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1852 Shasta Pines Way

1852 Shasta Pines Way

Redding, CA 96002

$329,900

3 bd · 2 ba · 1,620 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1978

Sqft

1,620

Lot sqft

9,148

HOA / mo

$0

Furnished

No

List date

2026-10-12T18:20:36.000000Z

Revenue

Annual revenue

$49,653

ADR

$204

Occupancy

67%

Cleaning fees (12 mo)

$9,165

Confidence

Med (57.06), 7 comps

Comp revenue range (p25 / median / p75)

$37,973$44,982$54,392

Median revenue of shown comps: $44,982

  • * * *Pineland Place* * *

    House · 3 bd · 2 ba · sleeps 6 · 0.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $53,208ADR $221Occ ≈ 66%4.8★ (178)

    AirbnbVrbo

  • Pineland Getaway ~ 4 Queens, 2 Twins

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.1 mi

    Revenue $39,649ADR $198Occ ≈ 55%4.8★ (103)

    Airbnb

  • * * *Carpenter Lane* * *

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $55,575ADR $211Occ ≈ 72%4.9★ (226)

    AirbnbVrbo

  • Pool, Fire Pit, Pets OK, EV, Yard Games

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +6

    Revenue $85,075ADR $279Occ ≈ 84%5★ (93)

    AirbnbVrboBooking

  • Renovated 3-Bedroom Mid Century Home

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

    Revenue $19,000ADR $227Occ ≈ 23%4.3★ (4)

    Airbnb

  • Oh Joy! 3 beds 2 baths Organic Avocado mattress

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

    Revenue $36,297ADR $210Occ ≈ 47%4.7★ (46)

    Booking

  • “The Lion’s Keep”, Entire 3/2 residential home

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

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $44,982ADR $173Occ ≈ 71%5★ (97)

    Airbnb

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

$49,653

NOI

$25,991

Cash flow /mo

$2,166

Cash needed

$362,596

Cash-on-cash (all cash)

7.2%

ROE (yr 1)

9.9%

Cap rate

7.9%

DSCR

—

Year-1 write-off

$98,753

Year-1 tax shield @ 32%

$31,601

Year-1 return on equity

  • Cash flow (annual)$25,991
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,897
ROE9.9%

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)$9,931
  • Platform fees (3% of revenue)$1,490
  • Maintenance / capex (5% of revenue)$2,483
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,124
  • Insurance (STR-rated)$1,930

Cash needed to close

  • Purchase price (all cash)$329,900
  • Closing costs (4.0%)$13,196
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$31,601

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

$273,000

Short-life (5/15-yr)

$79,000 · 29%

Year-1 deduction

$99,000

Year-1 tax shield @ 32%

$32,000

Land 17% (county tax record, assessed value split) · building $194,000 over 39 years · new furniture $20,000

Based on: 1,620 sq ft, built 1978, 3 bd / 2 ba, unfurnished, listing features (covered patio, fireplace, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $79,000 in year 1 (22% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$65,900

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 2.09 allocation

    $7,800

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 2.09 allocation

    $6,400

  • Decorative trimdefault

    $2,800 new × 40% good × 2.09 allocation

    $2,400

  • Mirrorsdefault

    $300 new × 40% good × 2.09 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.09 allocation

    $1,000

  • Window coverings (16)default

    $4,000 new × 40% good × 2.09 allocation

    $3,300

  • Carpet, vinyl & laminate (100% of floors)listing

    $10,400 new × 40% good × 2.09 allocation

    $8,700

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 40% good × 2.09 allocation

    $6,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 2.09 allocation

    $3,700

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

    $8,100 new × 40% good × 2.09 allocation

    $6,800

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$32,700

  • Paving: driveway & walks (paved)default

    $8,300 new × 50% good × 2.09 allocation

    $8,700

  • Landscaping (typical)default

    $8,000 new × 50% good × 2.09 allocation

    $8,400

  • Covered patiolisting

    $13,400 new × 50% good × 2.09 allocation

    $13,900

  • Decks & porches (attached)default

    $1,600 new × 50% good × 2.09 allocation

    $1,700
Building, 39-year$194,000

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

    $175,500 new × 40% good × 2.09 allocation

    $146,500

  • Building plumbing & fixturesdefault

    $18,200 new × 40% good × 2.09 allocation

    $15,200

  • Building electrical & lightingdefault

    $17,800 new × 40% good × 2.09 allocation

    $14,900

  • HVACdefault

    $18,300 new × 40% good × 2.09 allocation

    $15,200

  • Fireplacelisting

    $2,600 new × 40% good × 2.09 allocation

    $2,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$65,900$32,700$200$98,800
2$0$0$5,000$5,000
3$0$0$5,000$5,000
4$0$0$5,000$5,000
5$0$0$5,000$5,000
6+$0$0$173,900$173,900
Total$65,900$32,700$194,000$292,500

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.