3630 Wasatch Dr

Redding, CA 96001

$450,000

3 bd · 2 ba · 1,947 sqft · Listed 18d ago

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Low confidence

Year built

1983

Sqft

1,947

Lot sqft

8,276

HOA / mo

Furnished

List date

2026-09-11T17:41:04.000000Z

Revenue

Annual revenue

$52,843

ADR

$181

Occupancy

80%

Cleaning fees (12 mo)

$8,825

Confidence

Low (23.58), 5 comps

Comp revenue range (p25 / median / p75)

$19,051$37,182$64,989

Andes Restful Retreat
House · 3 bd · 2.5 ba · sleeps 7 · 0.2 mi
Revenue $64,989ADR $294Occ ≈ 61%4.8★ (75)
Airbnb Vrbo
Bright Redding Getaway
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $37,182ADR $201Occ ≈ 51%5★ (25)
Airbnb Vrbo
5 Mi to Sundial Bridge & River! Pet-Friendly Haven
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $19,051ADR $453Occ ≈ 12%4.5★ (2)
Airbnb Vrbo Booking
{The Cessna Lookout} +Pool +Hot Tub +EV Charger
House · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $76,422ADR $311Occ ≈ 67%5★ (184)
Airbnb Vrbo
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $3,047ADR $258Occ ≈ 3%4.5★ (2)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Andes Restful Retreat House	3 bd · 2.5 ba · sleeps 7	$64,989	$294	61%	4.8★ (75)	0.2 mi	Airbnb Vrbo
Bright Redding Getaway House	3 bd · 2 ba · sleeps 6	$37,182	$201	51%	5★ (25)	0.4 mi	Airbnb Vrbo
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House	3 bd · 2 ba · sleeps 8	$19,051	$453	12%	4.5★ (2)	0.4 mi	Airbnb Vrbo Booking
{The Cessna Lookout} +Pool +Hot Tub +EV Charger House	3 bd · 2.5 ba · sleeps 6	$76,422	$311	67%	5★ (184)	0.5 mi	Airbnb Vrbo
Dragonfly Retreat House	3 bd · 2 ba · sleeps 6	$3,047	$258	3%	4.5★ (2)	0.6 mi	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

Purchase priceAlready furnishedTax bracket

Est. revenue

$52,843

NOI

$26,264

Cash flow /mo

$2,189

Cash needed

$487,500

Cash-on-cash (all cash)

5.4%

ROE (yr 1)

8.2%

Cap rate

5.8%

DSCR

—

Year-1 write-off

$133,278

Year-1 tax shield @ 32%

$42,649

Year-1 return on equity

Cash flow (annual)$26,264
Principal paydown (n/a, cash)$0
Appreciation at%$13,500

ROE8.2%

ROE incl. year-1 tax savings (32% bracket, STR loophole)16.9%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$10,569
Platform fees (3% of revenue)$1,585
Maintenance / capex (5% of revenue)$2,642
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)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$42,649

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

$372,000

Short-life (5/15-yr)

$113,000 · 30%

Year-1 deduction

$133,000

Year-1 tax shield @ 32%

$43,000

Land 17% (county tax record, assessed value split) · building $259,000 over 39 years · new furniture $20,000

Based on: 1,947 sq ft, built 1983, 3 bd / 2 ba, unfurnished, listing features (deck, covered patio, fireplace, flooring types).

IRS-guide safe-harbor floor: $88,000 in year 1 (18% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$69,200

Kitchen cabinetsdefault
$10,100 new × 40% good × 2.26 allocation
$9,100
Kitchen countertopsdefault
$8,200 new × 40% good × 2.26 allocation
$7,500
Decorative trimdefault
$3,400 new × 40% good × 2.26 allocation
$3,100
Mirrorsdefault
$300 new × 40% good × 2.26 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.26 allocation
$1,100
Window coverings (19)default
$4,800 new × 40% good × 2.26 allocation
$4,300
Carpet, vinyl & laminate (50% of floors)listing
$6,300 new × 40% good × 2.26 allocation
$5,700
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.26 allocation
$7,100
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.26 allocation
$4,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.26 allocation
$7,300
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$63,300

Paving: driveway & walks (paved)default
$9,100 new × 50% good × 2.26 allocation
$10,300
Landscaping (typical)default
$8,800 new × 50% good × 2.26 allocation
$10,000
Covered patiolisting
$16,100 new × 50% good × 2.26 allocation
$18,200
Decks & porches (attached)listing
$21,900 new × 50% good × 2.26 allocation
$24,800

Building, 39-year$258,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$211,200 new × 40% good × 2.26 allocation
$191,200
Building plumbing & fixturesdefault
$21,900 new × 40% good × 2.26 allocation
$19,800
Building electrical & lightingdefault
$22,000 new × 40% good × 2.26 allocation
$19,900
HVACdefault
$21,900 new × 40% good × 2.26 allocation
$19,900
Hardwood & tile floorsdefault
$6,300 new × 40% good × 2.26 allocation
$5,700
Fireplacelisting
$2,600 new × 40% good × 2.26 allocation
$2,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$69,200	$63,300	$800	$133,300
2	$0	$0	$6,600	$6,600
3	$0	$0	$6,600	$6,600
4	$0	$0	$6,600	$6,600
5	$0	$0	$6,600	$6,600
6+	$0	$0	$231,400	$231,400
Total	$69,200	$63,300	$258,800	$391,200

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.