3126 Riesling Path
Redding, CA 96001
$399,000
2 bd · 2 ba · 1,559 sqft · Listed 1d ago
View on Realtor.com →Year built
1987
Sqft
1,559
Lot sqft
7,405
HOA / mo
$355
Furnished
No
List date
2026-09-30T20:34:09.000000Z
Revenue
Annual revenue
$23,220
ADR
$80
Occupancy
80%
Cleaning fees (12 mo)
$2,111
Confidence
Low (31.72), 16 comps
Comp revenue range (p25 / median / p75)
Spacious Rose Garden Long Term 2-bdrm queens
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $16,562ADR $67Occ ≈ 68%5★ (3)
Piper's Place
Apartment · 2 bd · 1 ba · sleeps 2 · 0.5 mi
Revenue $7,855ADR $169Occ ≈ 13%4.8★ (101)
Retreat at the Abode on Olive (30+ Day Stay)
House · 2 bd · 1 ba · sleeps 3 · 0.6 mi
Revenue $34,234ADR $111Occ ≈ 84%5★ (2)
Remodeled Two Bedroom Townhouse overlooking River
Apartment · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
Revenue $13,709ADR $79Occ ≈ 48%—
Quiet Cottage (30 day minimum stay)
Cottage · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $8,235ADR $77Occ ≈ 29%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spacious Rose Garden Long Term 2-bdrm queens House | 2 bd · 1 ba · sleeps 4 | $16,562 | $67 | 68% | 5★ (3) | 0.4 mi | Airbnb |
★ Spacious Modern Peaceful || 2 Bedroom Apartment | 2 bd · 1 ba · sleeps 4 | $38,935 | $149 | 72% | 5★ (994) | 0.5 mi | AirbnbVrbo |
Piper's Place Apartment | 2 bd · 1 ba · sleeps 2 | $7,855 | $169 | 13% | 4.8★ (101) | 0.5 mi | Airbnb |
Redbud Respite | Peaceful & Central Apartment | 2 bd · 1 ba · sleeps 4 | $11,134 | $101 | 30% | 5★ (3) | 0.6 mi | AirbnbVrbo |
2-bdrm, 1.5 bath, dog-friendly, 5 min to downtown House | 2 bd · 1.5 ba · sleeps 4 | $27,799 | $105 | 73% | 5★ (1) | 0.6 mi | AirbnbVrbo |
Retreat at the Abode on Olive (30+ Day Stay) House | 2 bd · 1 ba · sleeps 3 | $34,234 | $111 | 84% | 5★ (2) | 0.6 mi | Airbnb |
Remodeled Two Bedroom Townhouse overlooking River Apartment | 2 bd · 1.5 ba · sleeps 4 | $13,709 | $79 | 48% | — | 0.6 mi | Airbnb |
Quiet Cottage (30 day minimum stay) Cottage | 2 bd · 1 ba · sleeps 4 | $8,235 | $77 | 29% | 5★ (3) | 0.6 mi | Airbnb |
Vintage 2 BR Home near Downtown and Trails House | 2 bd · 1 ba · sleeps 4 | $39,190 | $139 | 77% | 5★ (300) | 0.6 mi | AirbnbVrbo |
The Mesa Loft | Central, Cozy, Bright House | 2 bd · 1 ba · sleeps 4 | $24,693 | $99 | 68% | — | 0.6 mi | AirbnbVrbo |
Show all 17 comps
Charming Renovated Boho Bungalow in Downtown
Bungalow · 2 bd · 1 ba · sleeps 3 · 0.6 mi
Revenue $26,673ADR $86Occ ≈ 85%5★ (5)
Cozy Redding Casa
Place · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $4,198ADR $121Occ ≈ 10%4.2★ (6)
Quiet Home Downtown, Near River Trail
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $2,268ADR $81Occ ≈ 8%—
White Picket Fence-Clean, Cozy, Pet Friendly
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $22,903ADR $154Occ ≈ 41%5★ (125)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Fig House | Near Shasta and Downtown House | 2 bd · 1.5 ba · sleeps 4 | $8,714 | $202 | 12% | 4.7★ (12) | 0.6 mi | AirbnbVrbo |
Charming Renovated Boho Bungalow in Downtown Bungalow | 2 bd · 1 ba · sleeps 3 | $26,673 | $86 | 85% | 5★ (5) | 0.6 mi | Airbnb |
Cozy Redding Casa Place | 2 bd · 1 ba · sleeps 4 | $4,198 | $121 | 10% | 4.2★ (6) | 0.6 mi | Airbnb |
