9081 Silver King Rd
Redding, CA 96001
$785,000
3 bd · 2 ba · 2,497 sqft · Listed 1d ago
View on Realtor.com →Year built
2023
Sqft
2,497
Lot sqft
130,680
HOA / mo
$0
Furnished
No
List date
2026-10-16T19:47:56.000000Z
Revenue
Annual revenue
$50,535
ADR
$182
Occupancy
76%
Cleaning fees (12 mo)
$6,183
Confidence
Low (32.16), 14 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $38,422
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️
House · 3 bd · 2 ba · sleeps 6 · 1.4 mi
Revenue $41,200ADR $175Occ ≈ 65%4.9★ (130)
Redding Hillside Oasis with Pool!
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $52,039ADR $204Occ ≈ 70%5★ (89)
Hillside home with large deck in a woodsy area. Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $19,919ADR $226Occ ≈ 24%4.8★
Newly remodeled, stunning Italian 3BR/3BA cottage with pool, RV parking/hookups
House · 3 bd · 2.5 ba · sleeps 6 · 1.8 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $1,248ADR $416Occ ≈ 1%—
Relaxing Hilltop Haven w/ Entertain & Recreation
House · 3 bd · 3 ba · sleeps 8 · 1.8 mi
Revenue $82,372ADR $415Occ ≈ 54%5★ (40)
Delisted
Andes Restful Retreat
House · 3 bd · 2.5 ba · sleeps 7 · 1.9 mi
Revenue $59,442ADR $342Occ ≈ 48%4.8★ (75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Trailhouse • Covered Deck🏖Views🌄 Foosball⚽️ House | 3 bd · 2 ba · sleeps 6 | $41,200 | $175 | 65% | 4.9★ (130) | 1.4 mi | Airbnb |
Westside 3 bed + office/ 3 king beds/ trails! House
| 3 bd · 3 ba · sleeps 9 | $41,451 | $241 | 47% | 5★ (17) | 1.5 mi | AirbnbVrbo |
Redding Hillside Oasis with Pool! House
| 3 bd · 2 ba · sleeps 6 | $52,039 | $204 | 70% | 5★ (89) | 1.6 mi | Airbnb |
Summer Retreat | Best Pool by Mary Lake +EV Charge House
| 3 bd · 2 ba · sleeps 8 | $90,046 | $303 | 81% | 5★ (116) | 1.7 mi | AirbnbVrboBooking |
Bright Redding Getaway House
| 3 bd · 2 ba · sleeps 6 | $38,499 | $203 | 52% | 5★ (33) | 1.8 mi | AirbnbVrbo |
Hillside home with large deck in a woodsy area. Sleeps 8 House
| 3 bd · 2 ba · sleeps 8 | $19,919 | $226 | 24% | 4.8★ | 1.8 mi | Vrbo |
Newly remodeled, stunning Italian 3BR/3BA cottage with pool, RV parking/hookups House
| 3 bd · 2.5 ba · sleeps 6 | $1,248 | $416 | 1% | — | 1.8 mi | Vrbo |
Relaxing Hilltop Haven w/ Entertain & Recreation House | 3 bd · 3 ba · sleeps 8 | $82,372 | $415 | 54% | 5★ (40) | 1.8 mi | Delisted |
Valparaiso | A West Redding Hilltop Estate House
| 3 bd · 3 ba · sleeps 8 | $38,344 | $323 | 33% | 4.8★ (14) | 1.8 mi | AirbnbVrbo |
Andes Restful Retreat House | 3 bd · 2.5 ba · sleeps 7 | $59,442 | $342 | 48% | 4.8★ (75) | 1.9 mi | Airbnb |
Show 4 more
Dragonfly Retreat
House · 3 bd · 2 ba · sleeps 6 · 2.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $5,340ADR $255Occ ≈ 6%4.8★ (4)
At Home in the Forest- Huge Deck-Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 2.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $16,890ADR $171Occ ≈ 27%4.7★ (13)
Harmony Haven
House · 3 bd · 2 ba · sleeps 6 · 2.1 mi
Revenue $27,882ADR $175Occ ≈ 44%4.7★ (141)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Dragonfly Retreat House
| 3 bd · 2 ba · sleeps 6 | $5,340 | $255 | 6% | 4.8★ (4) | 2.0 mi | Airbnb |
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House
| 3 bd · 2 ba · sleeps 8 | $23,758 | $459 | 14% | 4.5★ (2) | 2.0 mi | AirbnbVrboBooking |
At Home in the Forest- Huge Deck-Sleeps 8 House
| 3 bd · 2 ba · sleeps 8 | $16,890 | $171 | 27% | 4.7★ (13) | 2.1 mi | Airbnb |
