960 River Bend Rd
Redding, CA 96003
$1,050,000
3 bd · 3.5 ba · 3,315 sqft · Listed 1d ago
View on Realtor.com →Year built
2000
Sqft
3,315
Lot sqft
36,590
HOA / mo
$0
Furnished
No
List date
2026-10-30T19:30:19.000000Z
Revenue
Annual revenue
$40,799
ADR
$162
Occupancy
69%
Cleaning fees (12 mo)
$7,727
Confidence
Low (7.46), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $20,727
Charming Escape at Park Place - Cozy & Central
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $50,238ADR $219Occ ≈ 63%4.8★ (38)
Delisted
Live in style at this amazing location 2 bdrm apt
Apartment · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
- Pool
- A/C
- Free parking
- Pets OK
- +3
Revenue $18,605ADR $82Occ ≈ 62%—
Quaint, quiet, and centrally located near Bethel!
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $8,038ADR $96Occ ≈ 23%4.8★ (78)
Hanland House
Vacation home · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $103,629ADR $358Occ ≈ 79%5★ (4)
Modern 4 bedroom Central Home
House · 4 bd · 2.5 ba · sleeps 7 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $13,402ADR $108Occ ≈ 34%5★ (1)
Cozy & Comfortable Furnished 3BR Home - 30+ Day
House · 3 bd · 2 ba · sleeps 4 · 0.7 mi
Revenue $9,479ADR $85Occ ≈ 31%5★ (1)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Martinique | Central Family Home House
| 3 bd · 2 ba · sleeps 6 | $22,848 | $239 | 26% | 5★ (14) | 0.4 mi | AirbnbVrbo |
Centrally located, large 2 bed/2 bath apartment. Apartment
| 2 bd · 2 ba · sleeps 5 | $8,782 | $89 | 27% | 5★ (1) | 0.5 mi | AirbnbVrbo |
Charming Escape at Park Place - Cozy & Central House | 3 bd · 2 ba · sleeps 8 | $50,238 | $219 | 63% | 4.8★ (38) | 0.5 mi | Delisted |
Live in style at this amazing location 2 bdrm apt Apartment
| 2 bd · 1.5 ba · sleeps 4 | $18,605 | $82 | 62% | — | 0.6 mi | Airbnb |
Quaint, quiet, and centrally located near Bethel! House
| 3 bd · 2 ba · sleeps 7 | $8,038 | $96 | 23% | 4.8★ (78) | 0.6 mi | Airbnb |
Emerald House. Designer remodel. King bed. Central House
| 3 bd · 2 ba · sleeps 6 | $47,398 | $225 | 58% | 4.8★ (399) | 0.6 mi | AirbnbVrbo |
Hanland House Vacation home | 4 bd · 2 ba · sleeps 8 | $103,629 | $358 | 79% | 5★ (4) | 0.6 mi | Booking |
Modern 4 bedroom Central Home House
| 4 bd · 2.5 ba · sleeps 7 | $13,402 | $108 | 34% | 5★ (1) | 0.7 mi | Airbnb |
Cozy & Comfortable Furnished 3BR Home - 30+ Day House | 3 bd · 2 ba · sleeps 4 | $9,479 | $85 | 31% | 5★ (1) | 0.7 mi | Delisted |
Hanland House | Home Away From Home House
| 4 bd · 2 ba · sleeps 8 | $82,103 | $294 | 77% | 5★ (144) | 0.7 mi | 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
Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$40,799
NOI
$7,483
Cash flow /mo
-$5,149
Cash needed
$324,000
Cash-on-cash
-19.1%
ROE (yr 1)
-7.3%
Cap rate
0.7%
DSCR
0.11
Year-1 write-off
$141,339
Year-1 tax shield @ 32%
$45,229
Year-1 return on equity
- Cash flow (annual)-$61,792
- Principal paydown$6,592
- Appreciation at%$31,500
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)$8,160
- Platform fees (3% of revenue)$1,224
- Maintenance / capex (5% of revenue)$2,040
- Utilities & supplies$4,200
- HOA$0
- Property tax$13,125
- Insurance (STR-rated)$6,143
Cash needed to close
- Down payment (25%)$262,500
- Closing costs (4.0%)$42,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,229
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
$711,000
Short-life (5/15-yr)
$121,000 · 17%
Year-1 deduction
$141,000
Year-1 tax shield @ 32%
$45,000
Land 32% (county tax record, assessed value split) · building $589,000 over 39 years · new furniture $20,000
Based on: 3,315 sq ft, built 2000, 3 bd / 3.5 ba, unfurnished, listing features (fireplace, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $109,000 in year 1 (12% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,000
Kitchen cabinetsdefault
$13,100 new × 40% good × 2.29 allocation
- $9,800
Kitchen countertopsdefault
$10,700 new × 40% good × 2.29 allocation
- $5,300
Decorative trimdefault
$5,800 new × 40% good × 2.29 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.29 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.29 allocation
- $7,600
Window coverings (33)default
$8,300 new × 40% good × 2.29 allocation
- $19,600
Carpet, vinyl & laminate (100% of floors)listing
$21,300 new × 40% good × 2.29 allocation
- $11,200
Kitchen & laundry equipment plumbingdefault
$10,200 new × 48% good × 2.29 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 48% good × 2.29 allocation
- $7,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.29 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,700
Paving: driveway & walks (paved)default
$11,900 new × 50% good × 2.29 allocation
- $13,200
Landscaping (typical)default
$11,500 new × 50% good × 2.29 allocation
- $3,800
Patiosdefault
$3,300 new × 50% good × 2.29 allocation
- $3,800
Decks & porches (attached)default
$3,300 new × 50% good × 2.29 allocation
- $5,700
Gazebo / pergolalisting
$5,000 new × 50% good × 2.29 allocation
- $468,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$360,600 new × 57% good × 2.29 allocation
- $41,100
Building plumbing & fixturesdefault
$37,400 new × 48% good × 2.29 allocation
- $43,200
Building electrical & lightingdefault
$39,300 new × 48% good × 2.29 allocation
- $34,200
HVACdefault
$37,300 new × 40% good × 2.29 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $100,600 | $40,100 | $600 | $141,300 |
| 2 | $0 | $0 | $15,100 | $15,100 |
| 3 | $0 | $0 | $15,100 | $15,100 |
| 4 | $0 | $0 | $15,100 | $15,100 |
| 5 | $0 | $0 | $15,100 | $15,100 |
| 6+ | $0 | $0 | $528,400 | $528,400 |
| Total | $100,600 | $40,100 | $589,500 | $730,200 |
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, 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.