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5294 Elm Ln

5294 Elm Ln

Redding, CA 96001

$345,000

3 bd · 2 ba · 1,225 sqft · Listed 28d ago

View on Realtor.com →
Low confidence

Year built

1976

Sqft

1,225

Lot sqft

20,038

HOA / mo

$0

Furnished

No

List date

2026-09-01T23:17:34.000000Z

Revenue

Annual revenue

$42,113

ADR

$184

Occupancy

63%

Cleaning fees (12 mo)

$6,282

Confidence

Low (48.14), 7 comps

Comp revenue range (p25 / median / p75)

$32,765$48,988$54,549

  • Comfortable home near river access trail

    House · 3 bd · 1 ba · sleeps 6 · 0.2 mi

    Revenue $58,315ADR $304Occ ≈ 53%4.8★ (48)

    AirbnbVrboBooking

  • 💤Peaceful & Private 2 Room Suite w/ Pvt. Entrance

    Guest suite · 2 bd · 1 ba · sleeps 3 · 0.5 mi

    Revenue $25,741ADR $94Occ ≈ 75%5★ (470)

    Airbnb

  • The Hideout-21’ sleeps 4

    Camper/RV · 2 bd · 1 ba · sleeps 5 · 0.5 mi

    Revenue $408ADR $136Occ ≈ 1%—

    Airbnb

  • Jardin Pasatiempo with Gourmet Kitchen & EV Charger

    House · 2 bd · 2.5 ba · sleeps 6 · 0.6 mi

    Revenue $51,753ADR $253Occ ≈ 56%5★ (299)

    Airbnb

  • The Rivercrest Branch House | Spacious + Bright

    House · 4 bd · 2.5 ba · sleeps 9 · 0.6 mi

    Revenue $48,988ADR $390Occ ≈ 34%4.6★ (13)

    AirbnbBooking

  • Foosball+King Bed Costco Closeby Huge Master Suite

    House · 4 bd · 2.5 ba · sleeps 10 · 0.7 mi

    Revenue $39,788ADR $269Occ ≈ 41%4.2★ (17)

    AirbnbVrbo

  • Rivercrest Branch House

    House · 4 bd · 2.5 ba · sleeps 8 · 0.7 mi

    Revenue $57,344ADR $364Occ ≈ 43%4.7★ (6)

    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

Est. revenue

$42,113

NOI

$20,308

Cash flow /mo

$1,692

Cash needed

$378,300

Cash-on-cash (all cash)

5.4%

ROE (yr 1)

8.1%

Cap rate

5.9%

DSCR

—

Year-1 write-off

$99,508

Year-1 tax shield @ 32%

$31,843

Year-1 return on equity

  • Cash flow (annual)$20,308
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,350
ROE8.1%
ROE incl. year-1 tax savings (32% bracket, STR loophole)16.5%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$8,423
  • Platform fees (3% of revenue)$1,263
  • Maintenance / capex (5% of revenue)$2,106
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,313
  • Insurance (STR-rated)$2,018

Cash needed to close

  • Purchase price (all cash)$345,000
  • Closing costs (4.0%)$13,800
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$31,843

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

$302,000

Short-life (5/15-yr)

$79,000 · 26%

Year-1 deduction

$100,000

Year-1 tax shield @ 32%

$32,000

Land 12% (county tax record, assessed value split) · building $223,000 over 39 years · new furniture $20,000

Based on: 1,225 sq ft, built 1976, 3 bd / 2 ba, unfurnished, listing features (flooring types, septic).

IRS-guide safe-harbor floor: $75,000 in year 1 (18% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,300

  • Kitchen cabinetsdefault

    $8,500 new × 40% good × 2.94 allocation

    $10,000

  • Kitchen countertopsdefault

    $6,900 new × 40% good × 2.94 allocation

    $8,200

  • Decorative trimdefault

    $2,100 new × 40% good × 2.94 allocation

    $2,500

  • Mirrorsdefault

    $300 new × 40% good × 2.94 allocation

    $400

  • Shelvingdefault

    $1,200 new × 40% good × 2.94 allocation

    $1,400

  • Window coverings (12)default

    $3,000 new × 40% good × 2.94 allocation

    $3,500

  • Carpet, vinyl & laminate (75% of floors)listing

    $5,900 new × 40% good × 2.94 allocation

    $6,900

  • Kitchen & laundry equipment plumbingdefault

    $6,600 new × 40% good × 2.94 allocation

    $7,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 40% good × 2.94 allocation

    $4,700

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

    $8,100 new × 40% good × 2.94 allocation

    $9,500

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$24,500

  • Paving: driveway & walks (paved)default

    $7,300 new × 50% good × 2.94 allocation

    $10,700

  • Landscaping (typical)default

    $7,000 new × 50% good × 2.94 allocation

    $10,300

  • Patiosdefault

    $1,200 new × 50% good × 2.94 allocation

    $1,800

  • Decks & porches (attached)default

    $1,200 new × 50% good × 2.94 allocation

    $1,800
Building, 39-year$222,800

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

    $132,300 new × 40% good × 2.94 allocation

    $155,500

  • Building plumbing & fixturesdefault

    $13,700 new × 40% good × 2.94 allocation

    $16,100

  • Building electrical & lightingdefault

    $12,800 new × 40% good × 2.94 allocation

    $15,000

  • HVACdefault

    $13,800 new × 40% good × 2.94 allocation

    $16,200

  • Hardwood & tile floorsdefault

    $2,000 new × 40% good × 2.94 allocation

    $2,300

  • Septic systemlisting

    $12,000 new × 50% good × 2.94 allocation

    $17,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$74,300$24,500$700$99,500
2$0$0$5,700$5,700
3$0$0$5,700$5,700
4$0$0$5,700$5,700
5$0$0$5,700$5,700
6+$0$0$199,200$199,200
Total$74,300$24,500$222,800$321,600

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 and Georgia 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.