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823 Mission Sierra Ct

823 Mission Sierra Ct

Redding, CA 96003

$225,000

2 bd · 1.5 ba · 960 sqft · Listed 21d ago

View on Realtor.com →
Low confidence

Year built

1983

Sqft

960

Lot sqft

871

HOA / mo

$180

Furnished

No

List date

2026-09-08T19:04:46.000000Z

Revenue

Annual revenue

$19,714

ADR

$88

Occupancy

61%

Cleaning fees (12 mo)

$2,247

Confidence

Low (21.04), 26 comps

Comp revenue range (p25 / median / p75)

$8,907$15,947$26,535

  • Beautiful Studio in Nice Area- Close to Everything

    Apartment · 1 bd · 1 ba · sleeps 2 · 0.2 mi

    Revenue $21,124ADR $76Occ ≈ 76%5★ (11)

    Airbnb

  • Classic Studio - Nice area, newer build

    Apartment · 1 bd · 1 ba · sleeps 2 · 0.2 mi

    Revenue $7,058ADR $66Occ ≈ 29%5★ (2)

    Airbnb

  • The Studio on Mission

    House · 1 bd · 1 ba · sleeps 2 · 0.2 mi

    Revenue $15,970ADR $84Occ ≈ 52%5★ (3)

    Airbnb

  • Quaint, quiet, and centrally located near Bethel!

    House · 3 bd · 2 ba · sleeps 7 · 0.2 mi

    Revenue $5,693ADR $96Occ ≈ 16%4.8★ (78)

    Airbnb

  • Centrally located, large 2 bed/2 bath apartment.

    Apartment · 2 bd · 2 ba · sleeps 5 · 0.2 mi

    Revenue $9,789ADR $87Occ ≈ 31%5★ (1)

    AirbnbVrbo

  • Live in style at this amazing location 2 bdrm apt

    Apartment · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi

    Revenue $17,457ADR $82Occ ≈ 58%—

    Airbnb

  • Jamieson #4 • Modern • Prime location • Near Mall

    Apartment · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    Revenue $3,080ADR $66Occ ≈ 13%—

    Airbnb

  • House of Miracles! Full size bed! Room #2

    House · 1 bd · 1 ba · sleeps 2 · 0.3 mi

    Revenue $10,542ADR $55Occ ≈ 53%4.9★ (18)

    Airbnb

  • House of miracles! California King room #1

    House · 1 bd · 1 ba · sleeps 2 · 0.4 mi

    Revenue $10,037ADR $48Occ ≈ 57%5★ (15)

    Airbnb

  • Central, TV, Full Kitchen, Fast Wi-FI, Laundry

    House · 1 bd · 1 ba · sleeps 2 · 0.4 mi

    Revenue $16,861ADR $58Occ ≈ 80%5★ (440)

    Airbnb

Show all 26 comps

  • TV, Central, Full Kitchen, Fast Wi-Fi, Laundry

    House · 1 bd · 1 ba · sleeps 2 · 0.4 mi

    Revenue $15,924ADR $55Occ ≈ 79%5★ (366)

    Airbnb

  • Parkside 3BR Retreat • 2 Kings Beds • Near Bethel

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

    Revenue $28,338ADR $194Occ ≈ 40%4.8★ (6)

    Airbnb

  • Rogue River Stay

    House · 1 bd · 1 ba · sleeps 2 · 0.4 mi

    Revenue $4,456ADR $75Occ ≈ 16%5★ (303)

    Airbnb

  • House of miracles room #3

    House · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $8,613ADR $50Occ ≈ 47%4.8★ (8)

    Airbnb

  • Centrally located with private entrance

    House · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $17,560ADR $66Occ ≈ 73%4.9★ (290)

    Airbnb

  • Master BR & bath, back entrance

    House · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $8,006ADR $61Occ ≈ 36%—

    Airbnb

  • Floral Room @ Peace House/Walk to Bethel

    Bed & Breakfast · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $10,245ADR $58Occ ≈ 48%5★ (130)

    Airbnb

  • Redding Escape for Large Family #2

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

    Revenue $31,261ADR $181Occ ≈ 47%4.9★ (224)

    Airbnb

  • Blue Room @ Peace House/Walk to Bethel

    Bed & Breakfast · 1 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $11,136ADR $53Occ ≈ 58%5★ (206)

    Airbnb

  • 🏡 The Artsy Abode ✨ Family Friendly w/ Hot Tub ♨️

    House · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $60,257ADR $238Occ ≈ 69%5★ (261)

    AirbnbVrbo

  • Modest luxury centrally located

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

    Revenue $41,653ADR $358Occ ≈ 32%4.8★ (54)

