15799 Nauvoo Trl
Redding, CA 96001
$519,000
4 bd · 3 ba · 3,012 sqft · Listed 4d ago
View on Realtor.com →Year built
1978
Sqft
3,012
Lot sqft
68,389
HOA / mo
$0
Furnished
No
List date
2026-09-25T21:05:50.000000Z
Revenue
Annual revenue
$58,774
ADR
$389
Occupancy
41%
Cleaning fees (12 mo)
$7,935
Confidence
Low (9.89), 8 comps
Comp revenue range (p25 / median / p75)
The Perch @ Sunglow | Quiet, Cozy, Family Friendly
House · 4 bd · 2 ba · sleeps 9 · 2.8 mi
Revenue $18,179ADR $131Occ ≈ 38%5★ (1)
Epic Views| Lux Pool | Sauna | Firepit| Boats & EV
House · 4 bd · 2.5 ba · sleeps 12 · 3.3 mi
Revenue $22,178ADR $682Occ ≈ 9%5★ (6)
Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK
House · 4 bd · 2.5 ba · sleeps 12 · 3.3 mi
Revenue $2,479ADR $619Occ ≈ 1%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV House | 4 bd · 3 ba · sleeps 10 | $112,453 | $584 | 53% | 5★ (46) | 2.4 mi | AirbnbVrbo |
Pool Hot Tub 360 views EV Charger Palapa Seating House | 4 bd · 3 ba · sleeps 10 | $3,365 | $1,682 | 1% | 5★ (66) | 2.4 mi | AirbnbVrbo |
Darby Hollow House | 4 bd · 3.5 ba · sleeps 10 | $64,356 | $263 | 67% | 4.9★ (165) | 2.5 mi | AirbnbVrbo |
The Bostonian▪︎Pool💦Hot Tub🌀 Arcade🎮Billiards🎱 Vacation home | 4 bd · 2 ba · sleeps 9 | $81,303 | $557 | 40% | 5★ (111) | 2.7 mi | AirbnbVrbo |
The Perch @ Sunglow | Quiet, Cozy, Family Friendly House | 4 bd · 2 ba · sleeps 9 | $18,179 | $131 | 38% | 5★ (1) | 2.8 mi | Airbnb |
*Farm/hot tub/game room/Mt. views/fire pit/ponds* House | 4 bd · 3.5 ba · sleeps 12 | $48,051 | $487 | 27% | 5★ (26) | 2.9 mi | AirbnbVrbo |
Epic Views| Lux Pool | Sauna | Firepit| Boats & EV House | 4 bd · 2.5 ba · sleeps 12 | $22,178 | $682 | 9% | 5★ (6) | 3.3 mi | Airbnb |
Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK House | 4 bd · 2.5 ba · sleeps 12 | $2,479 | $619 | 1% | 5★ (1) | 3.3 mi | Vrbo |
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
$58,774
NOI
$29,372
Cash flow /mo
-$349
Cash needed
$173,510
Cash-on-cash
-2.4%
ROE (yr 1)
8.5%
Cap rate
5.7%
DSCR
0.88
Year-1 write-off
$157,221
Year-1 tax shield @ 32%
$50,311
Year-1 return on equity
- Cash flow (annual)-$4,188
- Principal paydown$3,396
- Appreciation at%$15,570
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$11,755
- Platform fees (3% of revenue)$1,763
- Maintenance / capex (5% of revenue)$2,939
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,488
- Insurance (STR-rated)$3,036
Cash needed to close
- Down payment (25%)$129,750
- Closing costs (4.0%)$20,760
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$50,311
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
$437,000
Short-life (5/15-yr)
$133,000 · 31%
Year-1 deduction
$157,000
Year-1 tax shield @ 32%
$50,000
Land 16% (county tax record, assessed value split) · building $303,000 over 39 years · new furniture $23,000
Based on: 3,012 sq ft, built 1978, 4 bd / 3 ba, unfurnished, listing features (pool, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $135,000 in year 1 (25% short-life, $43,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.69 allocation
- $6,900
Kitchen countertopsdefault
$10,100 new × 40% good × 1.69 allocation
- $3,600
Decorative trimdefault
$5,300 new × 40% good × 1.69 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.69 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.69 allocation
- $5,100
Window coverings (30)default
$7,500 new × 40% good × 1.69 allocation
- $13,100
Carpet, vinyl & laminate (100% of floors)listing
$19,400 new × 40% good × 1.69 allocation
- $6,500
Kitchen & laundry equipment plumbingdefault
$9,600 new × 40% good × 1.69 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 40% good × 1.69 allocation
- $5,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.69 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,600
Paving: driveway & walks (paved)default
$11,400 new × 50% good × 1.69 allocation
- $9,300
Landscaping (typical)default
$10,900 new × 50% good × 1.69 allocation
- $2,500
Patiosdefault
$3,000 new × 50% good × 1.69 allocation
- $2,500
Decks & porches (attached)default
$3,000 new × 50% good × 1.69 allocation
- $55,000
Pool (in-ground)listing
$65,000 new × 50% good × 1.69 allocation
- $221,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$327,200 new × 40% good × 1.69 allocation
- $23,000
Building plumbing & fixturesdefault
$34,000 new × 40% good × 1.69 allocation
- $24,000
Building electrical & lightingdefault
$35,500 new × 40% good × 1.69 allocation
- $23,000
HVACdefault
$33,900 new × 40% good × 1.69 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.69 allocation
- $10,200
Septic systemlisting
$12,000 new × 50% good × 1.69 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $77,300 | $78,900 | $1,000 | $157,200 |
| 2 | $0 | $0 | $7,800 | $7,800 |
| 3 | $0 | $0 | $7,800 | $7,800 |
| 4 | $0 | $0 | $7,800 | $7,800 |
| 5 | $0 | $0 | $7,800 | $7,800 |
| 6+ | $0 | $0 | $271,300 | $271,300 |
| Total | $77,300 | $78,900 | $303,400 | $459,600 |
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.