9057 Simmons Rd
Redding, CA 96001
$595,000
3 bd · 2.5 ba · 2,493 sqft · Listed 13d ago
View on Realtor.com →Year built
1978
Sqft
2,493
Lot sqft
71,874
HOA / mo
$0
Furnished
No
List date
2026-09-16T20:48:13.000000Z
Revenue
Annual revenue
$61,139
ADR
$242
Occupancy
69%
Cleaning fees (12 mo)
$7,202
Confidence
Med (60.8), 8 comps
Comp revenue range (p25 / median / p75)
Redding Hillside Oasis with Pool!
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $49,205ADR $203Occ ≈ 66%5★ (86)
Relaxing Hilltop Haven w/ Entertain & Recreation
House · 3 bd · 3 ba · sleeps 8 · 1.8 mi
Revenue $81,065ADR $413Occ ≈ 54%5★ (40)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House | 3 bd · 2 ba · sleeps 6 | $45,992 | $190 | 66% | 4.9★ (130) | 1.7 mi | AirbnbVrbo |
Westside 3 bed + office/ 3 king beds/ trails! House | 3 bd · 3 ba · sleeps 9 | $40,556 | $237 | 47% | 5★ (14) | 1.7 mi | AirbnbVrbo |
Redding Hillside Oasis with Pool! House | 3 bd · 2 ba · sleeps 6 | $49,205 | $203 | 66% | 5★ (86) | 1.7 mi | Airbnb |
Relaxing Hilltop Haven w/ Entertain & Recreation House | 3 bd · 3 ba · sleeps 8 | $81,065 | $413 | 54% | 5★ (40) | 1.8 mi | Airbnb |
Hilltop Estate | Pool Table, Gym, Mountain Views House | 3 bd · 3 ba · sleeps 8 | $29,948 | $346 | 24% | 4.8★ (13) | 1.9 mi | AirbnbVrbo |
Summer Retreat | Best Pool by Mary Lake +EV Charge House | 3 bd · 2 ba · sleeps 8 | $89,470 | $299 | 82% | 5★ (111) | 1.9 mi | AirbnbVrboBooking |
Bright Redding Getaway House | 3 bd · 2 ba · sleeps 6 | $37,182 | $201 | 51% | 5★ (25) | 2.0 mi | AirbnbVrbo |
Private Lake House with Pool and Sauna House | 3 bd · 2 ba · sleeps 10 | $63,820 | $419 | 42% | 4.9★ (28) | 2.1 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$61,139
NOI
$29,794
Cash flow /mo
-$723
Cash needed
$198,050
Cash-on-cash
-4.4%
ROE (yr 1)
6.6%
Cap rate
5.0%
DSCR
0.77
Year-1 write-off
$189,384
Year-1 tax shield @ 32%
$60,603
Year-1 return on equity
- Cash flow (annual)-$8,681
- Principal paydown$3,894
- Appreciation at%$17,850
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,228
- Platform fees (3% of revenue)$1,834
- Maintenance / capex (5% of revenue)$3,057
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,438
- Insurance (STR-rated)$3,481
Cash needed to close
- Down payment (25%)$148,750
- Closing costs (4.0%)$23,800
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$60,603
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
$476,000
Short-life (5/15-yr)
$163,000 · 34%
Year-1 deduction
$189,000
Year-1 tax shield @ 32%
$61,000
Land 20% (county tax record, assessed value split) · building $313,000 over 39 years · new furniture $26,000
Based on: 2,493 sq ft, built 1978, 3 bd / 2.5 ba, unfurnished, listing features (pool, fence, game room, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $165,000 in year 1 (29% short-life, $53,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$11,300 new × 40% good × 2.10 allocation
- $7,700
Kitchen countertopsdefault
$9,200 new × 40% good × 2.10 allocation
- $3,700
Decorative trimdefault
$4,400 new × 40% good × 2.10 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.10 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.10 allocation
- $5,200
Window coverings (25)default
$6,300 new × 40% good × 2.10 allocation
- $13,400
Carpet, vinyl & laminate (100% of floors)listing
$16,000 new × 40% good × 2.10 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$8,800 new × 40% good × 2.10 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 40% good × 2.10 allocation
- $6,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.10 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $13,600
Paving: driveway & walks (paved)default
$12,900 new × 50% good × 2.10 allocation
- $10,400
Landscaping (typical)default
$10,000 new × 50% good × 2.10 allocation
- $2,600
Patiosdefault
$2,500 new × 50% good × 2.10 allocation
- $2,600
Decks & porches (attached)default
$2,500 new × 50% good × 2.10 allocation
- $68,100
Pool (in-ground)listing
$65,000 new × 50% good × 2.10 allocation
- $6,300
Fencinglisting
$6,000 new × 50% good × 2.10 allocation
- $227,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$270,900 new × 40% good × 2.10 allocation
- $23,500
Building plumbing & fixturesdefault
$28,100 new × 40% good × 2.10 allocation
- $24,200
Building electrical & lightingdefault
$28,900 new × 40% good × 2.10 allocation
- $23,500
HVACdefault
$28,100 new × 40% good × 2.10 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.10 allocation
- $12,600
Septic systemlisting
$12,000 new × 50% good × 2.10 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $84,800 | $103,500 | $1,000 | $189,400 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $280,000 | $280,000 |
| Total | $84,800 | $103,500 | $313,100 | $501,500 |
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.