3955 Saint Nicholas Ave
Redding, CA 96003
$459,900
3 bd · 2 ba · 1,590 sqft · Listed 7d ago
View on Realtor.com →Year built
1990
Sqft
1,590
Lot sqft
16,553
HOA / mo
$0
Furnished
No
List date
2026-11-05T15:39:40.000000Z
Revenue
Annual revenue
$50,469
ADR
$191
Occupancy
72%
Cleaning fees (12 mo)
$7,407
Confidence
Low (30.61), 24 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $46,779
The Cottage w/ a garden view
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $57,433ADR $190Occ ≈ 83%5★ (1071)
The Watercress*walk by the river play in the park!
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $45,911ADR $162Occ ≈ 78%4.8★ (217)
Delisted
Modern Woods Retreat
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $48,755ADR $249Occ ≈ 54%5★ (18)
Delisted
Woodhill Estate*Walk by the River, Big yard!
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $46,159ADR $154Occ ≈ 82%4.8★ (195)
Delisted
Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $82,358ADR $492Occ ≈ 46%4.8★ (15)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lakes and Bethel close by 30 days Apartment
| 3 bd · 2 ba · sleeps 6 | $22,304 | $151 | 40% | 4.9★ (33) | 0.5 mi | AirbnbVrbo |
Panorama green belt view with hot tub & fireplace House
| 3 bd · 2 ba · sleeps 6 | $52,531 | $225 | 64% | 5★ (50) | 0.8 mi | AirbnbVrbo |
Kingsview Luxury above the city 1 King 2 Queens House
| 3 bd · 2 ba · sleeps 6 | $112,199 | $419 | 73% | 5★ (85) | 1.4 mi | AirbnbVrbo |
House of Favor, King Bed + 4Twins,Close to Bethel House | 3 bd · 2 ba · sleeps 6 | $8,978 | $180 | 14% | 4.7★ (376) | 1.6 mi | AirbnbBooking |
The Cottage w/ a garden view House
| 3 bd · 2 ba · sleeps 6 | $57,433 | $190 | 83% | 5★ (1071) | 1.6 mi | Airbnb |
The Watercress*walk by the river play in the park! House | 3 bd · 2 ba · sleeps 6 | $45,911 | $162 | 78% | 4.8★ (217) | 1.6 mi | Delisted |
Modern Woods Retreat House | 3 bd · 2 ba · sleeps 6 | $48,755 | $249 | 54% | 5★ (18) | 1.6 mi | Delisted |
Mac's Place | A Modern Woods Retreat w/Treehouse House
| 3 bd · 2 ba · sleeps 6 | $21,605 | $250 | 24% | 5★ (11) | 1.6 mi | AirbnbVrboBooking |
Woodhill Estate*Walk by the River, Big yard! House | 3 bd · 2 ba · sleeps 6 | $46,159 | $154 | 82% | 4.8★ (195) | 1.7 mi | Delisted |
Shasta Lake Sanctuary! House
| 3 bd · 2 ba · sleeps 8 | $82,358 | $492 | 46% | 4.8★ (15) | 1.8 mi | Airbnb |
Show 12 more
Lake Redding Home Mins From Sacramento River trail
House · 3 bd · 2 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $2,520ADR $193Occ ≈ 4%—
Cozy 3BR/2BA | Quiet & Safe | Near Bethel & Shops
House · 3 bd · 2 ba · sleeps 9 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $2,246ADR $187Occ ≈ 3%5★ (1)
{Casi⚜️Cielo} Tranquil getaway near Bethel & Shasta
House · 3 bd · 2 ba · sleeps 7 · 1.9 mi
Revenue $7,082ADR $106Occ ≈ 18%4.7★ (55)
Country Oak OASIS With Pool
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $24,235ADR $136Occ ≈ 49%—
Charming Escape at Park Place - Cozy & Central
House · 3 bd · 2 ba · sleeps 8 · 2.1 mi
Revenue $50,238ADR $219Occ ≈ 63%4.8★ (38)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beautiful Home w/ Hot Tub & Pool House
| 3 bd · 3 ba · sleeps 8 | $84,452 | $395 | 59% | 4.7★ (139) | 1.8 mi | AirbnbVrbo |
Lake Redding Home Mins From Sacramento River trail House
| 3 bd · 2 ba · sleeps 6 | $2,520 | $193 | 4% | — | 1.9 mi | Airbnb |
Cozy 3BR/2BA | Quiet & Safe | Near Bethel & Shops House
| 3 bd · 2 ba · sleeps 9 | $2,246 | $187 | 3% | 5★ (1) | 1.9 mi | Airbnb |
{Casi⚜️Cielo} Tranquil getaway near Bethel & Shasta House | 3 bd · 2 ba · sleeps 7 | $7,082 | $106 | 18% | 4.7★ (55) | 1.9 mi | Airbnb |
Modern - Meets Magnolia Farmhouse | Walk to Bethel House
| 3 bd · 2 ba · sleeps 6 | $37,941 | $200 | 52% | 4.8★ (230) | 2.0 mi | AirbnbVrbo |
Peaceful Family Hideaway, Private Fenced Yard House
| 3 bd · 2.5 ba · sleeps 6 | $81,490 | $259 | 86% | 5★ (132) | 2.0 mi | AirbnbVrbo |
