1413 River Ridge Dr
Redding, CA 96003
$479,900
3 bd · 2 ba · 2,110 sqft · Listed 18d ago
View on Realtor.com →Year built
1990
Sqft
2,110
Lot sqft
10,890
HOA / mo
$0
Furnished
No
List date
2026-09-11T15:59:26.000000Z
Revenue
Annual revenue
$47,967
ADR
$172
Occupancy
76%
Cleaning fees (12 mo)
$5,628
Confidence
Low (29.16), 19 comps
Comp revenue range (p25 / median / p75)
Cozy Modern Home with Views | Quiet & Central
House · 3 bd · 2 ba · sleeps 5 · 0.2 mi
Revenue $11,945ADR $206Occ ≈ 16%5★ (1)
Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 0.9 mi
Revenue $90,551ADR $503Occ ≈ 49%4.8★ (15)
|The Ritz 66| Posh + Pool + Views!
House · 3 bd · 2.5 ba · sleeps 12 · 0.9 mi
Revenue $769ADR $384Occ ≈ 1%—
The Watercress*walk by the river play in the park!
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
Revenue $45,772ADR $164Occ ≈ 76%4.8★ (217)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Modern Home with Views | Quiet & Central House | 3 bd · 2 ba · sleeps 5 | $11,945 | $206 | 16% | 5★ (1) | 0.2 mi | Airbnb |
Shasta Lake Sanctuary! House | 3 bd · 2 ba · sleeps 8 | $90,551 | $503 | 49% | 4.8★ (15) | 0.9 mi | Airbnb |
|The Ritz 66| Posh + Pool + Views! House | 3 bd · 2.5 ba · sleeps 12 | $769 | $384 | 1% | — | 0.9 mi | Airbnb |
2 Kings~10 min Bethel~5 min downtown House | 3 bd · 2 ba · sleeps 8 | $47,086 | $224 | 58% | 5★ (104) | 1.0 mi | AirbnbVrbo |
Lakes and Bethel close by 30 days Apartment | 3 bd · 2 ba · sleeps 6 | $24,474 | $147 | 46% | 4.8★ (28) | 1.1 mi | AirbnbVrbo |
Panorama green belt view with hot tub & fireplace House | 3 bd · 2 ba · sleeps 6 | $50,944 | $227 | 61% | 5★ (50) | 1.2 mi | AirbnbVrbo |
|Riverside Retreat| Pool - Spa - River Trail House | 3 bd · 2 ba · sleeps 8 | $77,767 | $323 | 66% | 4.8★ (186) | 1.3 mi | AirbnbVrbo |
Kingsview Luxury above the city 1 King 2 Queens House | 3 bd · 2 ba · sleeps 6 | $105,338 | $417 | 69% | 4.9★ (81) | 1.4 mi | AirbnbVrbo |
The Watercress*walk by the river play in the park! House | 3 bd · 2 ba · sleeps 6 | $45,772 | $164 | 76% | 4.8★ (217) | 1.5 mi | Airbnb |
Westside ^Cottage^ House | 3 bd · 2 ba · sleeps 6 | $32,594 | $111 | 80% | 4.9★ (111) | 1.8 mi | AirbnbVrbo |
Show all 19 comps
Havilah-Midcentury Modern 3/3 home
House · 3 bd · 3 ba · sleeps 7 · 1.8 mi
Revenue $31,363ADR $100Occ ≈ 86%4.5★ (8)
Royal Oaks Cottage w/ direct park access
House · 3 bd · 2 ba · sleeps 7 · 1.8 mi
Revenue $36,398ADR $159Occ ≈ 63%4.9★ (179)
Long Term sleeps 6 Rose Garden Retreat
House · 3 bd · 1 ba · sleeps 6 · 1.9 mi
Revenue $10,740ADR $71Occ ≈ 41%5★ (1)
Downtown Getaway - beautiful historic craftsman
House · 3 bd · 2 ba · sleeps 7 · 2.1 mi
Revenue $46,790ADR $172Occ ≈ 75%5★ (145)
Spanish Revival Bungalow in Downtown Redding
House · 3 bd · 1 ba · sleeps 5 · 2.1 mi
Revenue $7,092ADR $115Occ ≈ 17%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
House of Favor, King Bed + 4Twins,Close to Bethel House | 3 bd · 2 ba · sleeps 6 | $10,693 | $183 | 16% | 4.7★ (376) | 1.8 mi | AirbnbVrboBooking |
Havilah-Midcentury Modern 3/3 home House | 3 bd · 3 ba · sleeps 7 | $31,363 | $100 | 86% | 4.5★ (8) | 1.8 mi | Airbnb |
Royal Oaks Cottage w/ direct park access House | 3 bd · 2 ba · sleeps 7 | $36,398 | $159 | 63% | 4.9★ (179) | 1.8 mi | Airbnb |
Long Term sleeps 6 Rose Garden Retreat House | 3 bd · 1 ba · sleeps 6 | $10,740 | $71 | 41% | 5★ (1) | 1.9 mi | Airbnb |
Westside Charmer Near Trails House | 3 bd · 2 ba · sleeps 6 | $43,636 | $253 | 47% | 4.8★ (28) | 2.0 mi | AirbnbVrbo |
