1995 Riviera Dr
Redding, CA 96001
$445,000
3 bd · 2 ba · 1,660 sqft · Listed 1d ago
View on Realtor.com →Year built
2004
Sqft
1,660
Lot sqft
82,328
HOA / mo
$0
Furnished
No
List date
2026-10-27T18:07:04.000000Z
Revenue
Annual revenue
$39,272
ADR
$147
Occupancy
73%
Cleaning fees (12 mo)
$4,891
Confidence
Low (26.71), 19 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $23,758
Harmony Haven
House · 3 bd · 2 ba · sleeps 6 · 0.8 mi
Revenue $27,882ADR $175Occ ≈ 44%4.7★ (141)
At Home in the Forest- Huge Deck-Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $16,890ADR $171Occ ≈ 27%4.7★ (13)
Newly remodeled, stunning Italian 3BR/3BA cottage with pool, RV parking/hookups
House · 3 bd · 2.5 ba · sleeps 6 · 1.0 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $1,248ADR $416Occ ≈ 1%—
Hillside home with large deck in a woodsy area. Sleeps 8
House · 3 bd · 2 ba · sleeps 8 · 1.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $19,919ADR $226Occ ≈ 24%4.8★
The Wilshire House-Redding, Ca
House · 3 bd · 2 ba · sleeps 6 · 1.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $11,589ADR $309Occ ≈ 10%5★ (7)
Rest and Rejuvenate
House · 3 bd · 2 ba · sleeps 6 · 1.4 mi
- Pool
- A/C
- Free parking
- Wifi
- +1
Revenue $604ADR $151Occ ≈ 1%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Harmony Haven House | 3 bd · 2 ba · sleeps 6 | $27,882 | $175 | 44% | 4.7★ (141) | 0.8 mi | Booking |
At Home in the Forest- Huge Deck-Sleeps 8 House
| 3 bd · 2 ba · sleeps 8 | $16,890 | $171 | 27% | 4.7★ (13) | 0.8 mi | Airbnb |
Newly remodeled, stunning Italian 3BR/3BA cottage with pool, RV parking/hookups House
| 3 bd · 2.5 ba · sleeps 6 | $1,248 | $416 | 1% | — | 1.0 mi | Vrbo |
The Starlight Retreat | Clean. Bright. Modern. House
| 3 bd · 2 ba · sleeps 6 | $54,695 | $181 | 83% | 4.8★ (136) | 1.0 mi | AirbnbVrboBooking |
Hillside home with large deck in a woodsy area. Sleeps 8 House
| 3 bd · 2 ba · sleeps 8 | $19,919 | $226 | 24% | 4.8★ | 1.1 mi | Vrbo |
The Pineapple House *Best Reviews* Private Pool! House
| 3 bd · 2 ba · sleeps 6 | $53,126 | $331 | 44% | 5★ (309) | 1.1 mi | AirbnbVrbo |
The Wilshire House-Redding, Ca House
| 3 bd · 2 ba · sleeps 6 | $11,589 | $309 | 10% | 5★ (7) | 1.3 mi | Airbnb |
~Rest and Refresh~ House
| 3 bd · 1 ba · sleeps 6 | $37,877 | $163 | 64% | 4.8★ (403) | 1.3 mi | AirbnbVrbo |
Rest and Rejuvenate House
| 3 bd · 2 ba · sleeps 6 | $604 | $151 | 1% | 5★ (1) | 1.4 mi | Airbnb |
Comfortable home near river access trail House
| 3 bd · 1 ba · sleeps 6 | $64,716 | $311 | 57% | 4.8★ (48) | 1.4 mi | AirbnbVrboBooking |
Show 7 more
Newly Renovated Modern Home
House · 3 bd · 1 ba · sleeps 6 · 1.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $19,069ADR $83Occ ≈ 63%—
*Wow A Slice of Heaven Get Away
House · 3 bd · 2 ba · sleeps 6 · 1.8 mi
Revenue $3,352ADR $151Occ ≈ 6%—
Delisted
Vintage style house with amazing views of Lassen!
