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Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

11518 E Stillwater Way

11518 E Stillwater Way

Redding, CA 96003

$465,000

3 bd · 2 ba · 1,647 sqft · Listed 1d ago

View on Realtor.com →
Negative cash flow

Year built

1975

Sqft

1,647

Lot sqft

205,168

HOA / mo

$0

Furnished

No

List date

2026-10-01T16:05:35.000000Z

Revenue

Annual revenue

$31,877

ADR

$139

Occupancy

63%

Cleaning fees (12 mo)

$4,991

Confidence

Low (40.52), 8 comps

Comp revenue range (p25 / median / p75)

$20,840$40,396$53,144

  • Small Country Home on 3 Acres Close to Town

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $10,188ADR $81Occ ≈ 34%5★ (1)

    Airbnb

  • Peaceful Craftsman on Acres w/Labyrinth

    House · 3 bd · 2 ba · sleeps 5 · 1.0 mi

    Revenue $24,334ADR $205Occ ≈ 33%4.9★ (9)

    Airbnb

  • Peaceful Craftsman | Outdoor Space | Low Toxicity

    House · 3 bd · 2 ba · sleeps 6 · 1.0 mi

    Revenue $50,951ADR $253Occ ≈ 55%4.7★ (20)

    AirbnbVrbo

  • 8-Acre Retreat: Pool & Stunning Mt Lassen View!

    House · 3 bd · 3 ba · sleeps 8 · 2.0 mi

    Revenue $49,185ADR $298Occ ≈ 45%5★ (14)

    AirbnbVrboBooking

  • Winery Getaway - stay at Shasta's Oldest Vineyard

    House · 3 bd · 2 ba · sleeps 6 · 2.0 mi

    Revenue $31,607ADR $267Occ ≈ 32%5★ (18)

    Airbnb

  • Budget Friendly. Clean Updated & a little Quirky

    Guest house · 3 bd · 1.5 ba · sleeps 4 · 2.0 mi

    Revenue $10,357ADR $80Occ ≈ 35%4.8★ (24)

    AirbnbVrbo

  • *The DREAM HOUSE* SWIMSPA JACUZZI, #1 HOME in RDD

    House · 3 bd · 2 ba · sleeps 6 · 2.1 mi

    Revenue $59,721ADR $299Occ ≈ 55%5★ (225)

    AirbnbVrbo

  • Carnegie Place | *Heated Swim Spa *Private *Modern

    House · 3 bd · 2 ba · sleeps 7 · 2.1 mi

    Revenue $71,894ADR $347Occ ≈ 57%5★ (28)

    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
Term

Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$31,877

NOI

$10,916

Cash flow /mo

-$1,657

Cash needed

$154,350

Cash-on-cash

-12.9%

ROE (yr 1)

-2.0%

Cap rate

2.3%

DSCR

0.35

Year-1 write-off

$107,248

Year-1 tax shield @ 32%

$34,319

Year-1 return on equity

  • Cash flow (annual)-$19,879
  • Principal paydown$2,896
  • Appreciation at%$13,950
ROE-2.0%

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)$6,375
  • Platform fees (3% of revenue)$956
  • Maintenance / capex (5% of revenue)$1,594
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,813
  • Insurance (STR-rated)$2,720

Cash needed to close

  • Down payment (25%)$116,250
  • Closing costs (4.0%)$18,600
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$34,319

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

$346,000

Short-life (5/15-yr)

$87,000 · 25%

Year-1 deduction

$107,000

Year-1 tax shield @ 32%

$34,000

Land 26% (county tax record, assessed value split) · building $259,000 over 39 years · new furniture $20,000

Based on: 1,647 sq ft, built 1975, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $83,000 in year 1 (18% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$77,100

  • Kitchen cabinetsdefault

    $9,400 new × 40% good × 2.57 allocation

    $9,700

  • Kitchen countertopsdefault

    $7,700 new × 40% good × 2.57 allocation

    $7,900

  • Decorative trimdefault

    $2,900 new × 40% good × 2.57 allocation

    $3,000

  • Mirrorsdefault

    $300 new × 40% good × 2.57 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.57 allocation

    $1,200

  • Window coverings (16)default

    $4,000 new × 40% good × 2.57 allocation

    $4,100

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

    $10,600 new × 40% good × 2.57 allocation

    $10,900

  • Kitchen & laundry equipment plumbingdefault

    $7,300 new × 40% good × 2.57 allocation

    $7,500

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 2.57 allocation

    $4,600

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

    $8,100 new × 40% good × 2.57 allocation

    $8,300

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$29,900

  • Paving: driveway & walks (paved)default

    $8,400 new × 50% good × 2.57 allocation

    $10,800

  • Landscaping (typical)default

    $8,100 new × 50% good × 2.57 allocation

    $10,400

  • Patiosdefault

    $1,600 new × 50% good × 2.57 allocation

    $2,100

  • Irrigationlisting

    $3,500 new × 50% good × 2.57 allocation

    $4,500

  • Decks & porches (attached)default

    $1,600 new × 50% good × 2.57 allocation

    $2,100
Building, 39-year$258,600

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

    $178,500 new × 40% good × 2.57 allocation

    $183,600

  • Building plumbing & fixturesdefault

    $18,500 new × 40% good × 2.57 allocation

    $19,000

  • Building electrical & lightingdefault

    $18,100 new × 40% good × 2.57 allocation

    $18,700

  • HVACdefault

    $18,600 new × 40% good × 2.57 allocation

    $19,100

  • Fireplacelisting

    $2,600 new × 40% good × 2.57 allocation

    $2,700

  • Septic systemlisting

    $12,000 new × 50% good × 2.57 allocation

    $15,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$77,100$29,900$300$107,200
2$0$0$6,600$6,600
3$0$0$6,600$6,600
4$0$0$6,600$6,600
5$0$0$6,600$6,600
6+$0$0$231,800$231,800
Total$77,100$29,900$258,600$365,500

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.