Harmony Haven House | 3 bd · 2 ba · sleeps 6 | $27,882 | $175 | 44% | 4.7★ (141) | 2.1 mi | Booking |
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
$50,535
NOI
$18,958
Cash flow /mo
$1,580
Cash needed
$835,900
Cash-on-cash (all cash)
2.3%
ROE (yr 1)
5.1%
Cap rate
2.4%
DSCR
—
Year-1 write-off
$139,565
Year-1 tax shield @ 32%
$44,661
Year-1 return on equity
- Cash flow (annual)$18,958
- Principal paydown (n/a, cash)$0
- Appreciation at%$23,550
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)$10,107
- Platform fees (3% of revenue)$1,516
- Maintenance / capex (5% of revenue)$2,527
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,813
- Insurance (STR-rated)$4,592
Cash needed to close
- Purchase price (all cash)$785,000
- Closing costs (4.0%)$31,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,661
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
$636,000
Short-life (5/15-yr)
$120,000 · 19%
Year-1 deduction
$140,000
Year-1 tax shield @ 32%
$45,000
Land 19% (county tax record, assessed value split) · building $517,000 over 39 years · new furniture $20,000
Based on: 2,497 sq ft, built 2023, 3 bd / 2 ba, unfurnished, listing features (fence, fireplace, stone counters, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (13% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,400
Kitchen cabinetsdefault
$11,300 new × 88% good × 1.45 allocation
- $14,800
Kitchen countertops (stone)listing
$11,500 new × 88% good × 1.45 allocation
- $5,600
Decorative trimdefault
$4,400 new × 88% good × 1.45 allocation
- $300
Mirrorsdefault
$300 new × 75% good × 1.45 allocation
- $1,500
Shelvingdefault
$1,200 new × 88% good × 1.45 allocation
- $6,400
Window coverings (25)default
$6,300 new × 70% good × 1.45 allocation
- $8,800
Carpet, vinyl & laminate (50% of floors)listing
$8,000 new × 75% good × 1.45 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$8,800 new × 94% good × 1.45 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 94% good × 1.45 allocation
- $8,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 75% good × 1.45 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,300
Paving: driveway & walks (paved)default
$10,400 new × 88% good × 1.45 allocation
- $12,800
Landscaping (typical)default
$10,000 new × 88% good × 1.45 allocation
- $3,200
Patiosdefault
$2,500 new × 88% good × 1.45 allocation
- $3,000
Decks & porches (attached)default
$2,500 new × 85% good × 1.45 allocation
- $7,400
Fencinglisting
$6,000 new × 85% good × 1.45 allocation
- $375,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$271,300 new × 95% good × 1.45 allocation
- $38,500
Building plumbing & fixturesdefault
$28,100 new × 94% good × 1.45 allocation
- $39,600
Building electrical & lightingdefault
$28,900 new × 94% good × 1.45 allocation
- $34,800
HVACdefault
$28,100 new × 85% good × 1.45 allocation
- $10,300
Hardwood & tile floorsdefault
$8,000 new × 88% good × 1.45 allocation
- $3,400
Fireplacelisting
$2,600 new × 88% good × 1.45 allocation
- $15,400
Septic systemlisting
$12,000 new × 88% good × 1.45 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $99,400 | $39,600 | $600 | $139,600 |
| 2 | $0 | $0 | $13,300 | $13,300 |
| 3 | $0 | $0 | $13,300 | $13,300 |
| 4 | $0 | $0 | $13,300 | $13,300 |
| 5 | $0 | $0 | $13,300 | $13,300 |
| 6+ | $0 | $0 | $463,300 | $463,300 |
| Total | $99,400 | $39,600 | $516,800 | $655,900 |
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.