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4405 Hillington Ct

4405 Hillington Ct

Shasta Lake, CA 96019

$429,900

3 bd · 2 ba · 1,537 sqft · Listed 3d ago

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Low confidence

Year built

2000

Sqft

1,537

Lot sqft

10,454

HOA / mo

$0

Furnished

No

List date

2026-09-26T23:22:54.000000Z

Revenue

Annual revenue

$52,421

ADR

$211

Occupancy

68%

Cleaning fees (12 mo)

$8,760

Confidence

High (80.98), 5 comps

Comp revenue range (p25 / median / p75)

$51,172$56,514$57,981

  • Shasta House

    House · 3 bd · 2 ba · sleeps 6 · 341 ft

    Revenue $45,043ADR $189Occ ≈ 65%5★ (86)

    Airbnb

  • White retreat-close to I5- Petfriendly near Bethel

    House · 3 bd · 2 ba · sleeps 8 · 1.0 mi

    Revenue $51,172ADR $175Occ ≈ 80%4.8★ (81)

    AirbnbVrboBooking

  • *Family friendly *Hot Tub *2200 sq ft *2 acres

    House · 3 bd · 2 ba · sleeps 9 · 1.8 mi

    Revenue $56,514ADR $266Occ ≈ 58%4.7★ (128)

    AirbnbVrbo

  • Perfect Redding Retreat w/Hot tub, Pool & King bed

    House · 3 bd · 3 ba · sleeps 8 · 2.0 mi

    Revenue $74,065ADR $348Occ ≈ 58%4.9★ (120)

    AirbnbVrbo

  • Beautiful Country House.

    House · 3 bd · 2 ba · sleeps 8 · 2.0 mi

    Revenue $57,981ADR $289Occ ≈ 55%4.9★ (148)

    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

Financing

Est. revenue

$52,421

NOI

$26,299

Cash flow /mo

$2,192

Cash needed

$466,596

Cash-on-cash (all cash)

5.6%

ROE (yr 1)

8.4%

Cap rate

6.1%

DSCR

—

Year-1 write-off

$99,370

Year-1 tax shield @ 32%

$31,799

Year-1 return on equity

  • Cash flow (annual)$26,299
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,897
ROE8.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)15.2%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,484
  • Platform fees (3% of revenue)$1,573
  • Maintenance / capex (5% of revenue)$2,621
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,374
  • Insurance (STR-rated)$2,515

Cash needed to close

  • Purchase price (all cash)$429,900
  • Closing costs (4.0%)$17,196
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$31,799

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

$326,000

Short-life (5/15-yr)

$79,000 · 24%

Year-1 deduction

$99,000

Year-1 tax shield @ 32%

$32,000

Land 24% (county tax record, assessed value split) · building $247,000 over 39 years · new furniture $20,000

Based on: 1,537 sq ft, built 2000, 3 bd / 2 ba, unfurnished, listing features (covered patio, stone counters, flooring types).

IRS-guide safe-harbor floor: $79,000 in year 1 (18% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$65,100

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 2.08 allocation

    $7,600

  • Kitchen countertops (stone)listing

    $9,400 new × 40% good × 2.08 allocation

    $7,800

  • Decorative trimdefault

    $2,700 new × 40% good × 2.08 allocation

    $2,200

  • Mirrorsdefault

    $300 new × 40% good × 2.08 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 2.08 allocation

    $1,000

  • Window coverings (15)default

    $3,800 new × 40% good × 2.08 allocation

    $3,100

  • Carpet, vinyl & laminate (67% of floors)listing

    $6,600 new × 40% good × 2.08 allocation

    $5,500

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 48% good × 2.08 allocation

    $7,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 48% good × 2.08 allocation

    $4,300

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.08 allocation

    $6,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$33,400

  • Paving: driveway & walks (paved)default

    $10,200 new × 50% good × 2.08 allocation

    $10,600

  • Landscaping (typical)default

    $7,800 new × 50% good × 2.08 allocation

    $8,100

  • Covered patiolisting

    $12,700 new × 50% good × 2.08 allocation

    $13,200

  • Decks & porches (attached)default

    $1,500 new × 50% good × 2.08 allocation

    $1,600
Building, 39-year$247,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $166,400 new × 57% good × 2.08 allocation

    $196,000

  • Building plumbing & fixturesdefault

    $17,300 new × 48% good × 2.08 allocation

    $17,200

  • Building electrical & lightingdefault

    $16,800 new × 48% good × 2.08 allocation

    $16,700

  • HVACdefault

    $17,300 new × 40% good × 2.08 allocation

    $14,400

  • Hardwood & tile floorsdefault

    $3,300 new × 40% good × 2.08 allocation

    $2,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$65,100$33,400$800$99,400
2$0$0$6,300$6,300
3$0$0$6,300$6,300
4$0$0$6,300$6,300
5$0$0$6,300$6,300
6+$0$0$220,900$220,900
Total$65,100$33,400$247,100$345,600

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.