5854 Beaumont Dr
Redding, CA 96003
$500,000
4 bd · 2 ba · 1,826 sqft · Listed 1d ago
View on Realtor.com →Year built
1997
Sqft
1,826
Lot sqft
11,326
HOA / mo
$0
Furnished
No
List date
2026-10-10T22:33:10.000000Z
Revenue
Annual revenue
$42,089
ADR
$185
Occupancy
62%
Cleaning fees (12 mo)
$6,916
Confidence
Low (-0.59), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $12,745
Upscale Spacious Home Best Neighbhd 30 Day Minimum
House · 4 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $12,745ADR $133Occ ≈ 26%—
Delisted
Prime Estate: 4BR Spacious Luxury & Forest Views
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $7,406ADR $211Occ ≈ 10%5★ (5)
Family Escape | Dog Friendly + Hot Tub + Fire Pit
House · 4 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $7,056ADR $588Occ ≈ 3%4.8★ (37)
4BR Retreat - Pool & Sauna on site
House · 4 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $36,704ADR $652Occ ≈ 15%4.5★ (13)
Delisted
Large Home / privacy/desirable neighborhood /Views
House · 4 bd · 2.5 ba · sleeps 9 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $7,233ADR $183Occ ≈ 11%5★ (4)
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $6,713ADR $555Occ ≈ 3%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Redding Home w/ Patio Near Fishing! House | 4 bd · 2 ba · sleeps 8 | $56,222 | $216 | 71% | 4.9★ (57) | 486 ft | AirbnbBooking |
Ohana Landing : ! Heated Pool ! Waters\ide* Spa* House
| 4 bd · 2.5 ba · sleeps 10 | $79,972 | $497 | 44% | 4.9★ (131) | 0.3 mi | AirbnbVrbo |
The Refuge at Diamond Ridge | Pool and Spa House
| 4 bd · 2 ba · sleeps 10 | $42,303 | $493 | 24% | 4.9★ (22) | 0.3 mi | AirbnbVrbo |
Upscale Spacious Home Best Neighbhd 30 Day Minimum House | 4 bd · 2 ba · sleeps 6 | $12,745 | $133 | 26% | — | 0.4 mi | Delisted |
Prime Estate: 4BR Spacious Luxury & Forest Views House
| 4 bd · 2 ba · sleeps 8 | $7,406 | $211 | 10% | 5★ (5) | 0.4 mi | Airbnb |
Family Escape | Dog Friendly + Hot Tub + Fire Pit House | 4 bd · 2 ba · sleeps 8 | $7,056 | $588 | 3% | 4.8★ (37) | 0.5 mi | Airbnb |
4BR Retreat - Pool & Sauna on site House | 4 bd · 2 ba · sleeps 6 | $36,704 | $652 | 15% | 4.5★ (13) | 0.6 mi | Delisted |
Sunny Pines | Pool & Spa+Central House
| 4 bd · 2 ba · sleeps 10 | $92,922 | $506 | 50% | 5★ (30) | 0.6 mi | AirbnbVrbo |
Large Home / privacy/desirable neighborhood /Views House
| 4 bd · 2.5 ba · sleeps 9 | $7,233 | $183 | 11% | 5★ (4) | 0.6 mi | Airbnb |
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR Vacation home | 4 bd · 2 ba · sleeps 8 | $6,713 | $555 | 3% | — | 0.6 mi | Booking |
Show 1 more
The Charming Ridge House
House · 4 bd · 2 ba · sleeps 8 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $3,360ADR $112Occ ≈ 8%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Charming Ridge House House
| 4 bd · 2 ba · sleeps 8 | $3,360 | $112 | 8% | — | 0.7 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
Est. revenue
$42,089
NOI
$17,679
Cash flow /mo
$1,473
Cash needed
$543,000
Cash-on-cash (all cash)
3.3%
ROE (yr 1)
6.0%
Cap rate
3.5%
DSCR
—
Year-1 write-off
$96,726
Year-1 tax shield @ 32%
$30,952
Year-1 return on equity
- Cash flow (annual)$17,679
- Principal paydown (n/a, cash)$0
- Appreciation at%$15,000
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)$8,418
- Platform fees (3% of revenue)$1,263
- Maintenance / capex (5% of revenue)$2,104
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,250
- Insurance (STR-rated)$2,925
Cash needed to close
- Purchase price (all cash)$500,000
- Closing costs (4.0%)$20,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,952
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
$412,000
Short-life (5/15-yr)
$73,000 · 18%
Year-1 deduction
$97,000
Year-1 tax shield @ 32%
$31,000
Land 18% (county tax record, assessed value split) · building $339,000 over 39 years · new furniture $23,000
Based on: 1,826 sq ft, built 1997, 4 bd / 2 ba, unfurnished, listing features (hot tub, pool, covered patio, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (12% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$9,800 new × 40% good × 2.66 allocation
- $8,500
Kitchen countertopsdefault
$8,000 new × 40% good × 2.66 allocation
- $3,400
Decorative trimdefault
$3,200 new × 40% good × 2.66 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.66 allocation
- $1,600
Shelvingdefault
$1,500 new × 40% good × 2.66 allocation
- $4,800
Window coverings (18)default
$4,500 new × 40% good × 2.66 allocation
- $12,500
Carpet, vinyl & laminate (100% of floors)listing
$11,800 new × 40% good × 2.66 allocation
- $8,500
Kitchen & laundry equipment plumbingdefault
$7,600 new × 42% good × 2.66 allocation
- $5,100
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 42% good × 2.66 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.66 allocation
- $9,600
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.66 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $271,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$197,700 new × 52% good × 2.66 allocation
- $22,900
Building plumbing & fixturesdefault
$20,500 new × 42% good × 2.66 allocation
- $22,800
Building electrical & lightingdefault
$20,400 new × 42% good × 2.66 allocation
- $21,900
HVACdefault
$20,600 new × 40% good × 2.66 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $96,400 | $0 | $400 | $96,700 |
| 2 | $0 | $0 | $8,700 | $8,700 |
| 3 | $0 | $0 | $8,700 | $8,700 |
| 4 | $0 | $0 | $8,700 | $8,700 |
| 5 | $0 | $0 | $8,700 | $8,700 |
| 6+ | $0 | $0 | $303,900 | $303,900 |
| Total | $96,400 | $0 | $339,000 | $435,400 |
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.