STR Yield
← Back to deals
MortgageCash
1669 Mistletoe Ln

1669 Mistletoe Ln

Redding, CA 96002

$205,000

3 bd · 1 ba · 1,222 sqft · Listed 26d ago

View on Realtor.com →

Year built

1955

Sqft

1,222

Lot sqft

10,890

HOA / mo

$0

Furnished

No

List date

2026-09-03T02:38:29.000000Z

Revenue

Annual revenue

$51,886

ADR

$210

Occupancy

68%

Cleaning fees (12 mo)

$7,856

Confidence

Low (44.19), 12 comps

Comp revenue range (p25 / median / p75)

$33,191$47,168$54,011

  • Oh Joy! 3 beds 2 baths Organic Avocado mattress

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $36,607ADR $207Occ ≈ 48%4.7★ (46)

    AirbnbBooking

  • Renovated 3-Bedroom Mid Century Home

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

    Revenue $17,480ADR $231Occ ≈ 21%4.3★ (4)

    AirbnbVrbo

  • Pool, Fire Pit, Pets OK, EV, Yard Games

    House · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $83,874ADR $275Occ ≈ 84%5★ (82)

    AirbnbVrbo

  • The Songbird 99

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.3 mi

    Revenue $94,871ADR $315Occ ≈ 83%5★ (5)

    Booking

  • “The Lion’s Keep”, Entire 3/2 residential home

    House · 3 bd · 2 ba · sleeps 6 · 0.4 mi

    Revenue $44,762ADR $171Occ ≈ 72%5★ (91)

    Airbnb

  • * * *Pineland Place* * *

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $53,177ADR $222Occ ≈ 66%4.9★ (174)

    AirbnbVrbo

  • * * *Casa Vereda (Trail House)* * *

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $49,574ADR $214Occ ≈ 63%4.8★ (147)

    AirbnbVrbo

  • * * *Arroyo Manor* * *

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $52,175ADR $206Occ ≈ 69%4.8★ (148)

    AirbnbVrbo

  • * * *Carpenter Lane* * *

    House · 3 bd · 2 ba · sleeps 6 · 0.5 mi

    Revenue $56,514ADR $206Occ ≈ 75%4.9★ (225)

    AirbnbVrbo

  • Contractor Friendly 3 Bdrm Townhomes - 30 day

    Apartment · 3 bd · 1.5 ba · sleeps 7 · 0.5 mi

    Revenue $22,943ADR $88Occ ≈ 71%—

    Airbnb

Show all 12 comps

  • Desert Chic Meets California Cool in Redding

    House · 3 bd · 2 ba · sleeps 6 · 0.6 mi

    Revenue $3,163ADR $210Occ ≈ 4%1★ (1)

    Airbnb

  • Pineland Getaway ~ 4 Queens, 2 Twins

    Vacation home · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $40,234ADR $200Occ ≈ 55%4.8★ (103)

    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

Financing

Est. revenue

$51,886

NOI

$29,704

Cash flow /mo

$2,475

Cash needed

$232,700

Cash-on-cash (all cash)

12.8%

ROE (yr 1)

15.4%

Cap rate

14.5%

DSCR

—

Year-1 write-off

$62,121

Year-1 tax shield @ 32%

$19,879

Year-1 return on equity

  • Cash flow (annual)$29,704
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$6,150
ROE15.4%
ROE incl. year-1 tax savings (32% bracket, STR loophole)24.0%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$10,377
  • Platform fees (3% of revenue)$1,557
  • Maintenance / capex (5% of revenue)$2,594
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,563
  • Insurance (STR-rated)$1,199

Cash needed to close

  • Purchase price (all cash)$205,000
  • Closing costs (4.0%)$8,200
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$19,879

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

$145,000

Short-life (5/15-yr)

$42,000 · 29%

Year-1 deduction

$62,000

Year-1 tax shield @ 32%

$20,000

Land 29% (county tax record, assessed value split) · building $102,000 over 39 years · new furniture $20,000

Based on: 1,222 sq ft, built 1955, 3 bd / 1 ba, unfurnished, listing features (fence, flooring types).

IRS-guide safe-harbor floor: $50,000 in year 1 (21% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$45,400

  • Kitchen cabinetsdefault

    $8,500 new × 40% good × 1.45 allocation

    $4,900

  • Kitchen countertopsdefault

    $6,900 new × 40% good × 1.45 allocation

    $4,000

  • Decorative trimdefault

    $2,100 new × 40% good × 1.45 allocation

    $1,200

  • Mirrorsdefault

    $200 new × 40% good × 1.45 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 1.45 allocation

    $700

  • Window coverings (12)default

    $3,000 new × 40% good × 1.45 allocation

    $1,700

  • Carpet, vinyl & laminate (50% of floors)listing

    $3,900 new × 40% good × 1.45 allocation

    $2,300

  • Kitchen & laundry equipment plumbingdefault

    $6,600 new × 40% good × 1.45 allocation

    $3,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,000 new × 40% good × 1.45 allocation

    $2,300

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

    $8,100 new × 40% good × 1.45 allocation

    $4,700

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$16,400

  • Paving: driveway & walks (paved)default

    $7,200 new × 50% good × 1.45 allocation

    $5,300

  • Landscaping (typical)default

    $7,000 new × 50% good × 1.45 allocation

    $5,100

  • Patiosdefault

    $1,200 new × 50% good × 1.45 allocation

    $900

  • Decks & porches (attached)default

    $1,200 new × 50% good × 1.45 allocation

    $900

  • Fencinglisting

    $6,000 new × 50% good × 1.45 allocation

    $4,400
Building, 39-year$102,400

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

    $132,200 new × 40% good × 1.45 allocation

    $76,800

  • Building plumbing & fixturesdefault

    $13,700 new × 40% good × 1.45 allocation

    $8,000

  • Building electrical & lightingdefault

    $12,800 new × 40% good × 1.45 allocation

    $7,400

  • HVACdefault

    $13,800 new × 40% good × 1.45 allocation

    $8,000

  • Hardwood & tile floorsdefault

    $3,900 new × 40% good × 1.45 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$45,400$16,400$300$62,100
2$0$0$2,600$2,600
3$0$0$2,600$2,600
4$0$0$2,600$2,600
5$0$0$2,600$2,600
6+$0$0$91,600$91,600
Total$45,400$16,400$102,400$164,200

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.