705 Loma St
Redding, CA 96003
$299,800
2 bd · 2 ba · 1,146 sqft · Listed 1d ago
View on Realtor.com →Year built
1946
Sqft
1,146
Lot sqft
7,405
HOA / mo
$0
Furnished
No
List date
2026-10-02T18:42:09.000000Z
Revenue
Annual revenue
$19,591
ADR
$86
Occupancy
62%
Cleaning fees (12 mo)
$3,217
Confidence
Low (40.67), 5 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $25,042
Woods on the Hill, Near Downtown & Biking Trails
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $20,338ADR $78Occ ≈ 71%4.6★ (49)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Loma St Oasis House | 2 bd · 2 ba · sleeps 4 | $5,874 | $141 | 11% | 4.9★ (11) | 26 ft | Airbnb |
Walk to Park & Aquatic Center: Airy Redding Home! House | 2 bd · 2 ba · sleeps 4 | $25,042 | $169 | 41% | 4.8★ (9) | 0.1 mi | AirbnbVrboBooking |
Woods on the Hill, Near Downtown & Biking Trails House | 2 bd · 1 ba · sleeps 5 | $20,338 | $78 | 71% | 4.6★ (49) | 0.2 mi | Airbnb |
Loft View 53 | Central Style House | 2 bd · 1 ba · sleeps 6 | $48,575 | $216 | 62% | 4.9★ (40) | 0.4 mi | AirbnbVrbo |
Walk to Downtown • River Trail House | 2 bd · 1 ba · sleeps 5 | $33,812 | $170 | 54% | 5★ (96) | 0.7 mi | AirbnbVrboBooking |
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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$19,591
NOI
$4,854
Cash flow /mo
-$1,250
Cash needed
$102,942
Cash-on-cash
-14.6%
ROE (yr 1)
-4.0%
Cap rate
1.6%
DSCR
0.24
Year-1 write-off
$77,286
Year-1 tax shield @ 32%
$24,732
Year-1 return on equity
- Cash flow (annual)-$15,001
- Principal paydown$1,867
- Appreciation at%$8,994
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)$3,918
- Platform fees (3% of revenue)$588
- Maintenance / capex (5% of revenue)$980
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,748
- Insurance (STR-rated)$1,754
Cash needed to close
- Down payment (25%)$74,950
- Closing costs (4.0%)$11,992
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,732
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
$211,000
Short-life (5/15-yr)
$61,000 · 29%
Year-1 deduction
$77,000
Year-1 tax shield @ 32%
$25,000
Land 30% (county tax record, assessed value split) · building $150,000 over 39 years · new furniture $16,000
Based on: 1,146 sq ft, built 1946, 2 bd / 2 ba, unfurnished, listing features (covered patio, fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (21% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,300
Kitchen cabinetsdefault
$8,300 new × 40% good × 2.18 allocation
- $5,900
Kitchen countertopsdefault
$6,800 new × 40% good × 2.18 allocation
- $1,800
Decorative trimdefault
$2,000 new × 40% good × 2.18 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.18 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.18 allocation
- $2,400
Window coverings (11)default
$2,800 new × 40% good × 2.18 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 2.18 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.18 allocation
- $7,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.18 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $7,700
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 2.18 allocation
- $7,400
Landscaping (typical)default
$6,800 new × 50% good × 2.18 allocation
- $10,300
Covered patiolisting
$9,500 new × 50% good × 2.18 allocation
- $1,200
Decks & porches (attached)default
$1,100 new × 50% good × 2.18 allocation
- $108,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$124,000 new × 40% good × 2.18 allocation
- $11,200
Building plumbing & fixturesdefault
$12,800 new × 40% good × 2.18 allocation
- $10,300
Building electrical & lightingdefault
$11,800 new × 40% good × 2.18 allocation
- $11,300
HVACdefault
$12,900 new × 40% good × 2.18 allocation
- $6,400
Hardwood & tile floorsdefault
$7,400 new × 40% good × 2.18 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $50,500 | $26,600 | $200 | $77,300 |
| 2 | $0 | $0 | $3,800 | $3,800 |
| 3 | $0 | $0 | $3,800 | $3,800 |
| 4 | $0 | $0 | $3,800 | $3,800 |
| 5 | $0 | $0 | $3,800 | $3,800 |
| 6+ | $0 | $0 | $134,300 | $134,300 |
| Total | $50,500 | $26,600 | $149,800 | $227,000 |
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.