3405 Laver St
Redding, CA 96002
$675,000
3 bd · 2 ba · 2,187 sqft · Listed 18d ago
View on Realtor.com →Year built
2022
Sqft
2,187
Lot sqft
10,019
HOA / mo
$0
Furnished
No
List date
2026-09-11T15:15:04.000000Z
Revenue
Annual revenue
$33,613
ADR
$119
Occupancy
77%
Cleaning fees (12 mo)
$4,566
Confidence
Low (24.04), 15 comps
Comp revenue range (p25 / median / p75)
LUXE Modern getaway retreat
House · 3 bd · 1.5 ba · sleeps 6 · 1.0 mi
Revenue $13,556ADR $154Occ ≈ 24%4.8★ (7)
Calm, Cozy & Clean (5 beds + pooltable & foosball)
House · 3 bd · 1.5 ba · sleeps 7 · 1.2 mi
Revenue $36,486ADR $198Occ ≈ 50%5★ (199)
Sweet Escape. Cozy, central, fireplace & Netflix.
House · 3 bd · 2 ba · sleeps 8 · 1.3 mi
Revenue $46,864ADR $162Occ ≈ 79%4.8★ (394)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Quiet Redding Getaway ~ 7 Mi to Downtown! House | 3 bd · 2 ba · sleeps 6 | $44,782 | $210 | 58% | 4.8★ (59) | 0.3 mi | AirbnbVrboBooking |
Forest Homes Retreat House | 3 bd · 2 ba · sleeps 6 | $37,882 | $292 | 36% | 5★ (46) | 0.7 mi | AirbnbVrbo |
LUXE Modern getaway retreat House | 3 bd · 1.5 ba · sleeps 6 | $13,556 | $154 | 24% | 4.8★ (7) | 1.0 mi | Airbnb |
Redding Poolside Retreat | Family & Pet Friendly House | 3 bd · 2 ba · sleeps 6 | $63,449 | $238 | 73% | 4.8★ (157) | 1.1 mi | AirbnbVrbo |
Calm, Cozy & Clean (5 beds + pooltable & foosball) House | 3 bd · 1.5 ba · sleeps 7 | $36,486 | $198 | 50% | 5★ (199) | 1.2 mi | Airbnb |
Ballpark House | 3 bd · 2.5 ba · sleeps 6 | $7,107 | $197 | 10% | — | 1.2 mi | Airbnb |
Comfortable 30+ Day Stay – Perfect for Work/Travel House | 3 bd · 2 ba · sleeps 8 | $16,255 | $169 | 26% | 4.8★ (6) | 1.2 mi | AirbnbVrbo |
Charming 3BR SmartHome w WiFi Games Good Location! House | 3 bd · 2 ba · sleeps 8 | $5,922 | $423 | 4% | 4.5★ (2) | 1.2 mi | AirbnbVrbo |
Timber Haven- Cozy Nest w/Hot Tub & EV Charger House | 3 bd · 2 ba · sleeps 6 | $50,959 | $221 | 63% | 5★ (205) | 1.3 mi | AirbnbVrbo |
Sweet Escape. Cozy, central, fireplace & Netflix. House | 3 bd · 2 ba · sleeps 8 | $46,864 | $162 | 79% | 4.8★ (394) | 1.3 mi | Airbnb |
Show all 15 comps
Cozy 3/2 Mid-Century Modern Home With Backyard
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $10,721ADR $101Occ ≈ 29%4.8★ (8)
Comfy home + great outside space - 30 day
House · 3 bd · 2.5 ba · sleeps 7 · 1.7 mi
Revenue $6,219ADR $87Occ ≈ 20%—
GHouse@ Lilac | Redding (Airport) Her.Hauspitality
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $17,439ADR $140Occ ≈ 34%5★ (2)
The Reservoir Home 3BR near Pickleball
House · 3 bd · 2 ba · sleeps 7 · 2.0 mi
Revenue $867ADR $123Occ ≈ 2%—
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $51,907ADR $196Occ ≈ 73%5★ (178)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 3/2 Mid-Century Modern Home With Backyard House | 3 bd · 2 ba · sleeps 6 | $10,721 | $101 | 29% | 4.8★ (8) | 1.6 mi | Airbnb |
Comfy home + great outside space - 30 day House | 3 bd · 2.5 ba · sleeps 7 | $6,219 | $87 | 20% | — | 1.7 mi | Airbnb |
GHouse@ Lilac | Redding (Airport) Her.Hauspitality House | 3 bd · 2 ba · sleeps 6 | $17,439 | $140 | 34% | 5★ (2) | 1.7 mi | Airbnb |
The Reservoir Home 3BR near Pickleball House | 3 bd · 2 ba · sleeps 7 | $867 | $123 | 2% | — | 2.0 mi | Airbnb |
