19002 W Niles Ln
Redding, CA 96002
$429,000
3 bd · 3 ba · 1,433 sqft · Listed 1d ago
View on Realtor.com →Year built
1961
Sqft
1,433
Lot sqft
24,394
HOA / mo
$0
Furnished
No
List date
2026-10-10T23:11:16.000000Z
Revenue
Annual revenue
$36,577
ADR
$194
Occupancy
52%
Cleaning fees (12 mo)
$5,295
Confidence
Med (60.33), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $39,391
Renovated Home - 3Bd/2Ba, Washer & Dryer
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $52,578ADR $197Occ ≈ 73%5★ (183)
Gorgeous Riverside Home Close to Bethel Church
House · 3 bd · 2 ba · sleeps 8 · 1.5 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $39,391ADR $328Occ ≈ 33%4.9★ (98)
Redding River House II, Stunning River Location.
House · 2 bd · 2 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $12,586ADR $203Occ ≈ 17%5★ (1)
Foosball+King Bed Costco Closeby Huge Master Suite
House · 4 bd · 2.5 ba · sleeps 10 · 1.9 mi
Revenue $42,149ADR $270Occ ≈ 43%4.2★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Hidden Charm- A cozy home with Pool & Game room House
| 3 bd · 2 ba · sleeps 6 | $35,990 | $180 | 55% | 4.8★ (134) | 0.7 mi | AirbnbVrbo |
Modern Comforts at Olney Creek Outpost House
| 3 bd · 2 ba · sleeps 8 | $21,476 | $321 | 18% | 4.9★ (11) | 1.0 mi | AirbnbVrbo |
Renovated Home - 3Bd/2Ba, Washer & Dryer House
| 3 bd · 2 ba · sleeps 6 | $52,578 | $197 | 73% | 5★ (183) | 1.5 mi | Airbnb |
Gorgeous Riverside Home Close to Bethel Church House
| 3 bd · 2 ba · sleeps 8 | $39,391 | $328 | 33% | 4.9★ (98) | 1.5 mi | Airbnb |
Redding River House II, Stunning River Location. House
| 2 bd · 2 ba · sleeps 6 | $12,586 | $203 | 17% | 5★ (1) | 1.6 mi | Vrbo |
The Rivercrest Branch House | Spacious + Bright House
| 4 bd · 2.5 ba · sleeps 9 | $47,857 | $391 | 34% | 4.7★ (20) | 1.9 mi | AirbnbVrboBooking |
Foosball+King Bed Costco Closeby Huge Master Suite House | 4 bd · 2.5 ba · sleeps 10 | $42,149 | $270 | 43% | 4.2★ (17) | 1.9 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$36,577
NOI
$14,907
Cash flow /mo
-$1,152
Cash needed
$143,910
Cash-on-cash
-9.6%
ROE (yr 1)
1.1%
Cap rate
3.5%
DSCR
0.52
Year-1 write-off
$104,233
Year-1 tax shield @ 32%
$33,355
Year-1 return on equity
- Cash flow (annual)-$13,829
- Principal paydown$2,609
- Appreciation at%$12,870
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)$7,315
- Platform fees (3% of revenue)$1,097
- Maintenance / capex (5% of revenue)$1,829
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,363
- Insurance (STR-rated)$2,510
Cash needed to close
- Down payment (25%)$107,250
- Closing costs (4.0%)$17,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,355
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
$350,000
Short-life (5/15-yr)
$84,000 · 24%
Year-1 deduction
$104,000
Year-1 tax shield @ 32%
$33,000
Land 18% (county tax record, assessed value split) · building $266,000 over 39 years · new furniture $20,000
Based on: 1,433 sq ft, built 1961, 3 bd / 3 ba, unfurnished, listing features (flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $78,000 in year 1 (17% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,700
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.99 allocation
- $8,800
Kitchen countertopsdefault
$7,300 new × 40% good × 2.99 allocation
- $3,000
Decorative trimdefault
$2,500 new × 40% good × 2.99 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.99 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.99 allocation
- $4,200
Window coverings (14)default
$3,500 new × 40% good × 2.99 allocation
- $5,500
Carpet, vinyl & laminate (50% of floors)listing
$4,600 new × 40% good × 2.99 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.99 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.99 allocation
- $9,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.99 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,700
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 2.99 allocation
- $11,300
Landscaping (typical)default
$7,500 new × 50% good × 2.99 allocation
- $2,100
Patiosdefault
$1,400 new × 50% good × 2.99 allocation
- $2,100
Decks & porches (attached)default
$1,400 new × 50% good × 2.99 allocation
- $185,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$154,900 new × 40% good × 2.99 allocation
- $19,300
Building plumbing & fixturesdefault
$16,100 new × 40% good × 2.99 allocation
- $18,500
Building electrical & lightingdefault
$15,400 new × 40% good × 2.99 allocation
- $19,300
HVACdefault
$16,100 new × 40% good × 2.99 allocation
- $5,500
Hardwood & tile floorsdefault
$4,600 new × 40% good × 2.99 allocation
- $17,900
Septic systemlisting
$12,000 new × 50% good × 2.99 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,700 | $27,300 | $300 | $104,200 |
| 2 | $0 | $0 | $6,800 | $6,800 |
| 3 | $0 | $0 | $6,800 | $6,800 |
| 4 | $0 | $0 | $6,800 | $6,800 |
| 5 | $0 | $0 | $6,800 | $6,800 |
| 6+ | $0 | $0 | $238,300 | $238,300 |
| Total | $76,700 | $27,300 | $265,900 | $369,900 |
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.