22125 Loop Dr
Redding, CA 96003
$129,000
2 bd · 1 ba · 780 sqft · Listed 1d ago
View on Realtor.com →Year built
1976
Sqft
780
Lot sqft
16,117
HOA / mo
$0
Furnished
No
List date
2026-10-13T13:47:45.000000Z
Revenue
Annual revenue
$53,001
ADR
$280
Occupancy
52%
Cleaning fees (12 mo)
$7,261
Confidence
Low (23.66), 11 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $28,959
Merry Clone - Do not book!
Earth house · 1 bd · 1 ba · sleeps 2 · 3.6 mi
Revenue $12,572ADR $898Occ ≈ 4%—
Delisted
Pippin Clone for new website - Do not book!
Earth house · 1 bd · 1 ba · sleeps 2 · 3.7 mi
Revenue $13,504ADR $844Occ ≈ 4%—
Delisted
Sam's Clone - Do not Book!
Earth house · 1 bd · 1 ba · sleeps 2 · 3.7 mi
Revenue $17,098ADR $899Occ ≈ 5%—
Delisted
Frodo's Clone - Do not Book!
Earth house · 1 bd · 1 ba · sleeps 2 · 3.7 mi
Revenue $10,683ADR $911Occ ≈ 3%—
Delisted
Bella Vista Country Home
House · 2 bd · 2 ba · sleeps 6 · 3.8 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $45,564ADR $186Occ ≈ 67%5★ (39)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Magical Hobbit Hole & Breakfast Earth house
| 1 bd · 1 ba · sleeps 2 | $68,443 | $272 | 69% | 5★ (77) | 3.6 mi | AirbnbVrbo |
Luxurious Hobbit Hole and Second Breakfast! Earth house
| 1 bd · 1 ba · sleeps 2 | $77,329 | $273 | 78% | 5★ (258) | 3.6 mi | AirbnbVrbo |
Romantic Hobbit Hole & Breakfast Earth house
| 1 bd · 1 ba · sleeps 2 | $72,455 | $270 | 74% | 5★ (79) | 3.6 mi | AirbnbVrbo |
Merry Clone - Do not book! Earth house | 1 bd · 1 ba · sleeps 2 | $12,572 | $898 | 4% | — | 3.6 mi | Delisted |
Pippin Clone for new website - Do not book! Earth house | 1 bd · 1 ba · sleeps 2 | $13,504 | $844 | 4% | — | 3.7 mi | Delisted |
Sam's Clone - Do not Book! Earth house | 1 bd · 1 ba · sleeps 2 | $17,098 | $899 | 5% | — | 3.7 mi | Delisted |
Frodo's Clone - Do not Book! Earth house | 1 bd · 1 ba · sleeps 2 | $10,683 | $911 | 3% | — | 3.7 mi | Delisted |
Bright, Cheery Hobbit Hole and Second Breakfast Earth house
| 1 bd · 1 ba · sleeps 2 | $73,809 | $278 | 73% | 5★ (302) | 3.7 mi | AirbnbVrbo |
Bella Vista Country Home House
| 2 bd · 2 ba · sleeps 6 | $45,564 | $186 | 67% | 5★ (39) | 3.8 mi | Airbnb |
‘Mtn Gate Guest House’ ~ 6 Mi to Shasta Lake! House
| 3 bd · 2 ba · sleeps 5 | $28,959 | $212 | 37% | 5★ (43) | 4.7 mi | AirbnbVrboBooking |
Show 1 more
Cozy RV with Pool & Private Parking
Camper/RV · 1 bd · 1 ba · sleeps 2 · 4.8 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $3,897ADR $102Occ ≈ 10%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy RV with Pool & Private Parking Camper/RV
| 1 bd · 1 ba · sleeps 2 | $3,897 | $102 | 10% | — | 4.8 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
Est. revenue
$53,001
NOI
$31,787
Cash flow /mo
$2,649
Cash needed
$150,160
Cash-on-cash (all cash)
21.2%
ROE (yr 1)
23.7%
Cap rate
24.6%
DSCR
—
Year-1 write-off
$44,330
Year-1 tax shield @ 32%
$14,186
Year-1 return on equity
- Cash flow (annual)$31,787
- Principal paydown (n/a, cash)$0
- Appreciation at%$3,870
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)$10,600
- Platform fees (3% of revenue)$1,590
- Maintenance / capex (5% of revenue)$2,650
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,613
- Insurance (STR-rated)$755
Cash needed to close
- Purchase price (all cash)$129,000
- Closing costs (4.0%)$5,160
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$14,186
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
$84,000
Short-life (5/15-yr)
$28,000 · 34%
Year-1 deduction
$44,000
Year-1 tax shield @ 32%
$14,000
Land 35% (county tax record, assessed value split) · building $56,000 over 39 years · new furniture $16,000
Based on: 780 sq ft, built 1976, 2 bd / 1 ba, unfurnished, listing features (fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $36,000 in year 1 (24% short-life, $11,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $3,700
Kitchen cabinetsdefault
$7,500 new × 40% good × 1.25 allocation
- $3,100
Kitchen countertopsdefault
$6,100 new × 40% good × 1.25 allocation
- $700
Decorative trimdefault
$1,400 new × 40% good × 1.25 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.25 allocation
- $400
Shelvingdefault
$900 new × 40% good × 1.25 allocation
- $1,000
Window coverings (8)default
$2,000 new × 40% good × 1.25 allocation
- $2,500
Carpet, vinyl & laminate (100% of floors)listing
$5,000 new × 40% good × 1.25 allocation
- $2,900
Kitchen & laundry equipment plumbingdefault
$5,800 new × 40% good × 1.25 allocation
- $1,800
Kitchen, laundry & data equipment electricaldefault
$3,500 new × 40% good × 1.25 allocation
- $4,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.25 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $3,600
Paving: driveway & walks (paved)default
$5,800 new × 50% good × 1.25 allocation
- $3,500
Landscaping (typical)default
$5,600 new × 50% good × 1.25 allocation
- $500
Patiosdefault
$800 new × 50% good × 1.25 allocation
- $500
Decks & porches (attached)default
$800 new × 50% good × 1.25 allocation
- $42,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$84,200 new × 40% good × 1.25 allocation
- $4,300
Building plumbing & fixturesdefault
$8,700 new × 40% good × 1.25 allocation
- $3,600
Building electrical & lightingdefault
$7,200 new × 40% good × 1.25 allocation
- $4,400
HVACdefault
$8,800 new × 40% good × 1.25 allocation
- $1,300
Fireplacelisting
$2,600 new × 40% good × 1.25 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $36,200 | $8,000 | $100 | $44,300 |
| 2 | $0 | $0 | $1,400 | $1,400 |
| 3 | $0 | $0 | $1,400 | $1,400 |
| 4 | $0 | $0 | $1,400 | $1,400 |
| 5 | $0 | $0 | $1,400 | $1,400 |
| 6+ | $0 | $0 | $49,800 | $49,800 |
| Total | $36,200 | $8,000 | $55,600 | $99,900 |
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.