (20)

    AirbnbVrboBooking

  • Casita Shasta: Spacious Poolside Retreat w/ Spa

    House · 5 bd · 3 ba · sleeps 10 · 0.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $77,428ADR $398Occ ≈ 53%4.9★ (64)

    Airbnb

  • Redding Ranch Style House with Pool

    House · 4 bd · 2 ba · sleeps 6 · 0.6 mi

    • Pool
    • A/C
    • Free parking
    • Pets OK
    • +3

    Revenue $56,549ADR $207Occ ≈ 75%4.9★ (275)

    Airbnb

Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.

Cash flow calculator

Financing
Management
Term

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$39,948

NOI

$18,599

Cash flow /mo

-$425

Cash needed

$125,631

Cash-on-cash

-4.1%

ROE (yr 1)

6.1%

Cap rate

5.3%

DSCR

0.78

Year-1 write-off

$126,122

Year-1 tax shield @ 32%

$40,359

Year-1 return on equity

  • Cash flow (annual)-$5,106
  • Principal paydown$2,152
  • Appreciation at%$10,617
ROE6.1%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$7,990
  • Platform fees (3% of revenue)$1,198
  • Maintenance / capex (5% of revenue)$1,997
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,424
  • Insurance (STR-rated)$2,070

Cash needed to close

  • Down payment (25%)$88,475
  • Closing costs (4.0%)$14,156
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$40,359

Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).

The write-off comes from the cost segregation estimate below. Not tax advice.

Cost segregation estimate

An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.

Depreciable basis

$261,000

Short-life (5/15-yr)

$103,000 · 39%

Year-1 deduction

$126,000

Year-1 tax shield @ 32%

$40,000

Land 26% (county tax record, assessed value split) · building $158,000 over 39 years · new furniture $23,000

Based on: 2,080 sq ft, built 1968, 4 bd / 2 ba, unfurnished, listing features (pool, covered patio, fence, fireplace, stone counters, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $111,000 in year 1 (34% short-life, $36,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$55,100

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 1.30 allocation

    $5,400

  • Kitchen countertops (stone)listing

    $10,600 new × 40% good × 1.30 allocation

    $5,500

  • Decorative trimdefault

    $3,600 new × 40% good × 1.30 allocation

    $1,900

  • Mirrorsdefault

    $300 new × 40% good × 1.30 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 1.30 allocation

    $800

  • Window coverings (21)default

    $5,300 new × 40% good × 1.30 allocation

    $2,700

  • Carpet, vinyl & laminate (67% of floors)listing

    $8,900 new × 40% good × 1.30 allocation

    $4,700

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 40% good × 1.30 allocation

    $4,200

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 40% good × 1.30 allocation

    $2,500

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.30 allocation

    $4,200

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$70,900

  • Paving: driveway & walks (paved)default

    $9,500 new × 50% good × 1.30 allocation

    $6,200

  • Landscaping (typical)default

    $9,100 new × 50% good × 1.30 allocation

    $5,900

  • Covered patiolisting

    $17,200 new × 50% good × 1.30 allocation

    $11,200

  • Decks & porches (attached)default

    $2,100 new × 50% good × 1.30 allocation

    $1,300

  • Pool (in-ground)listing

    $65,000 new × 50% good × 1.30 allocation

    $42,300

  • Fencinglisting

    $6,000 new × 50% good × 1.30 allocation

    $3,900
Building, 39-year$157,900

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $225,500 new × 40% good × 1.30 allocation

    $117,500

  • Building plumbing & fixturesdefault

    $23,400 new × 40% good × 1.30 allocation

    $12,200

  • Building electrical & lightingdefault

    $23,600 new × 40% good × 1.30 allocation

    $12,300

  • HVACdefault

    $23,400 new × 40% good × 1.30 allocation

    $12,200

  • Hardwood & tile floorsdefault

    $4,500 new × 40% good × 1.30 allocation

    $2,300

  • Fireplacelisting

    $2,600 new × 40% good × 1.30 allocation

    $1,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$55,100$70,900$200$126,100
2$0$0$4,000$4,000
3$0$0$4,000$4,000
4$0$0$4,000$4,000
5$0$0$4,000$4,000
6+$0$0$141,600$141,600
Total$55,100$70,900$157,900$283,900

Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.

Market note

Rules differ by jurisdiction. City of Redding caps whole-home vacation rentals at 400 with a 600 ft spacing rule (300 ft with a physical buffer), and its permit is NOT transferable to a new owner. Shasta Lake city and unincorporated Shasta County allow permitted rentals with no cap found, but permits also do not transfer on sale. Lodging tax ~10% plus a 2% tourism assessment in Redding. Verify parcel eligibility with the city or county before you buy.