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13961 Creek Trl

13961 Creek Trl

Redding, CA 96003

$359,800

3 bd · 3 ba · 1,436 sqft · Listed 8d ago

View on Realtor.com →
Low confidence

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)

$2,923$27,196$45,702

  • ‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake!

    House · 3 bd · 2 ba · sleeps 5 · 2.7 mi

    Revenue $27,196ADR $213Occ ≈ 35%5★ (43)

    AirbnbVrboBooking

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 3.0 mi

    Revenue $544ADR $272Occ ≈ 1%4.5★ (6)

    AirbnbVrbo

  • Hot Tub, Dog-Friendly Yard! 3-Acre Redding Retreat

    House · 3 bd · 2 ba · sleeps 9 · 3.0 mi

    Revenue $45,702ADR $239Occ ≈ 52%4.7★ (21)

    AirbnbVrboBooking

  • 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 ≈ ——

    Vrbo

  • Redding Retreat Ranch

    House · 3 bd · 2.5 ba · sleeps 10 · 3.1 mi

    Revenue $82,274ADR $520Occ ≈ 43%4.9★ (223)

    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

Financing

Est. revenue

$31,077

NOI

$12,113

Cash flow /mo

$1,009

Cash needed

$393,692

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.8%

Cap rate

3.4%

DSCR

—

Year-1 write-off

$83,844

Year-1 tax shield @ 32%

$26,830

Year-1 return on equity

  • Cash flow (annual)$12,113
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,794
ROE5.8%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.6%
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

  • Purchase price (all cash)$359,800
  • 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.

5-year property$56,700

  • Kitchen cabinetsdefault

    $8,900 new × 40% good × 1.84 allocation

    $6,600

  • Kitchen countertopsdefault

    $7,300 new × 40% good × 1.84 allocation

    $5,400

  • Decorative trimdefault

    $2,500 new × 40% good × 1.84 allocation

    $1,800

  • Mirrorsdefault

    $500 new × 40% good × 1.84 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 1.84 allocation

    $900

  • Window coverings (14)default

    $3,500 new × 40% good × 1.84 allocation

    $2,600

  • Carpet, vinyl & laminate (50% of floors)listing

    $4,600 new × 40% good × 1.84 allocation

    $3,400

  • Kitchen & laundry equipment plumbingdefault

    $7,000 new × 50% good × 1.84 allocation

    $6,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 50% good × 1.84 allocation

    $3,900

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 1.84 allocation

    $6,000

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$26,400

  • Paving: driveway & walks (paved)default

    $7,900 new × 50% good × 1.84 allocation

    $7,200

  • Landscaping (typical)default

    $7,600 new × 50% good × 1.84 allocation

    $7,000

  • Covered patiolisting

    $11,800 new × 50% good × 1.84 allocation

    $10,900

  • Decks & porches (attached)default

    $1,400 new × 50% good × 1.84 allocation

    $1,300
Building, 39-year$224,000

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $155,300 new × 58% good × 1.84 allocation

    $166,600

  • Building plumbing & fixturesdefault

    $16,100 new × 50% good × 1.84 allocation

    $14,800

  • Building electrical & lightingdefault

    $15,500 new × 50% good × 1.84 allocation

    $14,200

  • HVACdefault

    $16,200 new × 40% good × 1.84 allocation

    $11,900

  • Hardwood & tile floorsdefault

    $4,600 new × 40% good × 1.84 allocation

    $3,400

  • Fireplacelisting

    $2,600 new × 40% good × 1.84 allocation

    $1,900

  • Septic systemlisting

    $12,000 new × 50% good × 1.84 allocation

    $11,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.