200 Ridgetop Dr Apt 22
Redding, CA 96003
$255,000
2 bd · 2.5 ba · 1,155 sqft · Listed 1d ago
View on Realtor.com →Year built
1991
Sqft
1,155
Lot sqft
871
HOA / mo
$509
Furnished
No
List date
2026-09-29T14:41:20.000000Z
Revenue
Annual revenue
$50,997
ADR
$202
Occupancy
69%
Cleaning fees (12 mo)
$7,661
Confidence
Low (42.56), 8 comps
Comp revenue range (p25 / median / p75)
Woodhill Estate*Walk by the River, Big yard!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $44,667ADR $152Occ ≈ 81%4.8★ (195)
Cozy & Comfortable Furnished 3BR Home - 30+ Day
House · 3 bd · 2 ba · sleeps 4 · 0.4 mi
Revenue $9,479ADR $85Occ ≈ 31%5★ (1)
Charming Escape at Park Place - Cozy & Central
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $49,296ADR $221Occ ≈ 61%4.8★ (38)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Woodhill Estate*Walk by the River, Big yard! House | 3 bd · 2 ba · sleeps 6 | $44,667 | $152 | 81% | 4.8★ (195) | 0.2 mi | Airbnb |
Cozy & Comfortable Furnished 3BR Home - 30+ Day House | 3 bd · 2 ba · sleeps 4 | $9,479 | $85 | 31% | 5★ (1) | 0.4 mi | Airbnb |
Sparkling Modern Home. Near Bethel! Cottage | 2 bd · 2 ba · sleeps 4 | $32,564 | $134 | 67% | 5★ (273) | 0.4 mi | AirbnbVrbo |
Emerald House. Designer remodel. King bed. Central House | 3 bd · 2 ba · sleeps 6 | $48,045 | $221 | 60% | 4.8★ (394) | 0.5 mi | AirbnbVrbo |
Charming Escape at Park Place - Cozy & Central House | 3 bd · 2 ba · sleeps 8 | $49,296 | $221 | 61% | 4.8★ (38) | 0.5 mi | Airbnb |
Peaceful Family Hideaway, Private Fenced Yard House | 3 bd · 2.5 ba · sleeps 6 | $81,745 | $258 | 87% | 5★ (124) | 0.6 mi | AirbnbVrbo |
Family Home | Fire Pit + Outdoor TV | Near Bethel House | 3 bd · 2 ba · sleeps 6 | $19,023 | $245 | 21% | 5★ (12) | 0.6 mi | AirbnbVrbo |
Beautiful Home w/ Hot Tub & Pool House | 3 bd · 3 ba · sleeps 8 | $82,489 | $390 | 58% | 4.8★ (133) | 0.6 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
Est. revenue
$50,997
NOI
$22,113
Cash flow /mo
$1,843
Cash needed
$281,200
Cash-on-cash (all cash)
7.9%
ROE (yr 1)
10.6%
Cap rate
8.7%
DSCR
—
Year-1 write-off
$59,602
Year-1 tax shield @ 32%
$19,073
Year-1 return on equity
- Cash flow (annual)$22,113
- Principal paydown (n/a, cash)$0
- Appreciation at%$7,650
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)$10,199
- Platform fees (3% of revenue)$1,530
- Maintenance / capex (5% of revenue)$2,550
- Utilities & supplies$4,200
- HOA$6,108
- Property tax$3,188
- Insurance (STR-rated)$1,492
Cash needed to close
- Purchase price (all cash)$255,000
- Closing costs (4.0%)$10,200
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,073
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
$196,000
Short-life (5/15-yr)
$43,000 · 22%
Year-1 deduction
$60,000
Year-1 tax shield @ 32%
$19,000
Land 23% (county tax record, assessed value split) · building $153,000 over 39 years · new furniture $16,000
Based on: 1,155 sq ft, built 1991, 2 bd / 2.5 ba, unfurnished, listing features (flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $43,000 in year 1 (13% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,600
Kitchen cabinetsdefault
$8,300 new × 40% good × 2.28 allocation
- $6,200
Kitchen countertopsdefault
$6,800 new × 40% good × 2.28 allocation
- $1,800
Decorative trimdefault
$2,000 new × 40% good × 2.28 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.28 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.28 allocation
- $2,700
Window coverings (12)default
$3,000 new × 40% good × 2.28 allocation
- $6,800
Carpet, vinyl & laminate (100% of floors)listing
$7,400 new × 40% good × 2.28 allocation
- $5,900
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 2.28 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.28 allocation
- $7,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.28 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $118,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$125,000 new × 42% good × 2.28 allocation
- $11,800
Building plumbing & fixturesdefault
$12,900 new × 40% good × 2.28 allocation
- $10,900
Building electrical & lightingdefault
$11,900 new × 40% good × 2.28 allocation
- $11,900
HVACdefault
$13,000 new × 40% good × 2.28 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,100 | $0 | $500 | $59,600 |
| 2 | $0 | $0 | $3,900 | $3,900 |
| 3 | $0 | $0 | $3,900 | $3,900 |
| 4 | $0 | $0 | $3,900 | $3,900 |
| 5 | $0 | $0 | $3,900 | $3,900 |
| 6+ | $0 | $0 | $137,000 | $137,000 |
| Total | $59,100 | $0 | $153,200 | $212,300 |
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.