5707 Constitution Way
Redding, CA 96003
$722,900
4 bd · 3.5 ba · 2,720 sqft · Listed 26d ago
View on Realtor.com →Year built
2006
Sqft
2,720
Lot sqft
9,148
HOA / mo
$0
Furnished
No
List date
2026-09-03T17:15:47.000000Z
Revenue
Annual revenue
$77,136
ADR
$348
Occupancy
61%
Cleaning fees (12 mo)
$12,787
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Ohana Landing : ! Heated Pool ! Waters\ide* Spa* House | 4 bd · 2.5 ba · sleeps 10 | $76,622 | $494 | 42% | 4.9★ (129) | 0.4 mi | AirbnbVrbo |
 | Mountain Trio | !VIEWS! Heated Pool & Spacious! House | 3 bd · 2.5 ba · sleeps 8 | $80,444 | $381 | 58% | 5★ (190) | 0.5 mi | AirbnbVrbo |
 Perfect Redding Retreat w/Hot tub, Pool & King bed House | 3 bd · 3 ba · sleeps 8 | $74,065 | $348 | 58% | 4.9★ (120) | 0.7 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
$77,136
NOI
$39,157
Cash flow /mo
-$632
Cash needed
$232,641
Cash-on-cash
-3.3%
ROE (yr 1)
8.1%
Cap rate
5.4%
DSCR
0.84
Year-1 write-off
$129,176
Year-1 tax shield @ 32%
$41,336
Year-1 return on equity
- Cash flow (annual)-$7,588
- Principal paydown$4,731
- Appreciation at%$21,687
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$15,427
- Platform fees (3% of revenue)$2,314
- Maintenance / capex (5% of revenue)$3,857
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,036
- Insurance (STR-rated)$4,229
Cash needed to close
- Down payment (25%)$180,725
- Closing costs (4.0%)$28,916
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,336
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
$624,000
Short-life (5/15-yr)
$105,000 · 17%
Year-1 deduction
$129,000
Year-1 tax shield @ 32%
$41,000
Land 14% (county tax record, assessed value split) · building $519,000 over 39 years · new furniture $23,000
Based on: 2,720 sq ft, built 2006, 4 bd / 3.5 ba, unfurnished, listing features (covered patio, fireplace, flooring types).
IRS-guide safe-harbor floor: $103,000 in year 1 (13% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$11,800 new × 40% good × 2.05 allocation
- $7,900
Kitchen countertopsdefault
$9,600 new × 40% good × 2.05 allocation
- $3,900
Decorative trimdefault
$4,800 new × 40% good × 2.05 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.05 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.05 allocation
- $5,500
Window coverings (27)default
$6,800 new × 40% good × 2.05 allocation
- $3,600
Carpet, vinyl & laminate (25% of floors)listing
$4,400 new × 40% good × 2.05 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$9,200 new × 60% good × 2.05 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,500 new × 60% good × 2.05 allocation
- $6,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.05 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,100
Paving: driveway & walks (paved)default
$10,800 new × 50% good × 2.05 allocation
- $10,700
Landscaping (typical)default
$10,400 new × 50% good × 2.05 allocation
- $23,000
Covered patiolisting
$22,400 new × 50% good × 2.05 allocation
- $2,800
Decks & porches (attached)default
$2,700 new × 50% good × 2.05 allocation
- $404,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$295,300 new × 67% good × 2.05 allocation
- $37,800
Building plumbing & fixturesdefault
$30,700 new × 60% good × 2.05 allocation
- $39,100
Building electrical & lightingdefault
$31,800 new × 60% good × 2.05 allocation
- $25,200
HVACdefault
$30,600 new × 40% good × 2.05 allocation
- $10,800
Hardwood & tile floorsdefault
$13,100 new × 40% good × 2.05 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.05 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,900 | $47,600 | $1,700 | $129,200 |
| 2 | $0 | $0 | $13,300 | $13,300 |
| 3 | $0 | $0 | $13,300 | $13,300 |
| 4 | $0 | $0 | $13,300 | $13,300 |
| 5 | $0 | $0 | $13,300 | $13,300 |
| 6+ | $0 | $0 | $464,200 | $464,200 |
| Total | $79,900 | $47,600 | $519,100 | $646,600 |
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.