3665 Dune St
Redding, CA 96002
$349,000
3 bd · 2 ba · 1,112 sqft · Listed 1d ago
View on Realtor.com →Year built
1987
Sqft
1,112
Lot sqft
10,890
HOA / mo
$0
Furnished
No
List date
2026-10-19T22:23:25.000000Z
Revenue
Annual revenue
$35,729
ADR
$170
Occupancy
58%
Cleaning fees (12 mo)
$5,507
Confidence
Med (55.34), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,656
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 0.3 mi
Revenue $10,293ADR $155Occ ≈ 18%4.8★ (7)
Delisted
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 0.5 mi
- Free parking
- Wifi
- Kitchen
- Washer
- +1
Revenue $33,641ADR $201Occ ≈ 46%5★ (203)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $46,477ADR $162Occ ≈ 79%4.8★ (399)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $10,293 | $155 | 18% | 4.8★ (7) | 0.3 mi | Delisted |
Forest Homes Retreat House
| 3 bd · 2 ba · sleeps 6 | $40,656 | $291 | 38% | 5★ (53) | 0.4 mi | AirbnbVrbo |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House
| 3 bd · 1.5 ba · sleeps 7 | $33,641 | $201 | 46% | 5★ (203) | 0.5 mi | Airbnb |
Sweet Escape. Cozy, central, fireplace & Netflix. House
| 3 bd · 2 ba · sleeps 8 | $46,477 | $162 | 79% | 4.8★ (399) | 0.6 mi | Airbnb |
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House
| 3 bd · 2 ba · sleeps 6 | $52,876 | $220 | 66% | 5★ (213) | 0.7 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
$35,729
NOI
$15,644
Cash flow /mo
-$644
Cash needed
$120,710
Cash-on-cash
-6.4%
ROE (yr 1)
4.0%
Cap rate
4.5%
DSCR
0.67
Year-1 write-off
$105,735
Year-1 tax shield @ 32%
$33,835
Year-1 return on equity
- Cash flow (annual)-$7,733
- Principal paydown$2,122
- Appreciation at%$10,470
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)$7,146
- Platform fees (3% of revenue)$1,072
- Maintenance / capex (5% of revenue)$1,786
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,363
- Insurance (STR-rated)$2,042
Cash needed to close
- Down payment (25%)$87,250
- Closing costs (4.0%)$13,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,835
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
$289,000
Short-life (5/15-yr)
$86,000 · 30%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 17% (county tax record, assessed value split) · building $203,000 over 39 years · new furniture $20,000
Based on: 1,112 sq ft, built 1987, 3 bd / 2 ba, unfurnished, listing features (patio, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $81,000 in year 1 (21% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,500
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.18 allocation
- $8,600
Kitchen countertopsdefault
$6,700 new × 40% good × 3.18 allocation
- $2,500
Decorative trimdefault
$1,900 new × 40% good × 3.18 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.18 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.18 allocation
- $3,500
Window coverings (11)default
$2,800 new × 40% good × 3.18 allocation
- $4,500
Carpet, vinyl & laminate (50% of floors)listing
$3,600 new × 40% good × 3.18 allocation
- $8,100
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 3.18 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.18 allocation
- $10,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.18 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$6,900 new × 50% good × 3.18 allocation
- $10,600
Landscaping (typical)default
$6,700 new × 50% good × 3.18 allocation
- $7,900
Patioslisting
$5,000 new × 50% good × 3.18 allocation
- $1,700
Decks & porches (attached)default
$1,100 new × 50% good × 3.18 allocation
- $152,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$120,000 new × 40% good × 3.18 allocation
- $15,800
Building plumbing & fixturesdefault
$12,500 new × 40% good × 3.18 allocation
- $14,400
Building electrical & lightingdefault
$11,400 new × 40% good × 3.18 allocation
- $15,900
HVACdefault
$12,500 new × 40% good × 3.18 allocation
- $4,500
Hardwood & tile floorsdefault
$3,600 new × 40% good × 3.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,300 | $31,200 | $200 | $105,700 |
| 2 | $0 | $0 | $5,200 | $5,200 |
| 3 | $0 | $0 | $5,200 | $5,200 |
| 4 | $0 | $0 | $5,200 | $5,200 |
| 5 | $0 | $0 | $5,200 | $5,200 |
| 6+ | $0 | $0 | $182,100 | $182,100 |
| Total | $74,300 | $31,200 | $203,200 | $308,700 |
The building's share of the price ($289,000) is 3.2x our depreciated replacement cost of the home ($91,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.