1771 Whistling Dr
Redding, CA 96003
$415,000
3 bd · 2 ba · 1,548 sqft · Listed 5d ago
View on Realtor.com →Year built
1993
Sqft
1,548
Lot sqft
5,227
HOA / mo
$0
Furnished
No
List date
2026-09-24T20:20:12.000000Z
Revenue
Annual revenue
$30,610
ADR
$121
Occupancy
69%
Cleaning fees (12 mo)
$4,277
Confidence
Low (48.65), 12 comps
Comp revenue range (p25 / median / p75)
Redding Escape for Large Family
Townhouse · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $31,939ADR $176Occ ≈ 50%4.9★ (233)
Redding Escape for Large Family #2
Townhouse · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $31,261ADR $181Occ ≈ 47%4.9★ (224)
Old-Time Country Getaway in Redding
Townhouse · 3 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $32,431ADR $160Occ ≈ 56%4.9★ (135)
Large Redding Home Away From Home
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $29,081ADR $133Occ ≈ 60%4.9★ (146)
Spacious Cozy Redding Home
House · 3 bd · 2.5 ba · sleeps 10 · 0.3 mi
Revenue $4,680ADR $130Occ ≈ 10%4.8★ (88)
Cozy Redding Home Close to Just About Everything
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $20,579ADR $135Occ ≈ 42%4.8★ (181)
Relaxing Home 15 mins to Lake
House · 3 bd · 2.5 ba · sleeps 6 · 0.3 mi
Revenue $35,026ADR $131Occ ≈ 73%4.9★ (36)
Warm and Cozy Redding Home
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $37,000ADR $141Occ ≈ 72%4.9★ (230)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Redding Escape for Large Family Townhouse | 3 bd · 2 ba · sleeps 6 | $31,939 | $176 | 50% | 4.9★ (233) | 0.1 mi | Airbnb |
Modest luxury centrally located House | 3 bd · 2 ba · sleeps 6 | $41,653 | $358 | 32% | 4.8★ (54) | 0.2 mi | AirbnbVrbo |
Redding Escape for Large Family #2 Townhouse | 3 bd · 2 ba · sleeps 6 | $31,261 | $181 | 47% | 4.9★ (224) | 0.2 mi | Airbnb |
🏡 The Artsy Abode ✨ Family Friendly w/ Hot Tub ♨️ House | 3 bd · 2 ba · sleeps 8 | $60,257 | $238 | 69% | 5★ (261) | 0.2 mi | AirbnbVrbo |
Old-Time Country Getaway in Redding Townhouse | 3 bd · 2.5 ba · sleeps 8 | $32,431 | $160 | 56% | 4.9★ (135) | 0.2 mi | Airbnb |
Large Redding Home Away From Home House | 3 bd · 2.5 ba · sleeps 8 | $29,081 | $133 | 60% | 4.9★ (146) | 0.3 mi | Airbnb |
Spacious Cozy Redding Home House | 3 bd · 2.5 ba · sleeps 10 | $4,680 | $130 | 10% | 4.8★ (88) | 0.3 mi | Airbnb |
Cozy Redding Home Close to Just About Everything House | 3 bd · 2.5 ba · sleeps 8 | $20,579 | $135 | 42% | 4.8★ (181) | 0.3 mi | Airbnb |
Relaxing Home 15 mins to Lake House | 3 bd · 2.5 ba · sleeps 6 | $35,026 | $131 | 73% | 4.9★ (36) | 0.3 mi | Airbnb |
Warm and Cozy Redding Home House | 3 bd · 2.5 ba · sleeps 8 | $37,000 | $141 | 72% | 4.9★ (230) | 0.3 mi | Airbnb |
Show all 12 comps
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
$30,610
NOI
$10,846
Cash flow /mo
-$1,332
Cash needed
$139,850
Cash-on-cash
-11.4%
ROE (yr 1)
-0.6%
Cap rate
2.6%
DSCR
0.40
Year-1 write-off
$92,258
Year-1 tax shield @ 32%
$29,523
Year-1 return on equity
- Cash flow (annual)-$15,989
- Principal paydown$2,716
- Appreciation at%$12,450
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$6,122
- Platform fees (3% of revenue)$918
- Maintenance / capex (5% of revenue)$1,531
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,188
- Insurance (STR-rated)$2,428
Cash needed to close
- Down payment (25%)$103,750
- Closing costs (4.0%)$16,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,523
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
$308,000
Short-life (5/15-yr)
$72,000 · 23%
Year-1 deduction
$92,000
Year-1 tax shield @ 32%
$30,000
Land 26% (county tax record, assessed value split) · building $236,000 over 39 years · new furniture $20,000
Based on: 1,548 sq ft, built 1993, 3 bd / 2 ba, unfurnished, listing features (stone counters, flooring types).
IRS-guide safe-harbor floor: $69,000 in year 1 (16% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$9,200 new × 40% good × 2.40 allocation
- $9,000
Kitchen countertops (stone)listing
$9,400 new × 40% good × 2.40 allocation
- $2,600
Decorative trimdefault
$2,700 new × 40% good × 2.40 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.40 allocation
- $1,200
Shelvingdefault
$1,200 new × 40% good × 2.40 allocation
- $3,600
Window coverings (15)default
$3,800 new × 40% good × 2.40 allocation
- $4,800
Carpet, vinyl & laminate (50% of floors)listing
$5,000 new × 40% good × 2.40 allocation
- $6,900
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.40 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.40 allocation
- $7,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.40 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,800
Paving: driveway & walks (paved)default
$8,200 new × 50% good × 2.40 allocation
- $9,400
Landscaping (typical)default
$7,800 new × 50% good × 2.40 allocation
- $1,800
Patiosdefault
$1,500 new × 50% good × 2.40 allocation
- $1,800
Decks & porches (attached)default
$1,500 new × 50% good × 2.40 allocation
- $181,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$167,600 new × 45% good × 2.40 allocation
- $16,700
Building plumbing & fixturesdefault
$17,400 new × 40% good × 2.40 allocation
- $16,200
Building electrical & lightingdefault
$16,900 new × 40% good × 2.40 allocation
- $16,800
HVACdefault
$17,400 new × 40% good × 2.40 allocation
- $4,800
Hardwood & tile floorsdefault
$5,000 new × 40% good × 2.40 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,600 | $22,900 | $800 | $92,300 |
| 2 | $0 | $0 | $6,000 | $6,000 |
| 3 | $0 | $0 | $6,000 | $6,000 |
| 4 | $0 | $0 | $6,000 | $6,000 |
| 5 | $0 | $0 | $6,000 | $6,000 |
| 6+ | $0 | $0 | $210,800 | $210,800 |
| Total | $68,600 | $22,900 | $235,700 | $327,200 |
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.