9362 Placer Rd
Redding, CA 96001
$399,900
3 bd · 2 ba · 1,314 sqft · Listed 5d ago
View on Realtor.com →Year built
1969
Sqft
1,314
Lot sqft
33,541
HOA / mo
$0
Furnished
No
List date
2026-09-24T23:51:16.000000Z
Revenue
Annual revenue
$51,179
ADR
$179
Occupancy
78%
Cleaning fees (12 mo)
$6,269
Confidence
Low (33.91), 13 comps
Comp revenue range (p25 / median / p75)
Redding Hillside Oasis with Pool!
House · 3 bd · 2 ba · sleeps 6 · 1.1 mi
Revenue $49,205ADR $203Occ ≈ 66%5★ (86)
Relaxing Hilltop Haven w/ Entertain & Recreation
House · 3 bd · 3 ba · sleeps 8 · 1.5 mi
Revenue $81,065ADR $413Occ ≈ 54%5★ (40)
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $3,047ADR $258Occ ≈ 3%4.5★ (2)
| 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) | 1.0 mi | AirbnbVrbo |
Westside 3 bed + office/ 3 king beds/ trails! House | 3 bd · 3 ba · sleeps 9 | $40,556 | $237 | 47% | 5★ (14) | 1.1 mi | AirbnbVrbo |
Redding Hillside Oasis with Pool! House | 3 bd · 2 ba · sleeps 6 | $49,205 | $203 | 66% | 5★ (86) | 1.1 mi | Airbnb |
Summer Retreat | Best Pool by Mary Lake +EV Charge House | 3 bd · 2 ba · sleeps 8 | $89,470 | $299 | 82% | 5★ (111) | 1.3 mi | AirbnbVrboBooking |
Bright Redding Getaway House | 3 bd · 2 ba · sleeps 6 | $37,182 | $201 | 51% | 5★ (25) | 1.4 mi | AirbnbVrbo |
Relaxing Hilltop Haven w/ Entertain & Recreation House | 3 bd · 3 ba · sleeps 8 | $81,065 | $413 | 54% | 5★ (40) | 1.5 mi | Airbnb |
Hilltop Estate | Pool Table, Gym, Mountain Views House | 3 bd · 3 ba · sleeps 8 | $29,948 | $346 | 24% | 4.8★ (13) | 1.5 mi | AirbnbVrbo |
Dragonfly Retreat House | 3 bd · 2 ba · sleeps 6 | $3,047 | $258 | 3% | 4.5★ (2) | 1.6 mi | Airbnb |
Andes Restful Retreat House | 3 bd · 2.5 ba · sleeps 7 | $64,989 | $294 | 61% | 4.8★ (75) | 1.6 mi | AirbnbVrbo |
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House | 3 bd · 2 ba · sleeps 8 | $19,051 | $453 | 12% | 4.5★ (2) | 1.7 mi | AirbnbVrboBooking |
Show all 13 comps
Hillside home with large deck in a woodsy area. Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $14,234ADR $229Occ ≈ 17%—
At Home in the Forest- Huge Deck-Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 2.0 mi
Revenue $12,013ADR $175Occ ≈ 19%4.8★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hillside home with large deck in a woodsy area. Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $14,234 | $229 | 17% | — | 1.7 mi | Vrbo |
At Home in the Forest- Huge Deck-Sleeps 8 House | 3 bd · 2 ba · sleeps 8 | $12,013 | $175 | 19% | 4.8★ (11) | 2.0 mi | Airbnb |
Harmony Haven House | 3 bd · 2 ba · sleeps 6 | $31,144 | $172 | 50% | 4.7★ (141) | 2.0 mi | AirbnbBooking |
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
$51,179
NOI
$25,911
Cash flow /mo
$2,159
Cash needed
$435,396
Cash-on-cash (all cash)
6.0%
ROE (yr 1)
8.7%
Cap rate
6.5%
DSCR
—
Year-1 write-off
$111,294
Year-1 tax shield @ 32%
$35,614
Year-1 return on equity
- Cash flow (annual)$25,911
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,236
- Platform fees (3% of revenue)$1,535
- Maintenance / capex (5% of revenue)$2,559
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,999
- Insurance (STR-rated)$2,339
Cash needed to close
- Purchase price (all cash)$399,900
- Closing costs (4.0%)$15,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,614
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
$305,000
Short-life (5/15-yr)
$91,000 · 30%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$36,000
Land 24% (county tax record, assessed value split) · building $214,000 over 39 years · new furniture $20,000
Based on: 1,314 sq ft, built 1969, 3 bd / 2 ba, unfurnished, listing features (fence, stone counters, flooring types, septic).
IRS-guide safe-harbor floor: $87,000 in year 1 (22% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.66 allocation
- $9,500
Kitchen countertops (stone)listing
$8,900 new × 40% good × 2.66 allocation
- $2,400
Decorative trimdefault
$2,300 new × 40% good × 2.66 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.66 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.66 allocation
- $3,500
Window coverings (13)default
$3,300 new × 40% good × 2.66 allocation
- $9,000
Carpet, vinyl & laminate (100% of floors)listing
$8,500 new × 40% good × 2.66 allocation
- $7,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.66 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.66 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.66 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,000
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.66 allocation
- $9,600
Landscaping (typical)default
$7,200 new × 50% good × 2.66 allocation
- $1,700
Patiosdefault
$1,300 new × 50% good × 2.66 allocation
- $4,700
Irrigationlisting
$3,500 new × 50% good × 2.66 allocation
- $1,700
Decks & porches (attached)default
$1,300 new × 50% good × 2.66 allocation
- $8,000
Fencinglisting
$6,000 new × 50% good × 2.66 allocation
- $151,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$142,100 new × 40% good × 2.66 allocation
- $15,700
Building plumbing & fixturesdefault
$14,700 new × 40% good × 2.66 allocation
- $14,800
Building electrical & lightingdefault
$13,900 new × 40% good × 2.66 allocation
- $15,800
HVACdefault
$14,800 new × 40% good × 2.66 allocation
- $16,000
Septic systemlisting
$12,000 new × 50% good × 2.66 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,900 | $35,700 | $700 | $111,300 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $191,000 | $191,000 |
| Total | $74,900 | $35,700 | $213,600 | $324,200 |
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.