19459 Posey Ln
Redding, CA 96003
$899,000
4 bd · 2 ba · 1,958 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
1,958
Lot sqft
17,860
HOA / mo
$0
Furnished
No
List date
2026-10-06T16:47:34.000000Z
Revenue
Annual revenue
$67,666
ADR
$288
Occupancy
64%
Cleaning fees (12 mo)
$9,618
Confidence
Low (26.19), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $54,708
The Ridgewood Estate | Pool - Fire Pit - Central
House · 4 bd · 2.5 ba · sleeps 10 · 0.4 mi
Revenue $121,789ADR $694Occ ≈ 48%5★ (12)
Pool/HotYoga/Cold Plunge/Sauna
House · 4 bd · 2.5 ba · sleeps 12 · 0.5 mi
Revenue $25,702ADR $449Occ ≈ 16%5★ (2)
Delisted
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $6,713ADR $555Occ ≈ 3%—
4BR Retreat - Pool & Sauna on site
House · 4 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $36,704ADR $652Occ ≈ 15%4.5★ (13)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Ridgewood Estate | Pool - Fire Pit - Central House | 4 bd · 2.5 ba · sleeps 10 | $121,789 | $694 | 48% | 5★ (12) | 0.4 mi | Airbnb |
Pool/HotYoga/Cold Plunge/Sauna House | 4 bd · 2.5 ba · sleeps 12 | $25,702 | $449 | 16% | 5★ (2) | 0.5 mi | Delisted |
Pool + Hot Tub | 4 BR | The Atelier Retreat House
| 4 bd · 2 ba · sleeps 9 | $72,712 | $447 | 45% | 5★ (24) | 0.5 mi | AirbnbVrbo |
Pool Hot Tub Fire Pit Pet Friendly BBQ 4BR Vacation home | 4 bd · 2 ba · sleeps 8 | $6,713 | $555 | 3% | — | 0.6 mi | Booking |
4BR Retreat - Pool & Sauna on site House | 4 bd · 2 ba · sleeps 6 | $36,704 | $652 | 15% | 4.5★ (13) | 0.7 mi | Delisted |
Sunny Pines | Pool & Spa+Central House
| 4 bd · 2 ba · sleeps 10 | $92,922 | $506 | 50% | 5★ (30) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$67,666
NOI
$29,371
Cash flow /mo
-$2,514
Cash needed
$283,710
Cash-on-cash
-10.6%
ROE (yr 1)
0.8%
Cap rate
3.3%
DSCR
0.49
Year-1 write-off
$198,261
Year-1 tax shield @ 32%
$63,443
Year-1 return on equity
- Cash flow (annual)-$30,167
- Principal paydown$5,599
- Appreciation at%$26,970
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)$13,533
- Platform fees (3% of revenue)$2,030
- Maintenance / capex (5% of revenue)$3,383
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,238
- Insurance (STR-rated)$5,259
Cash needed to close
- Down payment (25%)$224,750
- Closing costs (4.0%)$35,960
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$63,443
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
$783,000
Short-life (5/15-yr)
$175,000 · 22%
Year-1 deduction
$198,000
Year-1 tax shield @ 32%
$63,000
Land 13% (county tax record, assessed value split) · building $609,000 over 39 years · new furniture $23,000
Based on: 1,958 sq ft, built 2000, 4 bd / 2 ba, unfurnished, listing features (hot tub, patio, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $157,000 in year 1 (17% short-life, $50,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,000
Kitchen cabinetsdefault
$10,100 new × 40% good × 3.96 allocation
- $13,100
Kitchen countertopsdefault
$8,300 new × 40% good × 3.96 allocation
- $5,400
Decorative trimdefault
$3,400 new × 40% good × 3.96 allocation
- $500
Mirrorsdefault
$300 new × 40% good × 3.96 allocation
- $2,400
Shelvingdefault
$1,500 new × 40% good × 3.96 allocation
- $7,900
Window coverings (20)default
$5,000 new × 40% good × 3.96 allocation
- $10,000
Carpet, vinyl & laminate (50% of floors)listing
$6,300 new × 40% good × 3.96 allocation
- $14,900
Kitchen & laundry equipment plumbingdefault
$7,900 new × 48% good × 3.96 allocation
- $9,000
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 48% good × 3.96 allocation
- $12,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.96 allocation
- $14,300
Hot tub (freestanding)listing
$9,000 new × 40% good × 3.96 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $22,700
Paving: driveway & walks (paved)default
$11,500 new × 50% good × 3.96 allocation
- $17,500
Landscaping (typical)default
$8,800 new × 50% good × 3.96 allocation
- $17,400
Patioslisting
$8,800 new × 50% good × 3.96 allocation
- $6,900
Irrigationlisting
$3,500 new × 50% good × 3.96 allocation
- $3,800
Decks & porches (attached)default
$1,900 new × 50% good × 3.96 allocation
- $475,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$212,100 new × 57% good × 3.96 allocation
- $41,900
Building plumbing & fixturesdefault
$22,000 new × 48% good × 3.96 allocation
- $42,000
Building electrical & lightingdefault
$22,100 new × 48% good × 3.96 allocation
- $34,900
HVACdefault
$22,100 new × 40% good × 3.96 allocation
- $10,000
Hardwood & tile floorsdefault
$6,300 new × 40% good × 3.96 allocation
- $4,200
Fireplacelisting
$2,600 new × 40% good × 3.96 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $129,200 | $68,400 | $700 | $198,300 |
| 2 | $0 | $0 | $15,600 | $15,600 |
| 3 | $0 | $0 | $15,600 | $15,600 |
| 4 | $0 | $0 | $15,600 | $15,600 |
| 5 | $0 | $0 | $15,600 | $15,600 |
| 6+ | $0 | $0 | $545,700 | $545,700 |
| Total | $129,200 | $68,400 | $608,800 | $806,400 |
The building's share of the price ($783,000) is 4.0x our depreciated replacement cost of the home ($198,000). 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.