4398 E Bonnyville Rd

Redding, CA 96001

$290,000

3 bd · 2 ba · 1,082 sqft · Listed 1d ago

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Low confidence

Year built

1958

Sqft

1,082

Lot sqft

10,454

HOA / mo

Furnished

List date

2026-10-01T15:33:06.000000Z

Revenue

Annual revenue

$33,844

ADR

$144

Occupancy

64%

Cleaning fees (12 mo)

$4,360

Confidence

Low (28.28), 9 comps

Comp revenue range (p25 / median / p75)

$18,611$31,416$45,992

Country Oasis 2.0
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $31,416ADR $193Occ ≈ 45%4.8★ (82)
Airbnb
Serene Guesthouse with Views
Guest house · 2 bd · 1 ba · sleeps 3 · 0.3 mi
Revenue $18,611ADR $69Occ ≈ 74%4.8★ (26)
Airbnb
Whiskeytown Lake Getaway
House · 2 bd · 1 ba · sleeps 5 · 0.8 mi
Revenue $34,236ADR $140Occ ≈ 67%4.8★ (14)
Airbnb
Private Lake House with Pool and Sauna
House · 3 bd · 2 ba · sleeps 10 · 1.7 mi
Revenue $63,820ADR $419Occ ≈ 42%4.9★ (28)
Airbnb Vrbo
Montgomery Ranch - Main House
Vacation home · 3 bd · 2 ba · sleeps 10 · 1.7 mi
Revenue $79,197ADR $595Occ ≈ 36%—
Booking
30+ Night Rental - 2 BR Lakeside Appt
Apartment · 2 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $1,001ADR $91Occ ≈ 3%—
Airbnb Vrbo
30 Night Min - 7.5mi to Hospitals Garage Apartment
House · 2 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $23,038ADR $117Occ ≈ 54%—
Airbnb Vrbo
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $45,992ADR $190Occ ≈ 66%4.9★ (130)
Airbnb Vrbo
Modern West Side Guest Home
Guest house · 2 bd · 1 ba · sleeps 3 · 2.1 mi
Revenue $14,024ADR $80Occ ≈ 48%4.9★ (13)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Country Oasis 2.0 House	2 bd · 2 ba · sleeps 4	$31,416	$193	45%	4.8★ (82)	0.2 mi	Airbnb
Serene Guesthouse with Views Guest house	2 bd · 1 ba · sleeps 3	$18,611	$69	74%	4.8★ (26)	0.3 mi	Airbnb
Whiskeytown Lake Getaway House	2 bd · 1 ba · sleeps 5	$34,236	$140	67%	4.8★ (14)	0.8 mi	Airbnb
Private Lake House with Pool and Sauna House	3 bd · 2 ba · sleeps 10	$63,820	$419	42%	4.9★ (28)	1.7 mi	Airbnb Vrbo
Montgomery Ranch - Main House Vacation home	3 bd · 2 ba · sleeps 10	$79,197	$595	36%	—	1.7 mi	Booking
30+ Night Rental - 2 BR Lakeside Appt Apartment	2 bd · 2 ba · sleeps 6	$1,001	$91	3%	—	1.7 mi	Airbnb Vrbo
30 Night Min - 7.5mi to Hospitals Garage Apartment House	2 bd · 2 ba · sleeps 6	$23,038	$117	54%	—	1.8 mi	Airbnb Vrbo
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House	3 bd · 2 ba · sleeps 6	$45,992	$190	66%	4.9★ (130)	2.1 mi	Airbnb Vrbo
Modern West Side Guest Home Guest house	2 bd · 1 ba · sleeps 3	$14,024	$80	48%	4.9★ (13)	2.1 mi	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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$33,844

NOI

$15,281

Cash flow /mo

$1,273

Cash needed

$321,100

Cash-on-cash (all cash)

4.8%

ROE (yr 1)

7.5%

Cap rate

5.3%

DSCR

—

Year-1 write-off

$73,409

Year-1 tax shield @ 32%

$23,491

Year-1 return on equity

Cash flow (annual)$15,281
Principal paydown (n/a, cash)$0
Appreciation at%$8,700

ROE7.5%

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)$6,769
Platform fees (3% of revenue)$1,015
Maintenance / capex (5% of revenue)$1,692
Utilities & supplies$4,200
HOA$0
Property tax$3,625
Insurance (STR-rated)$1,697

Cash needed to close

Purchase price (all cash)$290,000
Closing costs (4.0%)$11,600
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$23,491

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

$206,000

Short-life (5/15-yr)

$54,000 · 26%

Year-1 deduction

$73,000

Year-1 tax shield @ 32%

$23,000

Land 29% (county tax record, assessed value split) · building $152,000 over 39 years · new furniture $20,000

Based on: 1,082 sq ft, built 1958, 3 bd / 2 ba, unfurnished, listing features (fireplace, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $56,000 in year 1 (18% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$56,300

Kitchen cabinetsdefault
$8,200 new × 40% good × 2.19 allocation
$7,100
Kitchen countertopsdefault
$6,700 new × 40% good × 2.19 allocation
$5,800
Decorative trimdefault
$1,900 new × 40% good × 2.19 allocation
$1,700
Mirrorsdefault
$300 new × 40% good × 2.19 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.19 allocation
$1,000
Window coverings (11)default
$2,800 new × 40% good × 2.19 allocation
$2,400
Carpet, vinyl & laminate (40% of floors)default
$2,800 new × 40% good × 2.19 allocation
$2,400
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 2.19 allocation
$5,600
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 2.19 allocation
$3,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.19 allocation
$7,100
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$17,000

Paving: driveway & walks (paved)default
$6,800 new × 50% good × 2.19 allocation
$7,500
Landscaping (typical)default
$6,600 new × 50% good × 2.19 allocation
$7,200
Patiosdefault
$1,100 new × 50% good × 2.19 allocation
$1,200
Decks & porches (attached)default
$1,100 new × 50% good × 2.19 allocation
$1,200

Building, 39-year$152,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$116,700 new × 40% good × 2.19 allocation
$102,000
Building plumbing & fixturesdefault
$12,100 new × 40% good × 2.19 allocation
$10,600
Building electrical & lightingdefault
$11,000 new × 40% good × 2.19 allocation
$9,600
HVACdefault
$12,200 new × 40% good × 2.19 allocation
$10,700
Hardwood & tile floorsdefault
$4,200 new × 40% good × 2.19 allocation
$3,700
Fireplacelisting
$2,600 new × 40% good × 2.19 allocation
$2,300
Septic systemlisting
$12,000 new × 50% good × 2.19 allocation
$13,100

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$56,300	$17,000	$200	$73,400
2	$0	$0	$3,900	$3,900
3	$0	$0	$3,900	$3,900
4	$0	$0	$3,900	$3,900
5	$0	$0	$3,900	$3,900
6+	$0	$0	$136,200	$136,200
Total	$56,300	$17,000	$152,000	$225,200

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.