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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

13303 Intermountain Rd

13303 Intermountain Rd

Redding, CA 96003

$599,000

3 bd · 2 ba · 1,857 sqft · Listed 3d ago

View on Realtor.com →
Rental historyLow confidenceNegative cash flow

Year built

2006

Sqft

1,857

Lot sqft

1,742,400

HOA / mo

$0

Furnished

No

List date

2026-09-26T19:44:27.000000Z

Revenue

Annual revenue

$31,493

ADR

$150

Occupancy

58%

Cleaning fees (12 mo)

$4,995

Confidence

Low (-23.57), 6 comps

Comp revenue range (p25 / median / p75)

$1,199$15,060$41,076

  • 15 min from beautiful Shasta Lake. With lots of wildlife on gorgeous property.

    House · 3 bd · 2 ba · sleeps 6 · 2.6 mi

    Revenue $2,923ADR $0Occ ≈ ——

    Vrbo

  • Redding Retreat Ranch

    House · 3 bd · 2.5 ba · sleeps 10 · 2.7 mi

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

    AirbnbVrbo

  • Romantic Farmhouse 10 min. to Shasta Lake .

    House · 3 bd · 2 ba · sleeps 9 · 2.7 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 · 2.7 mi

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

    AirbnbVrboBooking

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

    House · 3 bd · 2 ba · sleeps 5 · 3.1 mi

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

    AirbnbVrboBooking

  • Hot Tub, Dock, Game Room, Playset and Fire Pits!

    House · 3 bd · 2.5 ba · sleeps 8 · 3.1 mi

    Revenue $624ADR $312Occ ≈ 1%—

    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
Term

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$31,493

NOI

$8,382

Cash flow /mo

-$2,529

Cash needed

$193,210

Cash-on-cash

-15.7%

ROE (yr 1)

-4.4%

Cap rate

1.4%

DSCR

0.22

Year-1 write-off

$90,588

Year-1 tax shield @ 32%

$28,988

Year-1 return on equity

  • Cash flow (annual)-$30,352
  • Principal paydown$3,920
  • Appreciation at%$17,970
ROE-4.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)10.6%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,299
  • Platform fees (3% of revenue)$945
  • Maintenance / capex (5% of revenue)$1,575
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$7,488
  • Insurance (STR-rated)$3,504

Cash needed to close

  • Down payment (25%)$149,750
  • Closing costs (4.0%)$23,960
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,988

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

$385,000

Short-life (5/15-yr)

$70,000 · 18%

Year-1 deduction

$91,000

Year-1 tax shield @ 32%

$29,000

Land 36% (county tax record, assessed value split) · building $315,000 over 39 years · new furniture $20,000

Based on: 1,857 sq ft, built 2006, 3 bd / 2 ba, unfurnished, listing features (patio, fence, fireplace, flooring types, septic).

IRS-guide safe-harbor floor: $73,000 in year 1 (14% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$59,800

  • Kitchen cabinetsdefault

    $9,900 new × 40% good × 1.77 allocation

    $7,000

  • Kitchen countertopsdefault

    $8,100 new × 40% good × 1.77 allocation

    $5,700

  • Decorative trimdefault

    $3,200 new × 40% good × 1.77 allocation

    $2,300

  • Mirrorsdefault

    $300 new × 40% good × 1.77 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.77 allocation

    $800

  • Window coverings (19)default

    $4,800 new × 40% good × 1.77 allocation

    $3,400

  • Carpet, vinyl & laminate (25% of floors)listing

    $3,000 new × 40% good × 1.77 allocation

    $2,100

  • Kitchen & laundry equipment plumbingdefault

    $7,700 new × 60% good × 1.77 allocation

    $8,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,600 new × 60% good × 1.77 allocation

    $4,900

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

    $8,100 new × 40% good × 1.77 allocation

    $5,700

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$29,800

  • Paving: driveway & walks (paved)default

    $8,900 new × 50% good × 1.77 allocation

    $7,900

  • Landscaping (typical)default

    $8,600 new × 50% good × 1.77 allocation

    $7,600

  • Patioslisting

    $8,400 new × 50% good × 1.77 allocation

    $7,400

  • Decks & porches (attached)default

    $1,800 new × 50% good × 1.77 allocation

    $1,600

  • Fencinglisting

    $6,000 new × 50% good × 1.77 allocation

    $5,300
Building, 39-year$315,000

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

    $201,400 new × 67% good × 1.77 allocation

    $237,200

  • Building plumbing & fixturesdefault

    $20,900 new × 60% good × 1.77 allocation

    $22,100

  • Building electrical & lightingdefault

    $20,800 new × 60% good × 1.77 allocation

    $22,100

  • HVACdefault

    $20,900 new × 40% good × 1.77 allocation

    $14,800

  • Hardwood & tile floorsdefault

    $9,000 new × 40% good × 1.77 allocation

    $6,300

  • Fireplacelisting

    $2,600 new × 40% good × 1.77 allocation

    $1,900

  • Septic systemlisting

    $12,000 new × 50% good × 1.77 allocation

    $10,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$59,800$29,800$1,000$90,600
2$0$0$8,100$8,100
3$0$0$8,100$8,100
4$0$0$8,100$8,100
5$0$0$8,100$8,100
6+$0$0$281,700$281,700
Total$59,800$29,800$315,000$404,600

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.