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19002 W Niles Ln

19002 W Niles Ln

Redding, CA 96002

$429,000

3 bd · 3 ba · 1,433 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$28,733$39,391$45,003

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $39,391

  • Hidden Charm- A cozy home with Pool & Game room

    House · 3 bd · 2 ba · sleeps 6 · 0.7 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $35,990ADR $180Occ ≈ 55%4.8★ (134)

    AirbnbVrbo

  • Modern Comforts at Olney Creek Outpost

    House · 3 bd · 2 ba · sleeps 8 · 1.0 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $21,476ADR $321Occ ≈ 18%4.9★ (11)

    AirbnbVrbo

  • 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)

    Airbnb

  • 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)

    Airbnb

  • 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)

    Vrbo

  • The Rivercrest Branch House | Spacious + Bright

    House · 4 bd · 2.5 ba · sleeps 9 · 1.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $47,857ADR $391Occ ≈ 34%4.7★ (20)

    AirbnbVrboBooking

  • 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)

    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

Financing
Management

Est. revenue

$36,577

NOI

$14,907

Cash flow /mo

$1,242

Cash needed

$465,660

Cash-on-cash (all cash)

3.2%

ROE (yr 1)

6.0%

Cap rate

3.5%

DSCR

—

Year-1 write-off

$104,233

Year-1 tax shield @ 32%

$33,355

Year-1 return on equity

  • Cash flow (annual)$14,907
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,870
ROE6.0%

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

  • Purchase price (all cash)$429,000
  • 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.

5-year property$76,700

  • Kitchen cabinetsdefault

    $8,900 new × 40% good × 2.99 allocation

    $10,700

  • Kitchen countertopsdefault

    $7,300 new × 40% good × 2.99 allocation

    $8,800

  • Decorative trimdefault

    $2,500 new × 40% good × 2.99 allocation

    $3,000

  • Mirrorsdefault

    $500 new × 40% good × 2.99 allocation

    $500

  • Shelvingdefault

    $1,200 new × 40% good × 2.99 allocation

    $1,400

  • Window coverings (14)default

    $3,500 new × 40% good × 2.99 allocation

    $4,200

  • Carpet, vinyl & laminate (50% of floors)listing

    $4,600 new × 40% good × 2.99 allocation

    $5,500

  • Kitchen & laundry equipment plumbingdefault

    $7,000 new × 40% good × 2.99 allocation

    $8,300

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 40% good × 2.99 allocation

    $5,000

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.99 allocation

    $9,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$27,300

  • Paving: driveway & walks (paved)default

    $7,800 new × 50% good × 2.99 allocation

    $11,700

  • Landscaping (typical)default

    $7,500 new × 50% good × 2.99 allocation

    $11,300

  • Patiosdefault

    $1,400 new × 50% good × 2.99 allocation

    $2,100

  • Decks & porches (attached)default

    $1,400 new × 50% good × 2.99 allocation

    $2,100
Building, 39-year$265,900

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $154,900 new × 40% good × 2.99 allocation

    $185,400

  • Building plumbing & fixturesdefault

    $16,100 new × 40% good × 2.99 allocation

    $19,300

  • Building electrical & lightingdefault

    $15,400 new × 40% good × 2.99 allocation

    $18,500

  • HVACdefault

    $16,100 new × 40% good × 2.99 allocation

    $19,300

  • Hardwood & tile floorsdefault

    $4,600 new × 40% good × 2.99 allocation

    $5,500

  • Septic systemlisting

    $12,000 new × 50% good × 2.99 allocation

    $17,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.