7399 Dilley Ln
Redding, CA 96002
$535,000
3 bd · 2 ba · 1,972 sqft · Listed today
View on Realtor.com →Year built
1949
Sqft
1,972
Lot sqft
131,116
HOA / mo
$0
Furnished
No
List date
2026-10-03T03:29:49.000000Z
Revenue
Annual revenue
$52,175
ADR
$312
Occupancy
46%
Cleaning fees (12 mo)
$7,326
Confidence
Low (42.45), 9 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $40,579
Gorgeous Riverside Home Close to Bethel Church
House · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $40,579ADR $327Occ ≈ 34%4.9★ (97)
Riverhouse Sanctuary on the Sacramento River — Spa, Pool & Privacy - Sleeps 10
House · 3 bd · 2 ba · sleeps 10 · 2.0 mi
Revenue $71,917ADR $551Occ ≈ 36%4.9★ (48)
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $17,439ADR $140Occ ≈ 34%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Three Bedroom with Private River Access House | 3 bd · 2 ba · sleeps 6 | $7,265 | $279 | 7% | 4.8★ (50) | 1.4 mi | AirbnbVrboBooking |
Gorgeous Riverside Home Close to Bethel Church House | 3 bd · 2 ba · sleeps 8 | $40,579 | $327 | 34% | 4.9★ (97) | 1.7 mi | Airbnb |
Riverfront Luxury | Pool + Hot Tub | EV Charger House | 3 bd · 2 ba · sleeps 10 | $79,759 | $513 | 43% | 4.8★ (150) | 1.9 mi | AirbnbVrbo |
The Sacramento River House House | 3 bd · 2 ba · sleeps 8 | $58,863 | $362 | 45% | 4.8★ (108) | 2.0 mi | AirbnbVrbo |
Riverhouse Sanctuary on the Sacramento River — Spa, Pool & Privacy - Sleeps 10 House | 3 bd · 2 ba · sleeps 10 | $71,917 | $551 | 36% | 4.9★ (48) | 2.0 mi | Vrbo |
RDD airport 30 days House | 3 bd · 1 ba · sleeps 6 | $18,338 | $156 | 32% | 4.8★ (187) | 2.0 mi | AirbnbVrbo |
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House | 3 bd · 2 ba · sleeps 6 | $17,439 | $140 | 34% | 5★ (2) | 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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$52,175
NOI
$24,351
Cash flow /mo
-$923
Cash needed
$174,650
Cash-on-cash
-6.3%
ROE (yr 1)
4.8%
Cap rate
4.6%
DSCR
0.69
Year-1 write-off
$169,591
Year-1 tax shield @ 32%
$54,269
Year-1 return on equity
- Cash flow (annual)-$11,080
- Principal paydown$3,332
- Appreciation at%$16,050
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)$10,435
- Platform fees (3% of revenue)$1,565
- Maintenance / capex (5% of revenue)$2,609
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,688
- Insurance (STR-rated)$3,130
Cash needed to close
- Down payment (25%)$133,750
- Closing costs (4.0%)$21,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$54,269
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
$378,000
Short-life (5/15-yr)
$150,000 · 40%
Year-1 deduction
$170,000
Year-1 tax shield @ 32%
$54,000
Land 29% (county tax record, assessed value split) · building $228,000 over 39 years · new furniture $20,000
Based on: 1,972 sq ft, built 1949, 3 bd / 2 ba, unfurnished, listing features (pool, deck, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $131,000 in year 1 (29% short-life, $42,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$10,100 new × 40% good × 1.91 allocation
- $6,300
Kitchen countertopsdefault
$8,300 new × 40% good × 1.91 allocation
- $2,600
Decorative trimdefault
$3,500 new × 40% good × 1.91 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.91 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.91 allocation
- $3,800
Window coverings (20)default
$5,000 new × 40% good × 1.91 allocation
- $9,700
Carpet, vinyl & laminate (100% of floors)listing
$12,700 new × 40% good × 1.91 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 1.91 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 1.91 allocation
- $6,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.91 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,800
Paving: driveway & walks (paved)default
$9,200 new × 50% good × 1.91 allocation
- $8,500
Landscaping (typical)default
$8,900 new × 50% good × 1.91 allocation
- $1,900
Patiosdefault
$1,900 new × 50% good × 1.91 allocation
- $21,200
Decks & porches (attached)listing
$22,200 new × 50% good × 1.91 allocation
- $62,200
Pool (in-ground)listing
$65,000 new × 50% good × 1.91 allocation
- $163,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$214,000 new × 40% good × 1.91 allocation
- $17,000
Building plumbing & fixturesdefault
$22,200 new × 40% good × 1.91 allocation
- $17,000
Building electrical & lightingdefault
$22,300 new × 40% good × 1.91 allocation
- $17,000
HVACdefault
$22,200 new × 40% good × 1.91 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.91 allocation
- $11,500
Septic systemlisting
$12,000 new × 50% good × 1.91 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,800 | $102,600 | $200 | $169,600 |
| 2 | $0 | $0 | $5,900 | $5,900 |
| 3 | $0 | $0 | $5,900 | $5,900 |
| 4 | $0 | $0 | $5,900 | $5,900 |
| 5 | $0 | $0 | $5,900 | $5,900 |
| 6+ | $0 | $0 | $204,600 | $204,600 |
| Total | $66,800 | $102,600 | $228,300 | $397,600 |
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, 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.