6787 Hemlock St
Redding, CA 96001
$485,000
3 bd · 2 ba · 1,812 sqft · Listed 1d ago
View on Realtor.com →Year built
1999
Sqft
1,812
Lot sqft
15,682
HOA / mo
$0
Furnished
No
List date
2026-10-12T22:47:56.000000Z
Revenue
Annual revenue
$33,944
ADR
$217
Occupancy
43%
Cleaning fees (12 mo)
$4,803
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $33,747
Gorgeous Riverside Home Close to Bethel Church
House · 3 bd · 2 ba · sleeps 8 · 2.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $39,391ADR $328Occ ≈ 33%4.9★ (98)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Comforts at Olney Creek Outpost House
| 3 bd · 2 ba · sleeps 8 | $21,476 | $321 | 18% | 4.9★ (11) | 348 ft | AirbnbVrbo |
Hidden Charm- A cozy home with Pool & Game room House
| 3 bd · 2 ba · sleeps 6 | $35,990 | $180 | 55% | 4.8★ (134) | 0.5 mi | AirbnbVrbo |
Gorgeous Riverside Home Close to Bethel Church House
| 3 bd · 2 ba · sleeps 8 | $39,391 | $328 | 33% | 4.9★ (98) | 2.1 mi | Airbnb |
Newly Remodeled Charming home! House
| 3 bd · 1 ba · sleeps 5 | $31,504 | $190 | 45% | 4.8★ (32) | 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 8) + 0.75% investor premium
Est. revenue
$33,944
NOI
$12,067
Cash flow /mo
-$1,702
Cash needed
$160,150
Cash-on-cash
-12.7%
ROE (yr 1)
-1.8%
Cap rate
2.5%
DSCR
0.37
Year-1 write-off
$139,341
Year-1 tax shield @ 32%
$44,589
Year-1 return on equity
- Cash flow (annual)-$20,419
- Principal paydown$2,949
- Appreciation at%$14,550
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)$6,789
- Platform fees (3% of revenue)$1,018
- Maintenance / capex (5% of revenue)$1,697
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,063
- Insurance (STR-rated)$2,837
Cash needed to close
- Down payment (25%)$121,250
- Closing costs (4.0%)$19,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,589
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
$417,000
Short-life (5/15-yr)
$120,000 · 29%
Year-1 deduction
$139,000
Year-1 tax shield @ 32%
$45,000
Land 14% (county tax record, assessed value split) · building $297,000 over 39 years · new furniture $20,000
Based on: 1,812 sq ft, built 1999, 3 bd / 2 ba, unfurnished, listing features (deck, covered patio, fence, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $98,000 in year 1 (19% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,500
Kitchen cabinetsdefault
$9,800 new × 40% good × 2.18 allocation
- $7,000
Kitchen countertopsdefault
$8,000 new × 40% good × 2.18 allocation
- $2,800
Decorative trimdefault
$3,200 new × 40% good × 2.18 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.18 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.18 allocation
- $3,900
Window coverings (18)default
$4,500 new × 40% good × 2.18 allocation
- $10,200
Carpet, vinyl & laminate (100% of floors)listing
$11,700 new × 40% good × 2.18 allocation
- $7,600
Kitchen & laundry equipment plumbingdefault
$7,600 new × 46% good × 2.18 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 46% good × 2.18 allocation
- $7,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.18 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,000
Paving: driveway & walks (paved)default
$11,000 new × 50% good × 2.18 allocation
- $9,300
Landscaping (typical)default
$8,500 new × 50% good × 2.18 allocation
- $16,300
Covered patiolisting
$14,900 new × 50% good × 2.18 allocation
- $22,300
Decks & porches (attached)listing
$20,400 new × 50% good × 2.18 allocation
- $6,600
Fencinglisting
$6,000 new × 50% good × 2.18 allocation
- $236,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$196,500 new × 55% good × 2.18 allocation
- $20,500
Building plumbing & fixturesdefault
$20,400 new × 46% good × 2.18 allocation
- $20,300
Building electrical & lightingdefault
$20,200 new × 46% good × 2.18 allocation
- $17,800
HVACdefault
$20,400 new × 40% good × 2.18 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,600 | $66,500 | $300 | $139,300 |
| 2 | $0 | $0 | $7,600 | $7,600 |
| 3 | $0 | $0 | $7,600 | $7,600 |
| 4 | $0 | $0 | $7,600 | $7,600 |
| 5 | $0 | $0 | $7,600 | $7,600 |
| 6+ | $0 | $0 | $266,200 | $266,200 |
| Total | $72,600 | $66,500 | $297,000 | $436,000 |
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.