13961 Creek Trl
Redding, CA 96003
$359,800
3 bd · 3 ba · 1,436 sqft · Listed 8d ago
View on Realtor.com →Year built
2001
Sqft
1,436
Lot sqft
217,800
HOA / mo
$0
Furnished
No
List date
2026-09-21T18:34:44.000000Z
Revenue
Annual revenue
$31,077
ADR
$145
Occupancy
59%
Cleaning fees (12 mo)
$5,018
Confidence
Low (-6.57), 5 comps
Comp revenue range (p25 / median / p75)
15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.
House · 3 bd · 2 ba · sleeps 6 · 3.1 mi
Revenue $2,923ADR $0Occ ≈ ——
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake! House | 3 bd · 2 ba · sleeps 5 | $27,196 | $213 | 35% | 5★ (43) | 2.7 mi | AirbnbVrboBooking |
Romantic Farmhouse 10 min. to Shasta Lake . House | 3 bd · 2 ba · sleeps 9 | $544 | $272 | 1% | 4.5★ (6) | 3.0 mi | AirbnbVrbo |
Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat House | 3 bd · 2 ba · sleeps 9 | $45,702 | $239 | 52% | 4.7★ (21) | 3.0 mi | AirbnbVrboBooking |
15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property. House | 3 bd · 2 ba · sleeps 6 | $2,923 | $0 | — | — | 3.1 mi | Vrbo |
Redding Retreat Ranch House | 3 bd · 2.5 ba · sleeps 10 | $82,274 | $520 | 43% | 4.9★ (223) | 3.1 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$31,077
NOI
$12,113
Cash flow /mo
-$929
Cash needed
$123,842
Cash-on-cash
-9.0%
ROE (yr 1)
1.6%
Cap rate
3.4%
DSCR
0.52
Year-1 write-off
$83,844
Year-1 tax shield @ 32%
$26,830
Year-1 return on equity
- Cash flow (annual)-$11,153
- Principal paydown$2,354
- Appreciation at%$10,794
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,215
- Platform fees (3% of revenue)$932
- Maintenance / capex (5% of revenue)$1,554
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,498
- Insurance (STR-rated)$2,105
Cash needed to close
- Down payment (25%)$89,950
- Closing costs (4.0%)$14,392
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,830
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
$288,000
Short-life (5/15-yr)
$64,000 · 22%
Year-1 deduction
$84,000
Year-1 tax shield @ 32%
$27,000
Land 20% (county tax record, assessed value split) · building $224,000 over 39 years · new furniture $20,000
Based on: 1,436 sq ft, built 2001, 3 bd / 3 ba, unfurnished, listing features (covered patio, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $68,000 in year 1 (16% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$8,900 new × 40% good × 1.84 allocation
- $5,400
Kitchen countertopsdefault
$7,300 new × 40% good × 1.84 allocation
- $1,800
Decorative trimdefault
$2,500 new × 40% good × 1.84 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.84 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.84 allocation
- $2,600
Window coverings (14)default
$3,500 new × 40% good × 1.84 allocation
- $3,400
Carpet, vinyl & laminate (50% of floors)listing
$4,600 new × 40% good × 1.84 allocation
- $6,400
Kitchen & laundry equipment plumbingdefault
$7,000 new × 50% good × 1.84 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 50% good × 1.84 allocation
- $6,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.84 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,200
Paving: driveway & walks (paved)default
$7,900 new × 50% good × 1.84 allocation
- $7,000
Landscaping (typical)default
$7,600 new × 50% good × 1.84 allocation
- $10,900
Covered patiolisting
$11,800 new × 50% good × 1.84 allocation
- $1,300
Decks & porches (attached)default
$1,400 new × 50% good × 1.84 allocation
- $166,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$155,300 new × 58% good × 1.84 allocation
- $14,800
Building plumbing & fixturesdefault
$16,100 new × 50% good × 1.84 allocation
- $14,200
Building electrical & lightingdefault
$15,500 new × 50% good × 1.84 allocation
- $11,900
HVACdefault
$16,200 new × 40% good × 1.84 allocation
- $3,400
Hardwood & tile floorsdefault
$4,600 new × 40% good × 1.84 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.84 allocation
- $11,000
Septic systemlisting
$12,000 new × 50% good × 1.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $56,700 | $26,400 | $700 | $83,800 |
| 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 | $200,300 | $200,300 |
| Total | $56,700 | $26,400 | $224,000 | $307,100 |
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.