    AirbnbVrbo

  • Family Home | Fire Pit + Outdoor TV | Near Bethel

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

    Revenue $19,023ADR $245Occ ≈ 21%5★ (12)

    AirbnbVrbo

  • Redding Escape for Large Family

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

    Revenue $31,939ADR $176Occ ≈ 50%4.9★ (233)

    Airbnb

  • Peace House - Master Suite with Private Bath

    Bed & Breakfast · 1 bd · 1 ba · sleeps 2 · 0.6 mi

    Revenue $5,600ADR $89Occ ≈ 17%5★ (10)

    Airbnb

  • Charming Escape at Park Place - Cozy & Central

    House · 3 bd · 2 ba · sleeps 8 · 0.6 mi

    Revenue $49,296ADR $221Occ ≈ 61%4.8★ (38)

    Airbnb

  • Emerald House. Designer remodel. King bed. Central

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

    Revenue $48,045ADR $221Occ ≈ 60%4.8★ (394)

    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

$19,714

NOI

$4,043

Cash flow /mo

$337

Cash needed

$250,000

Cash-on-cash (all cash)

1.6%

ROE (yr 1)

4.3%

Cap rate

1.8%

DSCR

—

Year-1 write-off

$70,481

Year-1 tax shield @ 32%

$22,554

Year-1 return on equity

  • Cash flow (annual)$4,043
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$6,750
ROE4.3%
ROE incl. year-1 tax savings (32% bracket, STR loophole)13.3%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$3,943
  • Platform fees (3% of revenue)$591
  • Maintenance / capex (5% of revenue)$986
  • Utilities & supplies$4,200
  • HOA$2,160
  • Property tax$2,813
  • Insurance (STR-rated)$1,316

Cash needed to close

  • Purchase price (all cash)$225,000
  • Closing costs (4.0%)$9,000
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$22,554

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

$159,000

Short-life (5/15-yr)

$54,000 · 34%

Year-1 deduction

$70,000

Year-1 tax shield @ 32%

$23,000

Land 29% (county tax record, assessed value split) · building $105,000 over 39 years · new furniture $16,000

Based on: 960 sq ft, built 1983, 2 bd / 1.5 ba, unfurnished, listing features (deck, flooring types).

IRS-guide safe-harbor floor: $47,000 in year 1 (19% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$47,000

  • Kitchen cabinetsdefault

    $7,900 new × 40% good × 1.90 allocation

    $6,000

  • Kitchen countertopsdefault

    $6,500 new × 40% good × 1.90 allocation

    $4,900

  • Decorative trimdefault

    $1,700 new × 40% good × 1.90 allocation

    $1,300

  • Mirrorsdefault

    $200 new × 40% good × 1.90 allocation

    $100

  • Shelvingdefault

    $900 new × 40% good × 1.90 allocation

    $700

  • Window coverings (10)default

    $2,500 new × 40% good × 1.90 allocation

    $1,900

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

    $3,100 new × 40% good × 1.90 allocation

    $2,400

  • Kitchen & laundry equipment plumbingdefault

    $6,200 new × 40% good × 1.90 allocation

    $4,700

  • Kitchen, laundry & data equipment electricaldefault

    $3,700 new × 40% good × 1.90 allocation

    $2,800

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

    $8,100 new × 40% good × 1.90 allocation

    $6,200

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$23,200

  • Paving: driveway & walks (paved)default

    $6,400 new × 50% good × 1.90 allocation

    $6,100

  • Landscaping (typical)default

    $6,200 new × 50% good × 1.90 allocation

    $5,900

  • Patiosdefault

    $900 new × 50% good × 1.90 allocation

    $900

  • Decks & porches (attached)listing

    $10,800 new × 50% good × 1.90 allocation

    $10,300
Building, 39-year$105,000

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

    $103,800 new × 40% good × 1.90 allocation

    $79,100

  • Building plumbing & fixturesdefault

    $10,700 new × 40% good × 1.90 allocation

    $8,200

  • Building electrical & lightingdefault

    $9,400 new × 40% good × 1.90 allocation

    $7,200

  • HVACdefault

    $10,800 new × 40% good × 1.90 allocation

    $8,200

  • Hardwood & tile floorsdefault

    $3,100 new × 40% good × 1.90 allocation

    $2,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$47,000$23,200$300$70,500
2$0$0$2,700$2,700
3$0$0$2,700$2,700
4$0$0$2,700$2,700
5$0$0$2,700$2,700
6+$0$0$93,900$93,900
Total$47,000$23,200$105,000$175,200

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.