3878 Patsy Dr
Redding, CA 96001
$434,900
3 bd · 2 ba · 1,498 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
1,498
Lot sqft
18,295
HOA / mo
$0
Furnished
No
List date
2026-10-22T23:56:06.000000Z
Revenue
Annual revenue
$41,429
ADR
$229
Occupancy
50%
Cleaning fees (12 mo)
$5,274
Confidence
Low (3.62), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $11,589
The Wilshire House-Redding, Ca
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $11,589ADR $309Occ ≈ 10%5★ (7)
Rest and Rejuvenate
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- Pool
- A/C
- Free parking
- Wifi
- +1
Revenue $604ADR $151Occ ≈ 1%5★ (1)
Peaceful 3BR Near Hospitals, Trails, and Downtown
House · 3 bd · 2 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $10,418ADR $85Occ ≈ 34%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Pineapple House *Best Reviews* Private Pool! House
| 3 bd · 2 ba · sleeps 6 | $53,126 | $331 | 44% | 5★ (309) | 0.2 mi | AirbnbVrbo |
~Rest and Refresh~ House
| 3 bd · 1 ba · sleeps 6 | $37,877 | $163 | 64% | 4.8★ (403) | 0.4 mi | AirbnbVrbo |
The Wilshire House-Redding, Ca House
| 3 bd · 2 ba · sleeps 6 | $11,589 | $309 | 10% | 5★ (7) | 0.4 mi | Airbnb |
Rest and Rejuvenate House
| 3 bd · 2 ba · sleeps 6 | $604 | $151 | 1% | 5★ (1) | 0.4 mi | Airbnb |
Peaceful 3BR Near Hospitals, Trails, and Downtown House
| 3 bd · 2 ba · sleeps 4 | $10,418 | $85 | 34% | — | 0.5 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
Est. revenue
$41,429
NOI
$18,301
Cash flow /mo
$1,525
Cash needed
$471,796
Cash-on-cash (all cash)
3.9%
ROE (yr 1)
6.6%
Cap rate
4.2%
DSCR
—
Year-1 write-off
$116,441
Year-1 tax shield @ 32%
$37,261
Year-1 return on equity
- Cash flow (annual)$18,301
- Principal paydown (n/a, cash)$0
- Appreciation at%$13,047
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)$8,286
- Platform fees (3% of revenue)$1,243
- Maintenance / capex (5% of revenue)$2,071
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,436
- Insurance (STR-rated)$2,544
Cash needed to close
- Purchase price (all cash)$434,900
- Closing costs (4.0%)$17,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,261
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
$363,000
Short-life (5/15-yr)
$97,000 · 27%
Year-1 deduction
$116,000
Year-1 tax shield @ 32%
$37,000
Land 17% (county tax record, assessed value split) · building $266,000 over 39 years · new furniture $20,000
Based on: 1,498 sq ft, built 2023, 3 bd / 2 ba, unfurnished, listing features (patio, fence, stone counters, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $88,000 in year 1 (19% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$9,100 new × 88% good × 1.33 allocation
- $10,900
Kitchen countertops (stone)listing
$9,300 new × 88% good × 1.33 allocation
- $3,100
Decorative trimdefault
$2,600 new × 88% good × 1.33 allocation
- $300
Mirrorsdefault
$300 new × 75% good × 1.33 allocation
- $1,400
Shelvingdefault
$1,200 new × 88% good × 1.33 allocation
- $3,500
Window coverings (15)default
$3,800 new × 70% good × 1.33 allocation
- $9,600
Carpet, vinyl & laminate (100% of floors)listing
$9,600 new × 75% good × 1.33 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$7,100 new × 94% good × 1.33 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 94% good × 1.33 allocation
- $8,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 75% good × 1.33 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,400
Paving: driveway & walks (paved)default
$8,000 new × 88% good × 1.33 allocation
- $9,100
Landscaping (typical)default
$7,700 new × 88% good × 1.33 allocation
- $7,900
Patioslisting
$6,700 new × 88% good × 1.33 allocation
- $1,700
Decks & porches (attached)default
$1,500 new × 85% good × 1.33 allocation
- $6,800
Fencinglisting
$6,000 new × 85% good × 1.33 allocation
- $205,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$162,200 new × 95% good × 1.33 allocation
- $21,100
Building plumbing & fixturesdefault
$16,800 new × 94% good × 1.33 allocation
- $20,400
Building electrical & lightingdefault
$16,300 new × 94% good × 1.33 allocation
- $19,100
HVACdefault
$16,900 new × 85% good × 1.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $81,300 | $34,900 | $300 | $116,400 |
| 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 | $238,500 | $238,500 |
| Total | $81,300 | $34,900 | $266,000 | $382,200 |
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.