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21115 Oak Knoll Rd

21115 Oak Knoll Rd

Redding, CA 96003

$499,900

3 bd · 2 ba · 1,740 sqft · Listed 5d ago

View on Realtor.com →
Low confidence

Year built

1987

Sqft

1,740

Lot sqft

179,467

HOA / mo

$0

Furnished

No

List date

2026-09-24T17:04:02.000000Z

Revenue

Annual revenue

$31,495

ADR

$150

Occupancy

58%

Cleaning fees (12 mo)

$5,491

Confidence

Low (43.48), 7 comps

Comp revenue range (p25 / median / p75)

$17,346$27,057$40,396

  • Peaceful Craftsman on Acres w/Labyrinth

    House · 3 bd · 2 ba · sleeps 5 · 0.6 mi

    Revenue $24,334ADR $205Occ ≈ 33%4.9★ (9)

    Airbnb

  • Peaceful Craftsman | Outdoor Space | Low Toxicity

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $50,951ADR $253Occ ≈ 55%4.7★ (20)

    AirbnbVrbo

  • Serene Homestead Hideaway

    House · 3 bd · 2 ba · sleeps 6 · 1.0 mi

    Revenue $27,057ADR $148Occ ≈ 50%4.7★ (21)

    Airbnb

  • Budget Friendly. Clean Updated & a little Quirky

    Guest house · 3 bd · 1.5 ba · sleeps 4 · 1.5 mi

    Revenue $10,357ADR $80Occ ≈ 35%4.8★ (24)

    AirbnbVrbo

  • Small Country Home on 3 Acres Close to Town

    House · 3 bd · 2 ba · sleeps 6 · 1.6 mi

    Revenue $10,188ADR $81Occ ≈ 34%5★ (1)

    Airbnb

  • 8-Acre Retreat: Pool & Stunning Mt Lassen View!

    House · 3 bd · 3 ba · sleeps 8 · 1.6 mi

    Revenue $49,185ADR $298Occ ≈ 45%5★ (14)

    AirbnbVrboBooking

  • Winery Getaway - stay at Shasta's Oldest Vineyard

    House · 3 bd · 2 ba · sleeps 6 · 1.8 mi

    Revenue $31,607ADR $267Occ ≈ 32%5★ (18)

    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

Financing

Est. revenue

$31,495

NOI

$10,053

Cash flow /mo

$838

Cash needed

$539,396

Cash-on-cash (all cash)

1.9%

ROE (yr 1)

4.6%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$123,744

Year-1 tax shield @ 32%

$39,598

Year-1 return on equity

  • Cash flow (annual)$10,053
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,997
ROE4.6%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.0%
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$6,249
  • Insurance (STR-rated)$2,924

Cash needed to close

  • Purchase price (all cash)$499,900
  • Closing costs (4.0%)$19,996
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$39,598

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

$356,000

Short-life (5/15-yr)

$103,000 · 29%

Year-1 deduction

$124,000

Year-1 tax shield @ 32%

$40,000

Land 29% (county tax record, assessed value split) · building $253,000 over 39 years · new furniture $20,000

Based on: 1,740 sq ft, built 1987, 3 bd / 2 ba, unfurnished, listing features (deck, stone counters, flooring types, septic).

IRS-guide safe-harbor floor: $77,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$76,900

  • Kitchen cabinetsdefault

    $9,600 new × 40% good × 2.41 allocation

    $9,300

  • Kitchen countertops (stone)listing

    $9,800 new × 40% good × 2.41 allocation

    $9,500

  • Decorative trimdefault

    $3,000 new × 40% good × 2.41 allocation

    $2,900

  • Mirrorsdefault

    $300 new × 40% good × 2.41 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.41 allocation

    $1,200

  • Window coverings (17)default

    $4,300 new × 40% good × 2.41 allocation

    $4,100

  • Carpet, vinyl & laminate (100% of floors)listing

    $11,200 new × 40% good × 2.41 allocation

    $10,800

  • Kitchen & laundry equipment plumbingdefault

    $7,500 new × 40% good × 2.41 allocation

    $7,200

  • Kitchen, laundry & data equipment electricaldefault

    $4,500 new × 40% good × 2.41 allocation

    $4,400

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

    $8,100 new × 40% good × 2.41 allocation

    $7,800

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$46,100

  • Paving: driveway & walks (paved)default

    $8,600 new × 50% good × 2.41 allocation

    $10,400

  • Landscaping (typical)default

    $8,300 new × 50% good × 2.41 allocation

    $10,000

  • Patiosdefault

    $1,700 new × 50% good × 2.41 allocation

    $2,100

  • Decks & porches (attached)listing

    $19,600 new × 50% good × 2.41 allocation

    $23,600
Building, 39-year$252,500

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

    $188,600 new × 40% good × 2.41 allocation

    $181,700

  • Building plumbing & fixturesdefault

    $19,600 new × 40% good × 2.41 allocation

    $18,800

  • Building electrical & lightingdefault

    $19,300 new × 40% good × 2.41 allocation

    $18,600

  • HVACdefault

    $19,600 new × 40% good × 2.41 allocation

    $18,900

  • Septic systemlisting

    $12,000 new × 50% good × 2.41 allocation

    $14,500

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$76,900$46,100$800$123,700
2$0$0$6,500$6,500
3$0$0$6,500$6,500
4$0$0$6,500$6,500
5$0$0$6,500$6,500
6+$0$0$225,800$225,800
Total$76,900$46,100$252,500$375,400

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.