21282 Tia Mia Ln
Redding, CA 96003
$529,900
4 bd · 2 ba · 2,248 sqft · Listed 19d ago
View on Realtor.com →Year built
1981
Sqft
2,248
Lot sqft
217,800
HOA / mo
$0
Furnished
No
List date
2026-09-10T19:12:54.000000Z
Revenue
Annual revenue
$31,467
ADR
$210
Occupancy
41%
Cleaning fees (12 mo)
$4,469
Confidence
Low (19.92), 7 comps
Comp revenue range (p25 / median / p75)
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 1.2 mi
Revenue $35,226ADR $565Occ ≈ 17%5★ (42)
Serene Homestead Hideaway
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
Revenue $27,057ADR $148Occ ≈ 50%4.7★ (21)
-The Bluebird- Located on our Flower Farm
Farm stay · 4 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $70,144ADR $494Occ ≈ 39%5★ (11)
Palo Cedro Country Family Home on Creek
House · 3 bd · 2 ba · sleeps 7 · 2.1 mi
Revenue $10,799ADR $221Occ ≈ 13%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Palo Cedro 22-Acre ViewPoint Lodge House | 3 bd · 3 ba · sleeps 8 | $30,724 | $294 | 29% | 5★ (23) | 0.7 mi | AirbnbVrbo |
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $35,226 | $565 | 17% | 5★ (42) | 1.2 mi | Airbnb |
Serene Homestead Hideaway House | 3 bd · 2 ba · sleeps 6 | $27,057 | $148 | 50% | 4.7★ (21) | 1.5 mi | Airbnb |
-The Bluebird- Located on our Flower Farm Farm stay | 4 bd · 2 ba · sleeps 6 | $70,144 | $494 | 39% | 5★ (11) | 1.6 mi | Airbnb |
Ballpark House | 3 bd · 2.5 ba · sleeps 6 | $7,107 | $197 | 10% | — | 1.8 mi | Airbnb |
Budget Friendly. Clean Updated & a little Quirky Guest house | 3 bd · 1.5 ba · sleeps 4 | $10,357 | $80 | 35% | 4.8★ (24) | 2.0 mi | AirbnbVrbo |
Palo Cedro Country Family Home on Creek House | 3 bd · 2 ba · sleeps 7 | $10,799 | $221 | 13% | — | 2.1 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$31,467
NOI
$9,527
Cash flow /mo
-$2,061
Cash needed
$176,671
Cash-on-cash
-14.0%
ROE (yr 1)
-3.0%
Cap rate
1.8%
DSCR
0.28
Year-1 write-off
$114,576
Year-1 tax shield @ 32%
$36,664
Year-1 return on equity
- Cash flow (annual)-$24,738
- Principal paydown$3,468
- Appreciation at%$15,897
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,293
- Platform fees (3% of revenue)$944
- Maintenance / capex (5% of revenue)$1,573
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,624
- Insurance (STR-rated)$3,100
Cash needed to close
- Down payment (25%)$132,475
- Closing costs (4.0%)$21,196
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,664
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
$404,000
Short-life (5/15-yr)
$91,000 · 22%
Year-1 deduction
$115,000
Year-1 tax shield @ 32%
$37,000
Land 24% (county tax record, assessed value split) · building $313,000 over 39 years · new furniture $23,000
Based on: 2,248 sq ft, built 1981, 4 bd / 2 ba, unfurnished, listing features (fence, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $89,000 in year 1 (16% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,800
Kitchen cabinetsdefault
$10,700 new × 40% good × 2.29 allocation
- $8,000
Kitchen countertopsdefault
$8,800 new × 40% good × 2.29 allocation
- $3,600
Decorative trimdefault
$3,900 new × 40% good × 2.29 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.29 allocation
- $1,400
Shelvingdefault
$1,500 new × 40% good × 2.29 allocation
- $5,000
Window coverings (22)default
$5,500 new × 40% good × 2.29 allocation
- $8,800
Carpet, vinyl & laminate (67% of floors)listing
$9,600 new × 40% good × 2.29 allocation
- $7,600
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 2.29 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.29 allocation
- $7,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.29 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,200
Paving: driveway & walks (paved)default
$9,800 new × 50% good × 2.29 allocation
- $10,800
Landscaping (typical)default
$9,500 new × 50% good × 2.29 allocation
- $2,500
Patiosdefault
$2,200 new × 50% good × 2.29 allocation
- $2,500
Decks & porches (attached)default
$2,200 new × 50% good × 2.29 allocation
- $6,900
Fencinglisting
$6,000 new × 50% good × 2.29 allocation
- $223,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$243,800 new × 40% good × 2.29 allocation
- $23,200
Building plumbing & fixturesdefault
$25,300 new × 40% good × 2.29 allocation
- $23,600
Building electrical & lightingdefault
$25,800 new × 40% good × 2.29 allocation
- $23,200
HVACdefault
$25,300 new × 40% good × 2.29 allocation
- $4,400
Hardwood & tile floorsdefault
$4,800 new × 40% good × 2.29 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.29 allocation
- $13,700
Septic systemlisting
$12,000 new × 50% good × 2.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,600 | $34,000 | $1,000 | $114,600 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $280,300 | $280,300 |
| Total | $79,600 | $34,000 | $313,400 | $427,000 |
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.