The Orange Retreat House | 2 bd · 1 ba · sleeps 4 | $960 | $120 | 2% | — | 0.7 mi | Airbnb |
Welcome to Walnut Ave! House | 2 bd · 1 ba · sleeps 4 | $30,591 | $157 | 53% | 5★ (99) | 0.7 mi | AirbnbVrbo |
Quiet Home Downtown, Near River Trail House | 2 bd · 1 ba · sleeps 4 | $2,268 | $81 | 8% | — | 0.7 mi | Airbnb |
White Picket Fence-Clean, Cozy, Pet Friendly House | 2 bd · 1 ba · sleeps 4 | $22,903 | $154 | 41% | 5★ (125) | 0.7 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
$23,220
NOI
$1,535
Cash flow /mo
$128
Cash needed
$430,960
Cash-on-cash (all cash)
0.4%
ROE (yr 1)
3.1%
Cap rate
0.4%
DSCR
—
Year-1 write-off
$96,530
Year-1 tax shield @ 32%
$30,889
Year-1 return on equity
- Cash flow (annual)$1,535
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,970
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)$4,644
- Platform fees (3% of revenue)$697
- Maintenance / capex (5% of revenue)$1,161
- Utilities & supplies$4,200
- HOA$4,260
- Property tax$4,988
- Insurance (STR-rated)$2,334
Cash needed to close
- Purchase price (all cash)$399,000
- Closing costs (4.0%)$15,960
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,889
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
$327,000
Short-life (5/15-yr)
$80,000 · 24%
Year-1 deduction
$97,000
Year-1 tax shield @ 32%
$31,000
Land 18% (county tax record, assessed value split) · building $248,000 over 39 years · new furniture $16,000
Based on: 1,559 sq ft, built 1987, 2 bd / 2 ba, unfurnished, listing features (flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$9,200 new × 40% good × 2.68 allocation
- $8,100
Kitchen countertopsdefault
$7,500 new × 40% good × 2.68 allocation
- $2,900
Decorative trimdefault
$2,700 new × 40% good × 2.68 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.68 allocation
- $1,000
Shelvingdefault
$900 new × 40% good × 2.68 allocation
- $4,300
Window coverings (16)default
$4,000 new × 40% good × 2.68 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.68 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.68 allocation
- $8,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.68 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$8,200 new × 50% good × 2.68 allocation
- $10,500
Landscaping (typical)default
$7,900 new × 50% good × 2.68 allocation
- $2,100
Patiosdefault
$1,500 new × 50% good × 2.68 allocation
- $2,100
Decks & porches (attached)default
$1,500 new × 50% good × 2.68 allocation
- $6,700
Gazebo / pergolalisting
$5,000 new × 50% good × 2.68 allocation
- $181,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$169,100 new × 40% good × 2.68 allocation
- $18,800
Building plumbing & fixturesdefault
$17,500 new × 40% good × 2.68 allocation
- $18,200
Building electrical & lightingdefault
$17,000 new × 40% good × 2.68 allocation
- $18,800
HVACdefault
$17,600 new × 40% good × 2.68 allocation
- $10,700
Hardwood & tile floorsdefault
$10,000 new × 40% good × 2.68 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,400 | $32,300 | $800 | $96,500 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $221,500 | $221,500 |
| Total | $63,400 | $32,300 | $247,600 | $343,400 |
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.