4065 Meander Dr
Redding, CA 96001
$450,000
4 bd · 2 ba · 2,208 sqft · Listed 21d ago
View on Realtor.com →Year built
1969
Sqft
2,208
Lot sqft
9,148
HOA / mo
$0
Furnished
No
List date
2026-09-08T23:11:44.000000Z
Revenue
Annual revenue
$60,947
ADR
$238
Occupancy
70%
Cleaning fees (12 mo)
$11,224
Confidence
Low (46.98), 12 comps
Comp revenue range (p25 / median / p75)
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $3,047ADR $258Occ ≈ 3%4.5★ (2)
House in the Clouds
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $98,906ADR $352Occ ≈ 77%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bright Redding Getaway House | 3 bd · 2 ba · sleeps 6 | $37,182 | $201 | 51% | 5★ (25) | 0.2 mi | AirbnbVrbo |
Dragonfly Retreat House | 3 bd · 2 ba · sleeps 6 | $3,047 | $258 | 3% | 4.5★ (2) | 0.3 mi | Airbnb |
Andes Restful Retreat House | 3 bd · 2.5 ba · sleeps 7 | $64,989 | $294 | 61% | 4.8★ (75) | 0.3 mi | AirbnbVrbo |
The Bostonian▪︎Pool💦Hot Tub🌀 Arcade🎮Billiards🎱 Vacation home | 4 bd · 2 ba · sleeps 9 | $81,303 | $557 | 40% | 5★ (111) | 0.4 mi | AirbnbVrbo |
Westside 3 bed + office/ 3 king beds/ trails! House | 3 bd · 3 ba · sleeps 9 | $40,556 | $237 | 47% | 5★ (14) | 0.5 mi | AirbnbVrbo |
House in the Clouds Vacation home | 4 bd · 2 ba · sleeps 8 | $98,906 | $352 | 77% | 5★ (2) | 0.5 mi | Booking |
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House | 3 bd · 2 ba · sleeps 6 | $45,992 | $190 | 66% | 4.9★ (130) | 0.6 mi | AirbnbVrbo |
House In The Clouds - Perfect Summer Getaway House | 4 bd · 2 ba · sleeps 8 | $97,172 | $380 | 70% | 4.8★ (83) | 0.6 mi | AirbnbVrbo |
Summer Retreat | Best Pool by Mary Lake +EV Charge House | 3 bd · 2 ba · sleeps 8 | $89,470 | $299 | 82% | 5★ (111) | 0.6 mi | AirbnbVrboBooking |
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House | 3 bd · 2 ba · sleeps 8 | $19,051 | $453 | 12% | 4.5★ (2) | 0.6 mi | AirbnbVrboBooking |
Show all 12 comps
Redding Hillside Oasis with Pool!
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $49,205ADR $203Occ ≈ 66%5★ (86)
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
Est. revenue
$60,947
NOI
$32,099
Cash flow /mo
$2,675
Cash needed
$491,000
Cash-on-cash (all cash)
6.5%
ROE (yr 1)
9.3%
Cap rate
7.1%
DSCR
—
Year-1 write-off
$136,112
Year-1 tax shield @ 32%
$43,556
Year-1 return on equity
- Cash flow (annual)$32,099
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,189
- Platform fees (3% of revenue)$1,828
- Maintenance / capex (5% of revenue)$3,047
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,625
- Insurance (STR-rated)$2,633
Cash needed to close
- Purchase price (all cash)$450,000
- Closing costs (4.0%)$18,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,556
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
$386,000
Short-life (5/15-yr)
$112,000 · 29%
Year-1 deduction
$136,000
Year-1 tax shield @ 32%
$44,000
Land 14% (county tax record, assessed value split) · building $274,000 over 39 years · new furniture $23,000
Based on: 2,208 sq ft, built 1969, 4 bd / 2 ba, unfurnished, listing features (pool, deck, fireplace, flooring types).
IRS-guide safe-harbor floor: $88,000 in year 1 (16% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$10,600 new × 40% good × 2.16 allocation
- $7,500
Kitchen countertopsdefault
$8,700 new × 40% good × 2.16 allocation
- $3,300
Decorative trimdefault
$3,900 new × 40% good × 2.16 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.16 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.16 allocation
- $4,800
Window coverings (22)default
$5,500 new × 40% good × 2.16 allocation
- $12,300
Carpet, vinyl & laminate (100% of floors)listing
$14,200 new × 40% good × 2.16 allocation
- $7,200
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 2.16 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.16 allocation
- $7,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.16 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,500
Paving: driveway & walks (paved)default
$9,700 new × 50% good × 2.16 allocation
- $10,100
Landscaping (typical)default
$9,400 new × 50% good × 2.16 allocation
- $2,400
Patiosdefault
$2,200 new × 50% good × 2.16 allocation
- $26,900
Decks & porches (attached)listing
$24,800 new × 50% good × 2.16 allocation
- $5,200
Pool (above-ground)listing
$6,000 new × 40% good × 2.16 allocation
- $207,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$239,500 new × 40% good × 2.16 allocation
- $21,500
Building plumbing & fixturesdefault
$24,900 new × 40% good × 2.16 allocation
- $21,800
Building electrical & lightingdefault
$25,300 new × 40% good × 2.16 allocation
- $21,500
HVACdefault
$24,900 new × 40% good × 2.16 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,200 | $55,100 | $900 | $136,100 |
| 2 | $0 | $0 | $7,000 | $7,000 |
| 3 | $0 | $0 | $7,000 | $7,000 |
| 4 | $0 | $0 | $7,000 | $7,000 |
| 5 | $0 | $0 | $7,000 | $7,000 |
| 6+ | $0 | $0 | $245,200 | $245,200 |
| Total | $80,200 | $55,100 | $274,200 | $409,500 |
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.