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3683 Cherrywood Dr

3683 Cherrywood Dr

Redding, CA 96002

$530,000

4 bd · 2 ba · 2,178 sqft · Listed 18d ago

View on Realtor.com →
Low confidence

Year built

1989

Sqft

2,178

Lot sqft

11,761

HOA / mo

$0

Furnished

No

List date

2026-09-11T21:45:45.000000Z

Revenue

Annual revenue

$41,162

ADR

$187

Occupancy

60%

Cleaning fees (12 mo)

$8,675

Confidence

Med (64.74), 5 comps

Comp revenue range (p25 / median / p75)

$36,486$43,431$46,864

  • Sweet Escape. Cozy, central, fireplace & Netflix.

    House · 3 bd · 2 ba · sleeps 8 · 0.4 mi

    Revenue $46,864ADR $162Occ ≈ 79%4.8★ (394)

    Airbnb

  • Calm, Cozy & Clean (5 beds + pooltable & foosball)

    House · 3 bd · 1.5 ba · sleeps 7 · 0.4 mi

    Revenue $36,486ADR $198Occ ≈ 50%5★ (199)

    Airbnb

  • Timber Haven- Cozy Nest w/Hot Tub & EV Charger

    House · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $50,959ADR $221Occ ≈ 63%5★ (205)

    AirbnbVrbo

  • Large 5 bedroom house South Redding, great location,

    House · 5 bd · 3 ba · sleeps 15 · 0.6 mi

    Revenue $16,240ADR $435Occ ≈ 10%4.5★ (21)

    Vrbo

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

    House · 4 bd · 3 ba · sleeps 10 · 0.6 mi

    Revenue $43,431ADR $243Occ ≈ 49%5★ (39)

    AirbnbVrbo

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

Est. revenue

$41,162

NOI

$16,506

Cash flow /mo

$1,376

Cash needed

$574,200

Cash-on-cash (all cash)

2.9%

ROE (yr 1)

5.6%

Cap rate

3.1%

DSCR

—

Year-1 write-off

$179,893

Year-1 tax shield @ 32%

$57,566

Year-1 return on equity

  • Cash flow (annual)$16,506
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$15,900
ROE5.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.7%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,232
  • Platform fees (3% of revenue)$1,235
  • Maintenance / capex (5% of revenue)$2,058
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,625
  • Insurance (STR-rated)$3,101

Cash needed to close

  • Purchase price (all cash)$530,000
  • Closing costs (4.0%)$21,200
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$57,566

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

$435,000

Short-life (5/15-yr)

$156,000 · 36%

Year-1 deduction

$180,000

Year-1 tax shield @ 32%

$58,000

Land 18% (county tax record, assessed value split) · building $279,000 over 39 years · new furniture $23,000

Based on: 2,178 sq ft, built 1989, 4 bd / 2 ba, unfurnished, listing features (pool, fireplace, flooring types).

IRS-guide safe-harbor floor: $156,000 in year 1 (30% short-life, $50,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,600

  • Kitchen cabinetsdefault

    $10,600 new × 40% good × 2.20 allocation

    $9,300

  • Kitchen countertopsdefault

    $8,700 new × 40% good × 2.20 allocation

    $7,600

  • Decorative trimdefault

    $3,800 new × 40% good × 2.20 allocation

    $3,300

  • Mirrorsdefault

    $300 new × 40% good × 2.20 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 2.20 allocation

    $1,300

  • Window coverings (22)default

    $5,500 new × 40% good × 2.20 allocation

    $4,800

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

    $9,300 new × 40% good × 2.20 allocation

    $8,200

  • Kitchen & laundry equipment plumbingdefault

    $8,200 new × 40% good × 2.20 allocation

    $7,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,000 new × 40% good × 2.20 allocation

    $4,400

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

    $8,100 new × 40% good × 2.20 allocation

    $7,100

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$102,400

  • Paving: driveway & walks (paved)default

    $9,700 new × 50% good × 2.20 allocation

    $10,600

  • Landscaping (typical)default

    $9,300 new × 50% good × 2.20 allocation

    $10,200

  • Patiosdefault

    $2,200 new × 50% good × 2.20 allocation

    $2,400

  • Decks & porches (attached)default

    $2,200 new × 50% good × 2.20 allocation

    $2,400

  • Pool (in-ground)listing

    $65,000 new × 50% good × 2.20 allocation

    $71,400

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.20 allocation

    $5,500
Building, 39-year$278,800

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

    $236,200 new × 40% good × 2.20 allocation

    $207,500

  • Building plumbing & fixturesdefault

    $24,500 new × 40% good × 2.20 allocation

    $21,500

  • Building electrical & lightingdefault

    $24,900 new × 40% good × 2.20 allocation

    $21,900

  • HVACdefault

    $24,500 new × 40% good × 2.20 allocation

    $21,600

  • Hardwood & tile floorsdefault

    $4,700 new × 40% good × 2.20 allocation

    $4,100

  • Fireplacelisting

    $2,600 new × 40% good × 2.20 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$76,600$102,400$900$179,900
2$0$0$7,100$7,100
3$0$0$7,100$7,100
4$0$0$7,100$7,100
5$0$0$7,100$7,100
6+$0$0$249,300$249,300
Total$76,600$102,400$278,800$457,800

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 and Georgia 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.