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3665 Dune St

3665 Dune St

Redding, CA 96002

$349,000

3 bd · 2 ba · 1,112 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$33,641$40,656$46,477

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

  • Forest Homes Retreat

    House · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $40,656ADR $291Occ ≈ 38%5★ (53)

    AirbnbVrbo

  • 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)

    Airbnb

  • 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)

    Airbnb

  • Timber Haven- Cozy Nest w/Hot Tub & EV Charger

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    • Hot tub
    • A/C
    • Free parking
    • Wifi
    • +5

    Revenue $52,876ADR $220Occ ≈ 66%5★ (213)

    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

Financing
Management

Est. revenue

$35,729

NOI

$15,644

Cash flow /mo

$1,304

Cash needed

$382,460

Cash-on-cash (all cash)

4.1%

ROE (yr 1)

6.8%

Cap rate

4.5%

DSCR

—

Year-1 write-off

$105,735

Year-1 tax shield @ 32%

$33,835

Year-1 return on equity

  • Cash flow (annual)$15,644
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,470
ROE6.8%

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

  • Purchase price (all cash)$349,000
  • 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.

5-year property$74,300

  • Kitchen cabinetsdefault

    $8,200 new × 40% good × 3.18 allocation

    $10,500

  • Kitchen countertopsdefault

    $6,700 new × 40% good × 3.18 allocation

    $8,600

  • Decorative trimdefault

    $1,900 new × 40% good × 3.18 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 3.18 allocation

    $400

  • Shelvingdefault

    $1,200 new × 40% good × 3.18 allocation

    $1,500

  • Window coverings (11)default

    $2,800 new × 40% good × 3.18 allocation

    $3,500

  • Carpet, vinyl & laminate (50% of floors)listing

    $3,600 new × 40% good × 3.18 allocation

    $4,500

  • Kitchen & laundry equipment plumbingdefault

    $6,400 new × 40% good × 3.18 allocation

    $8,100

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 40% good × 3.18 allocation

    $4,900

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 3.18 allocation

    $10,300

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$31,200

  • Paving: driveway & walks (paved)default

    $6,900 new × 50% good × 3.18 allocation

    $11,000

  • Landscaping (typical)default

    $6,700 new × 50% good × 3.18 allocation

    $10,600

  • Patioslisting

    $5,000 new × 50% good × 3.18 allocation

    $7,900

  • Decks & porches (attached)default

    $1,100 new × 50% good × 3.18 allocation

    $1,700
Building, 39-year$203,200

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $120,000 new × 40% good × 3.18 allocation

    $152,400

  • Building plumbing & fixturesdefault

    $12,500 new × 40% good × 3.18 allocation

    $15,800

  • Building electrical & lightingdefault

    $11,400 new × 40% good × 3.18 allocation

    $14,400

  • HVACdefault

    $12,500 new × 40% good × 3.18 allocation

    $15,900

  • Hardwood & tile floorsdefault

    $3,600 new × 40% good × 3.18 allocation

    $4,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.