10331 Victoria Dr
Redding, CA 96001
$599,000
5 bd · 2.5 ba · 3,024 sqft · Listed 1d ago
View on Realtor.com →Year built
1988
Sqft
3,024
Lot sqft
210,395
HOA / mo
$0
Furnished
No
List date
2026-10-16T21:11:05.000000Z
Revenue
Annual revenue
$67,213
ADR
$449
Occupancy
41%
Cleaning fees (12 mo)
$6,392
Confidence
Low (30.2), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $46,615
Luxury 2 Home Retreat w/Breathtaking Mountain△View
House · 5 bd · 3.5 ba · sleeps 12 · 0.4 mi
Revenue $46,615ADR $1,629Occ ≈ 8%5★ (36)
Epic Views| Lux Pool | Sauna | Firepit| Boats & EV
House · 4 bd · 2.5 ba · sleeps 12 · 1.1 mi
- Pool
- A/C
- Wifi
- Kitchen
- +5
Revenue $31,726ADR $694Occ ≈ 13%5★ (8)
Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK
House · 4 bd · 2.5 ba · sleeps 12 · 1.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +5
Revenue $13,825ADR $644Occ ≈ 6%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxury 2 Home Retreat w/Breathtaking Mountain△View House | 5 bd · 3.5 ba · sleeps 12 | $46,615 | $1,629 | 8% | 5★ (36) | 0.4 mi | Airbnb |
Epic Views| Lux Pool | Sauna | Firepit| Boats & EV House
| 4 bd · 2.5 ba · sleeps 12 | $31,726 | $694 | 13% | 5★ (8) | 1.1 mi | Airbnb |
Epic Views | Luxe Pool | Sauna | Firepit | EV charging | 1-Level Home | Boats OK House
| 4 bd · 2.5 ba · sleeps 12 | $13,825 | $644 | 6% | 5★ (1) | 1.1 mi | Vrbo |
Redding Getaway w/ Hot Tub & Outdoor Kitchen! House
| 5 bd · 3 ba · sleeps 10 | $112,212 | $812 | 38% | 4.8★ (38) | 2.0 mi | AirbnbVrboBooking |
Darby Hollow House
| 4 bd · 3.5 ba · sleeps 10 | $65,902 | $265 | 68% | 4.9★ (170) | 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$67,213
NOI
$34,100
Cash flow /mo
-$502
Cash needed
$200,210
Cash-on-cash
-3.0%
ROE (yr 1)
7.8%
Cap rate
5.7%
DSCR
0.85
Year-1 write-off
$192,534
Year-1 tax shield @ 32%
$61,611
Year-1 return on equity
- Cash flow (annual)-$6,022
- Principal paydown$3,643
- Appreciation at%$17,970
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,443
- Platform fees (3% of revenue)$2,016
- Maintenance / capex (5% of revenue)$3,361
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,488
- Insurance (STR-rated)$3,504
Cash needed to close
- Down payment (25%)$149,750
- Closing costs (4.0%)$23,960
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$61,611
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
$479,000
Short-life (5/15-yr)
$166,000 · 35%
Year-1 deduction
$193,000
Year-1 tax shield @ 32%
$62,000
Land 20% (county tax record, assessed value split) · building $313,000 over 39 years · new furniture $27,000
Based on: 3,024 sq ft, built 1988, 5 bd / 2.5 ba, unfurnished, listing features (pool, deck, patio, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $143,000 in year 1 (24% short-life, $46,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,500
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.70 allocation
- $6,900
Kitchen countertopsdefault
$10,200 new × 40% good × 1.70 allocation
- $3,600
Decorative trimdefault
$5,300 new × 40% good × 1.70 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.70 allocation
- $1,200
Shelvingdefault
$1,800 new × 40% good × 1.70 allocation
- $5,100
Window coverings (30)default
$7,500 new × 40% good × 1.70 allocation
- $6,600
Carpet, vinyl & laminate (50% of floors)listing
$9,700 new × 40% good × 1.70 allocation
- $6,600
Kitchen & laundry equipment plumbingdefault
$9,700 new × 40% good × 1.70 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 40% good × 1.70 allocation
- $5,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.70 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $12,100
Paving: driveway & walks (paved)default
$14,300 new × 50% good × 1.70 allocation
- $9,300
Landscaping (typical)default
$11,000 new × 50% good × 1.70 allocation
- $11,600
Patioslisting
$13,600 new × 50% good × 1.70 allocation
- $29,000
Decks & porches (attached)listing
$34,000 new × 50% good × 1.70 allocation
- $55,400
Pool (in-ground)listing
$65,000 new × 50% good × 1.70 allocation
- $223,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$328,300 new × 40% good × 1.70 allocation
- $23,200
Building plumbing & fixturesdefault
$34,100 new × 40% good × 1.70 allocation
- $24,300
Building electrical & lightingdefault
$35,600 new × 40% good × 1.70 allocation
- $23,200
HVACdefault
$34,100 new × 40% good × 1.70 allocation
- $6,600
Hardwood & tile floorsdefault
$9,700 new × 40% good × 1.70 allocation
- $1,800
Fireplacelisting
$2,600 new × 40% good × 1.70 allocation
- $10,200
Septic systemlisting
$12,000 new × 50% good × 1.70 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,800 | $117,400 | $300 | $192,500 |
| 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 | $280,700 | $280,700 |
| Total | $74,800 | $117,400 | $313,100 | $505,300 |
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, Georgia and Wisconsin 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.