Downtown Getaway - beautiful historic craftsman House | 3 bd · 2 ba · sleeps 7 | $46,790 | $172 | 75% | 5★ (145) | 2.1 mi | Airbnb |
Spanish Revival Bungalow in Downtown Redding House | 3 bd · 1 ba · sleeps 5 | $7,092 | $115 | 17% | 5★ (1) | 2.1 mi | Vrbo |
Relaxing Pool | Heated Spa | EV charger House | 3 bd · 2 ba · sleeps 6 | $78,802 | $330 | 65% | 5★ (79) | 2.1 mi | AirbnbVrboBooking |
Aloha House House | 3 bd · 2 ba · sleeps 6 | $34,666 | $156 | 61% | 4.8★ (166) | 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
Est. revenue
$47,967
NOI
$22,250
Cash flow /mo
$1,854
Cash needed
$518,596
Cash-on-cash (all cash)
4.3%
ROE (yr 1)
7.1%
Cap rate
4.6%
DSCR
—
Year-1 write-off
$126,333
Year-1 tax shield @ 32%
$40,426
Year-1 return on equity
- Cash flow (annual)$22,250
- Principal paydown (n/a, cash)$0
- Appreciation at%$14,397
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,593
- Platform fees (3% of revenue)$1,439
- Maintenance / capex (5% of revenue)$2,398
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,999
- Insurance (STR-rated)$2,807
Cash needed to close
- Purchase price (all cash)$479,900
- Closing costs (4.0%)$19,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$40,426
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
$384,000
Short-life (5/15-yr)
$106,000 · 28%
Year-1 deduction
$126,000
Year-1 tax shield @ 32%
$40,000
Land 20% (county tax record, assessed value split) · building $278,000 over 39 years · new furniture $20,000
Based on: 2,110 sq ft, built 1990, 3 bd / 2 ba, unfurnished, listing features (hot tub, covered patio, flooring types).
IRS-guide safe-harbor floor: $102,000 in year 1 (21% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.28 allocation
- $7,800
Kitchen countertopsdefault
$8,500 new × 40% good × 2.28 allocation
- $3,400
Decorative trimdefault
$3,700 new × 40% good × 2.28 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.28 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.28 allocation
- $4,800
Window coverings (21)default
$5,300 new × 40% good × 2.28 allocation
- $8,200
Carpet, vinyl & laminate (67% of floors)listing
$9,100 new × 40% good × 2.28 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 2.28 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 2.28 allocation
- $7,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.28 allocation
- $8,200
Hot tub (freestanding)listing
$9,000 new × 40% good × 2.28 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)default
$9,500 new × 50% good × 2.28 allocation
- $10,400
Landscaping (typical)default
$9,200 new × 50% good × 2.28 allocation
- $19,800
Covered patiolisting
$17,400 new × 50% good × 2.28 allocation
- $2,400
Decks & porches (attached)default
$2,100 new × 50% good × 2.28 allocation
- $208,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$229,000 new × 40% good × 2.28 allocation
- $21,600
Building plumbing & fixturesdefault
$23,800 new × 40% good × 2.28 allocation
- $21,900
Building electrical & lightingdefault
$24,000 new × 40% good × 2.28 allocation
- $21,700
HVACdefault
$23,800 new × 40% good × 2.28 allocation
- $4,100
Hardwood & tile floorsdefault
$4,500 new × 40% good × 2.28 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $82,000 | $43,500 | $900 | $126,300 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $248,600 | $248,600 |
| Total | $82,000 | $43,500 | $278,000 | $403,400 |
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 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.