Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

8662 Quail Valley Dr

Redding, CA 96002

$499,000

4 bd · 3 ba · 2,286 sqft · Listed today

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Low confidenceNegative cash flow

Year built

1979

Sqft

2,286

Lot sqft

217,800

HOA / mo

Furnished

List date

2026-10-17T02:03:07.000000Z

Revenue

Annual revenue

$62,857

ADR

$494

Occupancy

35%

Cleaning fees (12 mo)

$11,971

Confidence

Low (28.92), 5 comps

Comp revenue range (p25 / median / p75)

$37,145$86,766$95,822

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $86,766

Beautiful home in Redding!
House · 5 bd · 3 ba · sleeps 16 · 0.4 mi
Revenue $2,184ADR $728Occ ≈ 1%5★ (0)
Delisted
Farm house on 36 beautiful acres
House · 4 bd · 3 ba · sleeps 12 · 0.5 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $95,822ADR $937Occ ≈ 28%4.6★ (49)
Airbnb Vrbo
*Oasis Place* game room • heated pool • hot tub
House · 5 bd · 3 ba · sleeps 12 · 1.9 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $126,425ADR $599Occ ≈ 58%4.9★ (259)
Airbnb Vrbo
Quail Crossing - private country estate with pool.
Vacation home · 5 bd · 3.5 ba · sleeps 11 · 1.9 mi
- Pool
- A/C
- Free parking
- Pets OK
- +7
Revenue $86,766ADR $841Occ ≈ 28%5★ (71)
Airbnb
Redding retreat for Large Family / Entire house
House · 4 bd · 2 ba · sleeps 8 · 2.0 mi
- A/C
- Wifi
- Kitchen
- Washer
- +1
Revenue $37,145ADR $227Occ ≈ 45%5★ (123)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Beautiful home in Redding! House	5 bd · 3 ba · sleeps 16	$2,184	$728	1%	5★ (0)	0.4 mi	Delisted
Farm house on 36 beautiful acres House Hot tub Pool A/C Free parking +5	4 bd · 3 ba · sleeps 12	$95,822	$937	28%	4.6★ (49)	0.5 mi	Airbnb Vrbo
Oasis Place game room • heated pool • hot tub House Hot tub Pool A/C Free parking +5	5 bd · 3 ba · sleeps 12	$126,425	$599	58%	4.9★ (259)	1.9 mi	Airbnb Vrbo
Quail Crossing - private country estate with pool. Vacation home Pool A/C Free parking Pets OK +7	5 bd · 3.5 ba · sleeps 11	$86,766	$841	28%	5★ (71)	1.9 mi	Airbnb
Redding retreat for Large Family / Entire house House A/C Wifi Kitchen Washer +1	4 bd · 2 ba · sleeps 8	$37,145	$227	45%	5★ (123)	2.0 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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$62,857

NOI

$32,649

Cash flow /mo

-$65

Cash needed

$167,710

Cash-on-cash

-0.5%

ROE (yr 1)

10.3%

Cap rate

6.5%

DSCR

0.98

Year-1 write-off

$103,102

Year-1 tax shield @ 32%

$32,993

Year-1 return on equity

Cash flow (annual)-$775
Principal paydown$3,034
Appreciation at%$14,970

ROE10.3%

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)$12,571
Platform fees (3% of revenue)$1,886
Maintenance / capex (5% of revenue)$3,143
Utilities & supplies$4,200
HOA$0
Property tax$6,238
Insurance (STR-rated)$2,919

Cash needed to close

Down payment (25%)$124,750
Closing costs (4.0%)$19,960
Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

Tax shield @ 32%$32,993

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)

$80,000 · 23%

Year-1 deduction

$103,000

Year-1 tax shield @ 32%

$33,000

Land 31% (county tax record, assessed value split) · building $266,000 over 39 years · new furniture $23,000

Based on: 2,286 sq ft, built 1979, 4 bd / 3 ba, unfurnished, listing features (fireplace, stone counters, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $79,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$77,200

Kitchen cabinetsdefault
$10,800 new × 40% good × 1.94 allocation
$8,400
Kitchen countertops (stone)listing
$11,100 new × 40% good × 1.94 allocation
$8,600
Decorative trimdefault
$4,000 new × 40% good × 1.94 allocation
$3,100
Mirrorsdefault
$500 new × 40% good × 1.94 allocation
$300
Shelvingdefault
$1,500 new × 40% good × 1.94 allocation
$1,200
Window coverings (23)default
$5,800 new × 40% good × 1.94 allocation
$4,500
Carpet, vinyl & laminate (100% of floors)listing
$14,700 new × 40% good × 1.94 allocation
$11,400
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 1.94 allocation
$6,500
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 1.94 allocation
$3,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.94 allocation
$6,300
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$25,600

Paving: driveway & walks (paved)default
$12,400 new × 50% good × 1.94 allocation
$12,000
Landscaping (typical)default
$9,500 new × 50% good × 1.94 allocation
$9,200
Patiosdefault
$2,300 new × 50% good × 1.94 allocation
$2,200
Decks & porches (attached)default
$2,300 new × 50% good × 1.94 allocation
$2,200

Building, 39-year$266,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,800 new × 40% good × 1.94 allocation
$192,200
Building plumbing & fixturesdefault
$25,700 new × 40% good × 1.94 allocation
$20,000
Building electrical & lightingdefault
$26,200 new × 40% good × 1.94 allocation
$20,400
HVACdefault
$25,800 new × 40% good × 1.94 allocation
$20,000
Fireplacelisting
$2,600 new × 40% good × 1.94 allocation
$2,000
Septic systemlisting
$12,000 new × 50% good × 1.94 allocation
$11,600

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	$77,200	$25,600	$300	$103,100
2	$0	$0	$6,800	$6,800
3	$0	$0	$6,800	$6,800
4	$0	$0	$6,800	$6,800
5	$0	$0	$6,800	$6,800
6+	$0	$0	$238,600	$238,600
Total	$77,200	$25,600	$266,200	$369,000

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.