2912 Seminole Dr
Redding, CA 96001
$368,500
3 bd · 2 ba · 1,368 sqft · Listed today
View on Realtor.com →Year built
1989
Sqft
1,368
Lot sqft
10,019
HOA / mo
$0
Furnished
No
List date
2026-11-12T08:03:44.000000Z
Revenue
Annual revenue
$33,668
ADR
$111
Occupancy
83%
Cleaning fees (12 mo)
$3,480
Confidence
Low (35.29), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $38,017
Vintage style house with amazing views of Lassen!
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $11,200ADR $162Occ ≈ 19%5★ (94)
3 bdrm townhouse apt, by Mercy
Apartment · 3 bd · 1.5 ba · sleeps 5 · 0.6 mi
Revenue $1,187ADR $84Occ ≈ 4%—
2 bed/1.5 bath townhouse apartment, by hospital
Apartment · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $25,216ADR $75Occ ≈ 92%5★ (3)
"Newly renovated Westside bungalow"
Bungalow · 3 bd · 1 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $38,017ADR $123Occ ≈ 85%5★ (173)
Charming 2 Bed, 1 Bath Single Family Home
House · 2 bd · 1 ba · sleeps 3 · 0.6 mi
Revenue $39,390ADR $190Occ ≈ 57%4.5★ (2)
Super Cozy quiet 2/2 home - Mt Lassen Views
House · 2 bd · 2 ba · sleeps 4 · 0.7 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $56,494ADR $332Occ ≈ 47%5★ (40)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Starlight Retreat | Clean. Bright. Modern. House
| 3 bd · 2 ba · sleeps 6 | $54,237 | $175 | 85% | 4.8★ (140) | 0.4 mi | AirbnbVrboBooking |
Vintage style house with amazing views of Lassen! House | 3 bd · 1.5 ba · sleeps 6 | $11,200 | $162 | 19% | 5★ (94) | 0.5 mi | Airbnb |
3 bdrm townhouse apt, by Mercy Apartment | 3 bd · 1.5 ba · sleeps 5 | $1,187 | $84 | 4% | — | 0.6 mi | Airbnb |
2 bed/1.5 bath townhouse apartment, by hospital Apartment
| 2 bd · 1.5 ba · sleeps 4 | $25,216 | $75 | 92% | 5★ (3) | 0.6 mi | Airbnb |
"Newly renovated Westside bungalow" Bungalow
| 3 bd · 1 ba · sleeps 4 | $38,017 | $123 | 85% | 5★ (173) | 0.6 mi | Airbnb |
Charming 2 Bed, 1 Bath Single Family Home House | 2 bd · 1 ba · sleeps 3 | $39,390 | $190 | 57% | 4.5★ (2) | 0.6 mi | Airbnb |
Super Cozy quiet 2/2 home - Mt Lassen Views House
| 2 bd · 2 ba · sleeps 4 | $56,494 | $332 | 47% | 5★ (40) | 0.7 mi | 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
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$33,668
NOI
$13,832
Cash flow /mo
-$862
Cash needed
$132,365
Cash-on-cash
-7.8%
ROE (yr 1)
2.3%
Cap rate
3.8%
DSCR
0.57
Year-1 write-off
$101,809
Year-1 tax shield @ 32%
$32,579
Year-1 return on equity
- Cash flow (annual)-$10,342
- Principal paydown$2,341
- Appreciation at%$11,055
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)$6,734
- Platform fees (3% of revenue)$1,010
- Maintenance / capex (5% of revenue)$1,683
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,606
- Insurance (STR-rated)$2,156
Cash needed to close
- Down payment (25%)$92,125
- Closing costs (4.0%)$14,740
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,579
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
$276,000
Short-life (5/15-yr)
$76,000 · 28%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 25% (county tax record, assessed value split) · building $200,000 over 39 years · new furniture $26,000
Based on: 1,368 sq ft, built 1989, 3 bd / 2 ba, unfurnished, listing features (game room, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $79,000 in year 1 (19% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$8,800 new × 40% good × 2.59 allocation
- $7,500
Kitchen countertopsdefault
$7,200 new × 40% good × 2.59 allocation
- $2,500
Decorative trimdefault
$2,400 new × 40% good × 2.59 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.59 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.59 allocation
- $3,600
Window coverings (14)default
$3,500 new × 40% good × 2.59 allocation
- $9,100
Carpet, vinyl & laminate (100% of floors)listing
$8,800 new × 40% good × 2.59 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.59 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.59 allocation
- $8,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.59 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)default
$7,700 new × 50% good × 2.59 allocation
- $9,600
Landscaping (typical)default
$7,400 new × 50% good × 2.59 allocation
- $1,700
Patiosdefault
$1,400 new × 50% good × 2.59 allocation
- $1,700
Decks & porches (attached)default
$1,400 new × 50% good × 2.59 allocation
- $153,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$148,000 new × 40% good × 2.59 allocation
- $15,900
Building plumbing & fixturesdefault
$15,400 new × 40% good × 2.59 allocation
- $15,100
Building electrical & lightingdefault
$14,600 new × 40% good × 2.59 allocation
- $16,000
HVACdefault
$15,400 new × 40% good × 2.59 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $78,600 | $23,000 | $200 | $101,800 |
| 2 | $0 | $0 | $5,100 | $5,100 |
| 3 | $0 | $0 | $5,100 | $5,100 |
| 4 | $0 | $0 | $5,100 | $5,100 |
| 5 | $0 | $0 | $5,100 | $5,100 |
| 6+ | $0 | $0 | $179,500 | $179,500 |
| Total | $78,600 | $23,000 | $200,300 | $301,900 |
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.