Renovated Home - 3Bd/2Ba, Washer & Dryer House | 3 bd · 2 ba · sleeps 6 | $51,907 | $196 | 73% | 5★ (178) | 2.1 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$33,613
NOI
$8,628
Cash flow /mo
-$2,918
Cash needed
$215,250
Cash-on-cash
-16.3%
ROE (yr 1)
-4.8%
Cap rate
1.3%
DSCR
0.20
Year-1 write-off
$201,137
Year-1 tax shield @ 32%
$64,364
Year-1 return on equity
- Cash flow (annual)-$35,020
- Principal paydown$4,417
- Appreciation at%$20,250
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,723
- Platform fees (3% of revenue)$1,008
- Maintenance / capex (5% of revenue)$1,681
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,438
- Insurance (STR-rated)$3,949
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$64,364
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
$585,000
Short-life (5/15-yr)
$180,000 · 31%
Year-1 deduction
$201,000
Year-1 tax shield @ 32%
$64,000
Land 13% (county tax record, assessed value split) · building $405,000 over 39 years · new furniture $20,000
Based on: 2,187 sq ft, built 2022, 3 bd / 2 ba, unfurnished, listing features (pool, stone counters, flooring types).
IRS-guide safe-harbor floor: $168,000 in year 1 (25% short-life, $54,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,400
Kitchen cabinetsdefault
$10,600 new × 84% good × 1.39 allocation
- $12,700
Kitchen countertops (stone)listing
$10,800 new × 84% good × 1.39 allocation
- $4,500
Decorative trimdefault
$3,800 new × 84% good × 1.39 allocation
- $300
Mirrorsdefault
$300 new × 67% good × 1.39 allocation
- $1,400
Shelvingdefault
$1,200 new × 84% good × 1.39 allocation
- $4,600
Window coverings (22)default
$5,500 new × 60% good × 1.39 allocation
- $8,700
Carpet, vinyl & laminate (67% of floors)listing
$9,400 new × 67% good × 1.39 allocation
- $10,500
Kitchen & laundry equipment plumbingdefault
$8,200 new × 92% good × 1.39 allocation
- $6,400
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 92% good × 1.39 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 67% good × 1.39 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $14,200
Paving: driveway & walks (paved)default
$12,100 new × 84% good × 1.39 allocation
- $10,900
Landscaping (typical)default
$9,300 new × 84% good × 1.39 allocation
- $2,500
Patiosdefault
$2,200 new × 84% good × 1.39 allocation
- $2,400
Decks & porches (attached)default
$2,200 new × 80% good × 1.39 allocation
- $75,900
Pool (in-ground)listing
$65,000 new × 84% good × 1.39 allocation
- $5,600
Gazebo / pergolalisting
$5,000 new × 80% good × 1.39 allocation
- $308,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$237,500 new × 93% good × 1.39 allocation
- $31,500
Building plumbing & fixturesdefault
$24,600 new × 92% good × 1.39 allocation
- $32,000
Building electrical & lightingdefault
$25,000 new × 92% good × 1.39 allocation
- $27,400
HVACdefault
$24,600 new × 80% good × 1.39 allocation
- $5,500
Hardwood & tile floorsdefault
$4,700 new × 84% good × 1.39 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $88,400 | $111,500 | $1,300 | $201,100 |
| 2 | $0 | $0 | $10,400 | $10,400 |
| 3 | $0 | $0 | $10,400 | $10,400 |
| 4 | $0 | $0 | $10,400 | $10,400 |
| 5 | $0 | $0 | $10,400 | $10,400 |
| 6+ | $0 | $0 | $361,700 | $361,700 |
| Total | $88,400 | $111,500 | $404,500 | $604,400 |
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.