House · 3 bd · 1.5 ba · sleeps 6 · 1.8 mi
Revenue $13,167ADR $162Occ ≈ 22%5★ (94)
Andes Restful Retreat
House · 3 bd · 2.5 ba · sleeps 7 · 2.1 mi
Revenue $59,442ADR $342Occ ≈ 48%4.8★ (75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Newly Renovated Modern Home House
| 3 bd · 1 ba · sleeps 6 | $19,069 | $83 | 63% | — | 1.7 mi | Airbnb |
Riverfront Redding Retreat | Fireplace, AC, WiFi House
| 3 bd · 2 ba · sleeps 6 | $32,892 | $182 | 50% | 5★ (6) | 1.8 mi | AirbnbVrboBooking |
* WOW* A Slice of Heaven GetAway 4 beds House
| 3 bd · 2 ba · sleeps 6 | $24,405 | $132 | 51% | 5★ (8) | 1.8 mi | AirbnbVrbo |
*Wow A Slice of Heaven Get Away House | 3 bd · 2 ba · sleeps 6 | $3,352 | $151 | 6% | — | 1.8 mi | Delisted |
5 Mi to Sundial Bridge & River! Pet-Friendly Haven House
| 3 bd · 2 ba · sleeps 8 | $23,758 | $459 | 14% | 4.5★ (2) | 1.8 mi | AirbnbVrboBooking |
Vintage style house with amazing views of Lassen! House | 3 bd · 1.5 ba · sleeps 6 | $13,167 | $162 | 22% | 5★ (94) | 1.8 mi | Airbnb |
Andes Restful Retreat House | 3 bd · 2.5 ba · sleeps 7 | $59,442 | $342 | 48% | 4.8★ (75) | 2.1 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$39,272
NOI
$16,578
Cash flow /mo
-$1,084
Cash needed
$148,550
Cash-on-cash
-8.8%
ROE (yr 1)
2.1%
Cap rate
3.7%
DSCR
0.56
Year-1 write-off
$93,245
Year-1 tax shield @ 32%
$29,838
Year-1 return on equity
- Cash flow (annual)-$13,005
- Principal paydown$2,750
- Appreciation at%$13,350
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)$7,854
- Platform fees (3% of revenue)$1,178
- Maintenance / capex (5% of revenue)$1,964
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,563
- Insurance (STR-rated)$2,603
Cash needed to close
- Down payment (25%)$111,250
- Closing costs (4.0%)$17,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,838
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
$328,000
Short-life (5/15-yr)
$73,000 · 22%
Year-1 deduction
$93,000
Year-1 tax shield @ 32%
$30,000
Land 26% (county tax record, assessed value split) · building $254,000 over 39 years · new furniture $20,000
Based on: 1,660 sq ft, built 2004, 3 bd / 2 ba, unfurnished, listing features (deck, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,700
Kitchen cabinetsdefault
$9,400 new × 40% good × 1.77 allocation
- $5,500
Kitchen countertopsdefault
$7,700 new × 40% good × 1.77 allocation
- $2,100
Decorative trimdefault
$2,900 new × 40% good × 1.77 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.77 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.77 allocation
- $3,000
Window coverings (17)default
$4,300 new × 40% good × 1.77 allocation
- $5,000
Carpet, vinyl & laminate (67% of floors)listing
$7,100 new × 40% good × 1.77 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$7,300 new × 56% good × 1.77 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 56% good × 1.77 allocation
- $5,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.77 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)default
$8,400 new × 50% good × 1.77 allocation
- $7,200
Landscaping (typical)default
$8,100 new × 50% good × 1.77 allocation
- $1,500
Patiosdefault
$1,600 new × 50% good × 1.77 allocation
- $16,500
Decks & porches (attached)listing
$18,700 new × 50% good × 1.77 allocation
- $201,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$179,900 new × 63% good × 1.77 allocation
- $18,500
Building plumbing & fixturesdefault
$18,700 new × 56% good × 1.77 allocation
- $18,200
Building electrical & lightingdefault
$18,300 new × 56% good × 1.77 allocation
- $13,300
HVACdefault
$18,700 new × 40% good × 1.77 allocation
- $2,500
Hardwood & tile floorsdefault
$3,600 new × 40% good × 1.77 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,300 | $32,700 | $300 | $93,200 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $228,000 | $228,000 |
| Total | $60,300 | $32,700 | $254,400 | $347,400 |
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.