652 Brookridge Dr
Redding, CA 96003
$355,000
3 bd · 2 ba · 1,100 sqft · Listed 6d ago
View on Realtor.com →Year built
1984
Sqft
1,100
Lot sqft
10,019
HOA / mo
$0
Furnished
No
List date
2026-09-23T23:57:10.000000Z
Revenue
Annual revenue
$48,053
ADR
$204
Occupancy
65%
Cleaning fees (12 mo)
$8,405
Confidence
Low (42.72), 5 comps
Comp revenue range (p25 / median / p75)
The Cottage w/ a garden view
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $57,784ADR $192Occ ≈ 82%5★ (1060)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Cottage w/ a garden view House | 3 bd · 2 ba · sleeps 6 | $57,784 | $192 | 82% | 5★ (1060) | 0.3 mi | Airbnb |
{Casi⚜️Cielo} Tranquil getaway near Bethel & Shasta House | 3 bd · 2 ba · sleeps 7 | $10,774 | $114 | 26% | 4.7★ (55) | 0.6 mi | AirbnbVrbo |
Modern - Meets Magnolia Farmhouse | Walk to Bethel House | 3 bd · 2 ba · sleeps 6 | $38,314 | $198 | 53% | 4.8★ (228) | 0.6 mi | AirbnbVrbo |
Beautiful Home w/ Hot Tub & Pool House | 3 bd · 3 ba · sleeps 8 | $82,489 | $390 | 58% | 4.8★ (133) | 0.7 mi | AirbnbVrbo |
Chic Modern GEM - Spacious & Bright, Walk 2 Bethel House | 3 bd · 2 ba · sleeps 7 | $41,269 | $205 | 55% | 4.9★ (294) | 0.7 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$48,053
NOI
$24,416
Cash flow /mo
$122
Cash needed
$122,450
Cash-on-cash
1.2%
ROE (yr 1)
11.8%
Cap rate
6.9%
DSCR
1.06
Year-1 write-off
$116,777
Year-1 tax shield @ 32%
$37,369
Year-1 return on equity
- Cash flow (annual)$1,461
- Principal paydown$2,323
- Appreciation at%$10,650
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,611
- Platform fees (3% of revenue)$1,442
- Maintenance / capex (5% of revenue)$2,403
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,438
- Insurance (STR-rated)$2,077
Cash needed to close
- Down payment (25%)$88,750
- Closing costs (4.0%)$14,200
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,369
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
$293,000
Short-life (5/15-yr)
$97,000 · 33%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$37,000
Land 17% (county tax record, assessed value split) · building $196,000 over 39 years · new furniture $20,000
Based on: 1,100 sq ft, built 1984, 3 bd / 2 ba, unfurnished, listing features (covered patio, flooring types).
IRS-guide safe-harbor floor: $92,000 in year 1 (24% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,400
Kitchen cabinetsdefault
$8,200 new × 40% good × 3.18 allocation
- $8,500
Kitchen countertopsdefault
$6,700 new × 40% good × 3.18 allocation
- $2,400
Decorative trimdefault
$1,900 new × 40% good × 3.18 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.18 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.18 allocation
- $3,500
Window coverings (11)default
$2,800 new × 40% good × 3.18 allocation
- $9,000
Carpet, vinyl & laminate (100% of floors)listing
$7,100 new × 40% good × 3.18 allocation
- $8,100
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 3.18 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 3.18 allocation
- $10,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.18 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,900
Paving: driveway & walks (paved)default
$6,900 new × 50% good × 3.18 allocation
- $10,500
Landscaping (typical)default
$6,600 new × 50% good × 3.18 allocation
- $14,400
Covered patiolisting
$9,100 new × 50% good × 3.18 allocation
- $1,700
Decks & porches (attached)default
$1,100 new × 50% good × 3.18 allocation
- $150,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$118,700 new × 40% good × 3.18 allocation
- $15,600
Building plumbing & fixturesdefault
$12,300 new × 40% good × 3.18 allocation
- $14,200
Building electrical & lightingdefault
$11,200 new × 40% good × 3.18 allocation
- $15,700
HVACdefault
$12,400 new × 40% good × 3.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,600 | $37,500 | $600 | $116,800 |
| 2 | $0 | $0 | $5,000 | $5,000 |
| 3 | $0 | $0 | $5,000 | $5,000 |
| 4 | $0 | $0 | $5,000 | $5,000 |
| 5 | $0 | $0 | $5,000 | $5,000 |
| 6+ | $0 | $0 | $175,600 | $175,600 |
| Total | $78,600 | $37,500 | $196,400 | $312,500 |
The building's share of the price ($293,000) is 3.2x our depreciated replacement cost of the home ($92,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.