3705 Rosita Dr
Redding, CA 96001
$349,900
3 bd · 2 ba · 1,504 sqft · Listed 28d ago
View on Realtor.com →Year built
1983
Sqft
1,504
Lot sqft
6,534
HOA / mo
$0
Furnished
No
List date
2026-09-01T07:17:31.000000Z
Revenue
Annual revenue
$63,653
ADR
$250
Occupancy
70%
Cleaning fees (12 mo)
$11,503
Confidence
Low (36.53), 11 comps
Comp revenue range (p25 / median / p75)
House in the Clouds
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $98,906ADR $352Occ ≈ 77%5★ (2)
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $3,047ADR $258Occ ≈ 3%4.5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
{The Cessna Lookout} +Pool +Hot Tub +EV Charger House | 3 bd · 2.5 ba · sleeps 6 | $76,422 | $311 | 67% | 5★ (184) | 0.2 mi | AirbnbVrbo |
House in the Clouds Vacation home | 4 bd · 2 ba · sleeps 8 | $98,906 | $352 | 77% | 5★ (2) | 0.2 mi | Booking |
House In The Clouds - Perfect Summer Getaway House | 4 bd · 2 ba · sleeps 8 | $97,172 | $380 | 70% | 4.8★ (83) | 0.2 mi | AirbnbVrbo |
The Stratford | Pool/Hot Tub + Arcade + Modern House | 4 bd · 3 ba · sleeps 11 | $71,867 | $469 | 42% | 4.8★ (85) | 0.3 mi | AirbnbVrbo |
Cozy 4bd House with Hot tub and Pool, Quiet Area House | 4 bd · 3 ba · sleeps 9 | $73,706 | $327 | 62% | 4.9★ (102) | 0.4 mi | AirbnbVrbo |
2-bdrm, 1.5 bath, dog-friendly, 5 min to downtown House | 2 bd · 1.5 ba · sleeps 4 | $27,799 | $105 | 73% | 5★ (1) | 0.5 mi | AirbnbVrbo |
The Mesa Loft | Central, Cozy, Bright House | 2 bd · 1 ba · sleeps 4 | $24,693 | $99 | 68% | — | 0.5 mi | AirbnbVrbo |
Dragonfly Retreat House | 3 bd · 2 ba · sleeps 6 | $3,047 | $258 | 3% | 4.5★ (2) | 0.6 mi | Airbnb |
Andes Restful Retreat House | 3 bd · 2.5 ba · sleeps 7 | $64,989 | $294 | 61% | 4.8★ (75) | 0.6 mi | AirbnbVrbo |
Bright Redding Getaway House | 3 bd · 2 ba · sleeps 6 | $37,182 | $201 | 51% | 5★ (25) | 0.7 mi | AirbnbVrbo |
Show all 11 comps
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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$63,653
NOI
$35,734
Cash flow /mo
$1,092
Cash needed
$120,971
Cash-on-cash
10.8%
ROE (yr 1)
21.4%
Cap rate
10.2%
DSCR
1.58
Year-1 write-off
$99,310
Year-1 tax shield @ 32%
$31,779
Year-1 return on equity
- Cash flow (annual)$13,108
- Principal paydown$2,290
- Appreciation at%$10,497
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,731
- Platform fees (3% of revenue)$1,910
- Maintenance / capex (5% of revenue)$3,183
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,374
- Insurance (STR-rated)$2,047
Cash needed to close
- Down payment (25%)$87,475
- Closing costs (4.0%)$13,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,779
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
$255,000
Short-life (5/15-yr)
$79,000 · 31%
Year-1 deduction
$99,000
Year-1 tax shield @ 32%
$32,000
Land 27% (county tax record, assessed value split) · building $175,000 over 39 years · new furniture $20,000
Based on: 1,504 sq ft, built 1983, 3 bd / 2 ba, unfurnished, listing features (deck, flooring types).
IRS-guide safe-harbor floor: $65,000 in year 1 (18% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$9,100 new × 40% good × 2.06 allocation
- $6,100
Kitchen countertopsdefault
$7,400 new × 40% good × 2.06 allocation
- $2,200
Decorative trimdefault
$2,600 new × 40% good × 2.06 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.06 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.06 allocation
- $3,100
Window coverings (15)default
$3,800 new × 40% good × 2.06 allocation
- $8,000
Carpet, vinyl & laminate (100% of floors)listing
$9,700 new × 40% good × 2.06 allocation
- $5,800
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 2.06 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.06 allocation
- $6,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.06 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,300
Paving: driveway & walks (paved)default
$8,000 new × 50% good × 2.06 allocation
- $8,000
Landscaping (typical)default
$7,700 new × 50% good × 2.06 allocation
- $1,500
Patiosdefault
$1,500 new × 50% good × 2.06 allocation
- $17,400
Decks & porches (attached)listing
$16,900 new × 50% good × 2.06 allocation
- $134,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$162,800 new × 40% good × 2.06 allocation
- $13,900
Building plumbing & fixturesdefault
$16,900 new × 40% good × 2.06 allocation
- $13,400
Building electrical & lightingdefault
$16,300 new × 40% good × 2.06 allocation
- $13,900
HVACdefault
$16,900 new × 40% good × 2.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,600 | $35,200 | $600 | $99,300 |
| 2 | $0 | $0 | $4,500 | $4,500 |
| 3 | $0 | $0 | $4,500 | $4,500 |
| 4 | $0 | $0 | $4,500 | $4,500 |
| 5 | $0 | $0 | $4,500 | $4,500 |
| 6+ | $0 | $0 | $156,800 | $156,800 |
| Total | $63,600 | $35,200 | $175,300 | $274,100 |
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.