200 Ridgetop Dr Apt 4
Redding, CA 96003
$268,800
2 bd · 2.5 ba · 1,155 sqft · Listed 24d ago
View on Realtor.com →Year built
1991
Sqft
1,155
Lot sqft
871
HOA / mo
$500
Furnished
No
List date
2026-09-05T16:20:32.000000Z
Revenue
Annual revenue
$46,983
ADR
$196
Occupancy
66%
Cleaning fees (12 mo)
$7,055
Confidence
Low (34.95), 9 comps
Comp revenue range (p25 / median / p75)
Woodhill Estate*Walk by the River, Big yard!
House · 3 bd · 2 ba · sleeps 6 · 0.3 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) | 0.3 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 |
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 |
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 |
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 |
House of Favor, King Bed + 4Twins,Close to Bethel House | 3 bd · 2 ba · sleeps 6 | $10,693 | $183 | 16% | 4.7★ (376) | 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$46,983
NOI
$19,098
Cash flow /mo
$143
Cash needed
$93,952
Cash-on-cash
1.8%
ROE (yr 1)
12.3%
Cap rate
7.1%
DSCR
1.10
Year-1 write-off
$80,155
Year-1 tax shield @ 32%
$25,649
Year-1 return on equity
- Cash flow (annual)$1,717
- Principal paydown$1,759
- Appreciation at%$8,064
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,397
- Platform fees (3% of revenue)$1,409
- Maintenance / capex (5% of revenue)$2,349
- Utilities & supplies$4,200
- HOA$6,000
- Property tax$3,360
- Insurance (STR-rated)$1,572
Cash needed to close
- Down payment (25%)$67,200
- Closing costs (4.0%)$10,752
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,649
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
$222,000
Short-life (5/15-yr)
$64,000 · 29%
Year-1 deduction
$80,000
Year-1 tax shield @ 32%
$26,000
Land 17% (county tax record, assessed value split) · building $159,000 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).
IRS-guide safe-harbor floor: $62,000 in year 1 (20% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$8,300 new × 40% good × 2.36 allocation
- $6,400
Kitchen countertopsdefault
$6,800 new × 40% good × 2.36 allocation
- $1,900
Decorative trimdefault
$2,000 new × 40% good × 2.36 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.36 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.36 allocation
- $2,800
Window coverings (12)default
$3,000 new × 40% good × 2.36 allocation
- $7,000
Carpet, vinyl & laminate (100% of floors)listing
$7,400 new × 40% good × 2.36 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 2.36 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.36 allocation
- $7,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.36 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $8,300
Paving: driveway & walks (paved)default
$7,000 new × 50% good × 2.36 allocation
- $8,000
Landscaping (typical)default
$6,800 new × 50% good × 2.36 allocation
- $1,300
Patiosdefault
$1,100 new × 50% good × 2.36 allocation
- $1,300
Decks & porches (attached)default
$1,100 new × 50% good × 2.36 allocation
- $122,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$125,000 new × 42% good × 2.36 allocation
- $12,200
Building plumbing & fixturesdefault
$12,900 new × 40% good × 2.36 allocation
- $11,200
Building electrical & lightingdefault
$11,900 new × 40% good × 2.36 allocation
- $12,300
HVACdefault
$13,000 new × 40% good × 2.36 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,600 | $19,000 | $500 | $80,200 |
| 2 | $0 | $0 | $4,100 | $4,100 |
| 3 | $0 | $0 | $4,100 | $4,100 |
| 4 | $0 | $0 | $4,100 | $4,100 |
| 5 | $0 | $0 | $4,100 | $4,100 |
| 6+ | $0 | $0 | $141,900 | $141,900 |
| Total | $60,600 | $19,000 | $158,600 | $238,300 |
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.