15189 LA Paloma Way

Redding, CA 96001

$549,900

4 bd · 2 ba · 1,786 sqft · Listed 4d ago

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Low confidence

Year built

1988

Sqft

1,786

Lot sqft

143,312

HOA / mo

Furnished

List date

2026-09-25T15:54:07.000000Z

Revenue

Annual revenue

$74,678

ADR

$442

Occupancy

46%

Cleaning fees (12 mo)

$8,646

Confidence

Low (42.74), 6 comps

Comp revenue range (p25 / median / p75)

$51,993$71,509$88,203

Paradise Awaits You
House · 3 bd · 3.5 ba · sleeps 6 · 0.4 mi
Revenue $91,205ADR $402Occ ≈ 62%5★ (32)
Airbnb
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV
House · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $112,453ADR $584Occ ≈ 53%5★ (46)
Airbnb Vrbo
Pool Hot Tub 360 views EV Charger Palapa Seating
House · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $3,365ADR $1,682Occ ≈ 1%5★ (66)
Airbnb Vrbo
*Farm/hot tub/game room/Mt. views/fire pit/ponds*
House · 4 bd · 3.5 ba · sleeps 12 · 0.5 mi
Revenue $48,051ADR $487Occ ≈ 27%5★ (26)
Airbnb Vrbo
Private Lake House with Pool and Sauna
House · 3 bd · 2 ba · sleeps 10 · 1.1 mi
Revenue $63,820ADR $419Occ ≈ 42%4.9★ (28)
Airbnb Vrbo
Montgomery Ranch - Main House
Vacation home · 3 bd · 2 ba · sleeps 10 · 1.1 mi
Revenue $79,197ADR $595Occ ≈ 36%—
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Paradise Awaits You House	3 bd · 3.5 ba · sleeps 6	$91,205	$402	62%	5★ (32)	0.4 mi	Airbnb
11 Acres, Pool, Fire Pit, Hot Tub, Starlink, EV House	4 bd · 3 ba · sleeps 10	$112,453	$584	53%	5★ (46)	0.4 mi	Airbnb Vrbo
Pool Hot Tub 360 views EV Charger Palapa Seating House	4 bd · 3 ba · sleeps 10	$3,365	$1,682	1%	5★ (66)	0.4 mi	Airbnb Vrbo
Farm/hot tub/game room/Mt. views/fire pit/ponds House	4 bd · 3.5 ba · sleeps 12	$48,051	$487	27%	5★ (26)	0.5 mi	Airbnb Vrbo
Private Lake House with Pool and Sauna House	3 bd · 2 ba · sleeps 10	$63,820	$419	42%	4.9★ (28)	1.1 mi	Airbnb Vrbo
Montgomery Ranch - Main House Vacation home	3 bd · 2 ba · sleeps 10	$79,197	$595	36%	—	1.1 mi	Booking

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

Purchase priceAlready furnishedTax bracket

Est. revenue

$74,678

NOI

$40,302

Cash flow /mo

$3,359

Cash needed

$594,896

Cash-on-cash (all cash)

6.8%

ROE (yr 1)

9.5%

Cap rate

7.3%

DSCR

—

Year-1 write-off

$171,363

Year-1 tax shield @ 32%

$54,836

Year-1 return on equity

Cash flow (annual)$40,302
Principal paydown (n/a, cash)$0
Appreciation at%$16,497

ROE9.5%

ROE incl. year-1 tax savings (32% bracket, STR loophole)18.8%

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

Management (20% of revenue)$14,936
Platform fees (3% of revenue)$2,240
Maintenance / capex (5% of revenue)$3,734
Utilities & supplies$4,200
HOA$0
Property tax$6,874
Insurance (STR-rated)$3,217

Cash needed to close

Purchase price (all cash)$549,900
Closing costs (4.0%)$21,996
Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

Tax shield @ 32%$54,836

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

$407,000

Short-life (5/15-yr)

$148,000 · 36%

Year-1 deduction

$171,000

Year-1 tax shield @ 32%

$55,000

Land 26% (county tax record, assessed value split) · building $260,000 over 39 years · new furniture $23,000

Based on: 1,786 sq ft, built 1988, 4 bd / 2 ba, unfurnished, listing features (pool, flooring types, septic).

IRS-guide safe-harbor floor: $148,000 in year 1 (31% short-life, $47,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$70,100

Kitchen cabinetsdefault
$9,700 new × 40% good × 2.34 allocation
$9,100
Kitchen countertopsdefault
$7,900 new × 40% good × 2.34 allocation
$7,500
Decorative trimdefault
$3,100 new × 40% good × 2.34 allocation
$2,900
Mirrorsdefault
$300 new × 40% good × 2.34 allocation
$300
Shelvingdefault
$1,500 new × 40% good × 2.34 allocation
$1,400
Window coverings (18)default
$4,500 new × 40% good × 2.34 allocation
$4,200
Carpet, vinyl & laminate (25% of floors)listing
$2,900 new × 40% good × 2.34 allocation
$2,700
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 2.34 allocation
$7,100
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 2.34 allocation
$4,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.34 allocation
$7,600
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$100,500

Paving: driveway & walks (paved)default
$8,800 new × 50% good × 2.34 allocation
$10,300
Landscaping (typical)default
$8,400 new × 50% good × 2.34 allocation
$9,900
Patiosdefault
$1,800 new × 50% good × 2.34 allocation
$2,100
Decks & porches (attached)default
$1,800 new × 50% good × 2.34 allocation
$2,100
Pool (in-ground)listing
$65,000 new × 50% good × 2.34 allocation
$76,200

Building, 39-year$259,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$193,300 new × 40% good × 2.34 allocation
$181,300
Building plumbing & fixturesdefault
$20,100 new × 40% good × 2.34 allocation
$18,800
Building electrical & lightingdefault
$19,900 new × 40% good × 2.34 allocation
$18,700
HVACdefault
$20,100 new × 40% good × 2.34 allocation
$18,900
Hardwood & tile floorsdefault
$8,600 new × 40% good × 2.34 allocation
$8,100
Septic systemlisting
$12,000 new × 50% good × 2.34 allocation
$14,100

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	$70,100	$100,500	$800	$171,400
2	$0	$0	$6,700	$6,700
3	$0	$0	$6,700	$6,700
4	$0	$0	$6,700	$6,700
5	$0	$0	$6,700	$6,700
6+	$0	$0	$232,300	$232,300
Total	$70,100	$100,500	$259,800	$430,300

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.