| Mountain Trio | !VIEWS! Heated Pool & Spacious! House
| 3 bd · 2.5 ba · sleeps 8 | $82,543 | $381 | 59% | 5★ (195) | 2.0 mi | AirbnbVrbo |
Chic Modern GEM - Spacious & Bright, Walk 2 Bethel House
| 3 bd · 2 ba · sleeps 7 | $40,118 | $201 | 55% | 4.9★ (296) | 2.0 mi | AirbnbVrbo |
|Riverside Retreat| Pool - Spa - River Trail House
| 3 bd · 2 ba · sleeps 8 | $79,217 | $332 | 65% | 4.9★ (192) | 2.0 mi | AirbnbVrbo |
Emerald House. Designer remodel. King bed. Central House
| 3 bd · 2 ba · sleeps 6 | $47,398 | $225 | 58% | 4.8★ (399) | 2.0 mi | AirbnbVrbo |
Country Oak OASIS With Pool House
| 3 bd · 2 ba · sleeps 6 | $24,235 | $136 | 49% | — | 2.1 mi | Airbnb |
Charming Escape at Park Place - Cozy & Central House | 3 bd · 2 ba · sleeps 8 | $50,238 | $219 | 63% | 4.8★ (38) | 2.1 mi | Delisted |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$50,469
NOI
$24,388
Cash flow /mo
-$482
Cash needed
$152,871
Cash-on-cash
-3.8%
ROE (yr 1)
7.2%
Cap rate
5.3%
DSCR
0.81
Year-1 write-off
$129,513
Year-1 tax shield @ 32%
$41,444
Year-1 return on equity
- Cash flow (annual)-$5,781
- Principal paydown$2,922
- Appreciation at%$13,797
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)$10,094
- Platform fees (3% of revenue)$1,514
- Maintenance / capex (5% of revenue)$2,523
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,749
- Insurance (STR-rated)$2,690
Cash needed to close
- Down payment (25%)$114,975
- Closing costs (4.0%)$18,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,444
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
$388,000
Short-life (5/15-yr)
$110,000 · 28%
Year-1 deduction
$130,000
Year-1 tax shield @ 32%
$41,000
Land 16% (county tax record, assessed value split) · building $278,000 over 39 years · new furniture $20,000
Based on: 1,590 sq ft, built 1990, 3 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $101,000 in year 1 (21% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,300
Kitchen cabinetsdefault
$9,300 new × 40% good × 3.04 allocation
- $9,200
Kitchen countertopsdefault
$7,600 new × 40% good × 3.04 allocation
- $3,400
Decorative trimdefault
$2,800 new × 40% good × 3.04 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.04 allocation
- $1,500
Shelvingdefault
$1,200 new × 40% good × 3.04 allocation
- $4,900
Window coverings (16)default
$4,000 new × 40% good × 3.04 allocation
- $8,300
Carpet, vinyl & laminate (67% of floors)listing
$6,800 new × 40% good × 3.04 allocation
- $8,800
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 3.04 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 3.04 allocation
- $9,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.04 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $12,500
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 3.04 allocation
- $12,100
Landscaping (typical)default
$8,000 new × 50% good × 3.04 allocation
- $10,900
Patioslisting
$7,200 new × 50% good × 3.04 allocation
- $2,400
Decks & porches (attached)default
$1,600 new × 50% good × 3.04 allocation
- $9,100
Fencinglisting
$6,000 new × 50% good × 3.04 allocation
- $209,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$172,200 new × 40% good × 3.04 allocation
- $21,700
Building plumbing & fixturesdefault
$17,900 new × 40% good × 3.04 allocation
- $21,200
Building electrical & lightingdefault
$17,400 new × 40% good × 3.04 allocation
- $21,700
HVACdefault
$17,900 new × 40% good × 3.04 allocation
- $4,100
Hardwood & tile floorsdefault
$3,400 new × 40% good × 3.04 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,200 | $47,000 | $300 | $129,500 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $249,100 | $249,100 |
| Total | $82,200 | $47,000 | $277,900 | $407,100 |
The building's share of the price ($388,000) is 3.0x our depreciated replacement cost of the home ($128,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.