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8662 Quail Valley Dr

8662 Quail Valley Dr

Redding, CA 96002

$499,000

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

View on Realtor.com →
Low confidence

Year built

1979

Sqft

2,286

Lot sqft

217,800

HOA / mo

$0

Furnished

No

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)

    AirbnbVrbo

  • *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)

    AirbnbVrbo

  • 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

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

Est. revenue

$62,857

NOI

$32,649

Cash flow /mo

$2,721

Cash needed

$541,960

Cash-on-cash (all cash)

6.0%

ROE (yr 1)

8.8%

Cap rate

6.5%

DSCR

—

Year-1 write-off

$103,102

Year-1 tax shield @ 32%

$32,993

Year-1 return on equity

  • Cash flow (annual)$32,649
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,970
ROE8.8%

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

  • Purchase price (all cash)$499,000
  • 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

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.