513 Chancellor Blvd
Redding, CA 96003
$395,000
4 bd · 2 ba · 1,616 sqft · Listed 1d ago
View on Realtor.com →Year built
1989
Sqft
1,616
Lot sqft
8,712
HOA / mo
$0
Furnished
No
List date
2026-10-02T23:41:26.000000Z
Revenue
Annual revenue
$42,939
ADR
$239
Occupancy
49%
Cleaning fees (12 mo)
$6,429
Confidence
Low (19.26), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $25,352
Castenda Vista Retreat
House · 4 bd · 2 ba · sleeps 11 · 0.2 mi
Revenue $25,352ADR $320Occ ≈ 22%5★ (14)
Sunset Walks at Lema Ranch 4 bdrm Modern Farmhouse
House · 4 bd · 2 ba · sleeps 6 · 0.4 mi
Revenue $4,932ADR $102Occ ≈ 13%—
Private 4BR Retreat on Greenbelt • Near Bethel
House · 4 bd · 2 ba · sleeps 10 · 0.6 mi
Revenue $22,641ADR $212Occ ≈ 29%5★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Castenda Vista Retreat House | 4 bd · 2 ba · sleeps 11 | $25,352 | $320 | 22% | 5★ (14) | 0.2 mi | Airbnb |
Shasta View Home - Rest, Relax, Rejuvenate! House | 4 bd · 3 ba · sleeps 8 | $83,119 | $431 | 53% | 5★ (254) | 0.2 mi | AirbnbVrbo |
Sunset Walks at Lema Ranch 4 bdrm Modern Farmhouse House | 4 bd · 2 ba · sleeps 6 | $4,932 | $102 | 13% | — | 0.4 mi | Airbnb |
Private 4BR Retreat on Greenbelt • Near Bethel House | 4 bd · 2 ba · sleeps 10 | $22,641 | $212 | 29% | 5★ (7) | 0.6 mi | Airbnb |
Chefs Kitchen, Game Room, Walk to Bethel, Fire Pit House | 4 bd · 2 ba · sleeps 8 | $56,395 | $280 | 55% | 5★ (17) | 0.7 mi | AirbnbVrboBooking |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$42,939
NOI
$20,060
Cash flow /mo
-$508
Cash needed
$137,550
Cash-on-cash
-4.4%
ROE (yr 1)
6.0%
Cap rate
5.1%
DSCR
0.77
Year-1 write-off
$99,918
Year-1 tax shield @ 32%
$31,974
Year-1 return on equity
- Cash flow (annual)-$6,099
- Principal paydown$2,460
- Appreciation at%$11,850
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)$8,588
- Platform fees (3% of revenue)$1,288
- Maintenance / capex (5% of revenue)$2,147
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,938
- Insurance (STR-rated)$2,311
Cash needed to close
- Down payment (25%)$98,750
- Closing costs (4.0%)$15,800
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$31,974
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
$311,000
Short-life (5/15-yr)
$77,000 · 25%
Year-1 deduction
$100,000
Year-1 tax shield @ 32%
$32,000
Land 21% (county tax record, assessed value split) · building $235,000 over 39 years · new furniture $23,000
Based on: 1,616 sq ft, built 1989, 4 bd / 2 ba, unfurnished, listing features (fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $76,000 in year 1 (17% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.50 allocation
- $7,600
Kitchen countertopsdefault
$7,600 new × 40% good × 2.50 allocation
- $2,800
Decorative trimdefault
$2,800 new × 40% good × 2.50 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.50 allocation
- $1,500
Shelvingdefault
$1,500 new × 40% good × 2.50 allocation
- $4,000
Window coverings (16)default
$4,000 new × 40% good × 2.50 allocation
- $6,900
Carpet, vinyl & laminate (67% of floors)listing
$6,900 new × 40% good × 2.50 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 2.50 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.50 allocation
- $8,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.50 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $10,400
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 2.50 allocation
- $10,000
Landscaping (typical)default
$8,000 new × 50% good × 2.50 allocation
- $2,000
Patiosdefault
$1,600 new × 50% good × 2.50 allocation
- $2,000
Decks & porches (attached)default
$1,600 new × 50% good × 2.50 allocation
- $174,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$174,800 new × 40% good × 2.50 allocation
- $18,100
Building plumbing & fixturesdefault
$18,200 new × 40% good × 2.50 allocation
- $17,700
Building electrical & lightingdefault
$17,800 new × 40% good × 2.50 allocation
- $18,200
HVACdefault
$18,200 new × 40% good × 2.50 allocation
- $3,500
Hardwood & tile floorsdefault
$3,500 new × 40% good × 2.50 allocation
- $2,600
Fireplacelisting
$2,600 new × 40% good × 2.50 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,300 | $24,400 | $300 | $99,900 |
| 2 | $0 | $0 | $6,000 | $6,000 |
| 3 | $0 | $0 | $6,000 | $6,000 |
| 4 | $0 | $0 | $6,000 | $6,000 |
| 5 | $0 | $0 | $6,000 | $6,000 |
| 6+ | $0 | $0 | $210,400 | $210,400 |
| Total | $75,300 | $24,400 | $234,800 | $334,400 |
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.