1713 Whistling Dr
Redding, CA 96003
$369,000
3 bd · 2 ba · 1,340 sqft · Listed 1d ago
View on Realtor.com →Year built
1992
Sqft
1,340
Lot sqft
6,098
HOA / mo
$0
Furnished
No
List date
2026-10-23T22:38:15.000000Z
Revenue
Annual revenue
$31,331
ADR
$131
Occupancy
66%
Cleaning fees (12 mo)
$3,944
Confidence
Med (67.26), 11 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $31,882
Redding Escape for Large Family
Townhouse · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $32,958ADR $177Occ ≈ 51%4.9★ (234)
Redding Escape for Large Family #2
Townhouse · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $33,139ADR $180Occ ≈ 50%4.9★ (226)
Old-Time Country Getaway in Redding
Townhouse · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $28,111ADR $163Occ ≈ 47%4.9★ (135)
Large Redding Home Away From Home
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $31,882ADR $140Occ ≈ 62%4.9★ (146)
Cozy Redding Home Close to Just About Everything
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $18,180ADR $137Occ ≈ 36%4.8★ (182)
Relaxing Home 15 mins to Lake
House · 3 bd · 2.5 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $34,016ADR $132Occ ≈ 71%4.9★ (36)
Warm and Cozy Redding Home
House · 3 bd · 2.5 ba · sleeps 8 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $32,485ADR $142Occ ≈ 63%4.9★ (230)
Quaint, quiet, and centrally located near Bethel!
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
- Pool
- A/C
- Free parking
- Wifi
- +4
Revenue $8,038ADR $96Occ ≈ 23%4.8★ (78)
Contractor Friendly 3 Bdrm Townhomes - 30 day
Apartment · 3 bd · 1.5 ba · sleeps 7 · 0.6 mi
Revenue $23,962ADR $88Occ ≈ 75%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modest luxury centrally located House
| 3 bd · 2 ba · sleeps 6 | $44,212 | $368 | 33% | 4.8★ (55) | 0.1 mi | AirbnbVrbo |
Redding Escape for Large Family Townhouse
| 3 bd · 2 ba · sleeps 6 | $32,958 | $177 | 51% | 4.9★ (234) | 0.2 mi | Airbnb |
Redding Escape for Large Family #2 Townhouse
| 3 bd · 2 ba · sleeps 6 | $33,139 | $180 | 50% | 4.9★ (226) | 0.2 mi | Airbnb |
Old-Time Country Getaway in Redding Townhouse
| 3 bd · 2.5 ba · sleeps 8 | $28,111 | $163 | 47% | 4.9★ (135) | 0.3 mi | Airbnb |
Large Redding Home Away From Home House
| 3 bd · 2.5 ba · sleeps 8 | $31,882 | $140 | 62% | 4.9★ (146) | 0.3 mi | Airbnb |
Cozy Redding Home Close to Just About Everything House
| 3 bd · 2.5 ba · sleeps 8 | $18,180 | $137 | 36% | 4.8★ (182) | 0.3 mi | Airbnb |
Relaxing Home 15 mins to Lake House
| 3 bd · 2.5 ba · sleeps 6 | $34,016 | $132 | 71% | 4.9★ (36) | 0.4 mi | Airbnb |
Warm and Cozy Redding Home House
| 3 bd · 2.5 ba · sleeps 8 | $32,485 | $142 | 63% | 4.9★ (230) | 0.4 mi | Airbnb |
Quaint, quiet, and centrally located near Bethel! House
| 3 bd · 2 ba · sleeps 7 | $8,038 | $96 | 23% | 4.8★ (78) | 0.6 mi | Airbnb |
Contractor Friendly 3 Bdrm Townhomes - 30 day Apartment | 3 bd · 1.5 ba · sleeps 7 | $23,962 | $88 | 75% | — | 0.6 mi | Delisted |
Show 1 more
Parkside 3BR Retreat • 2 Kings Beds • Near Bethel
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $31,417ADR $194Occ ≈ 44%4.8★ (6)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Parkside 3BR Retreat • 2 Kings Beds • Near Bethel House | 3 bd · 2 ba · sleeps 6 | $31,417 | $194 | 44% | 4.8★ (6) | 0.7 mi | Delisted |
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
$31,331
NOI
$12,141
Cash flow /mo
-$1,032
Cash needed
$126,510
Cash-on-cash
-9.8%
ROE (yr 1)
0.8%
Cap rate
3.3%
DSCR
0.49
Year-1 write-off
$110,810
Year-1 tax shield @ 32%
$35,459
Year-1 return on equity
- Cash flow (annual)-$12,390
- Principal paydown$2,280
- Appreciation at%$11,070
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)$6,266
- Platform fees (3% of revenue)$940
- Maintenance / capex (5% of revenue)$1,567
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,613
- Insurance (STR-rated)$2,159
Cash needed to close
- Down payment (25%)$92,250
- Closing costs (4.0%)$14,760
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,459
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
$305,000
Short-life (5/15-yr)
$91,000 · 30%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$35,000
Land 17% (county tax record, assessed value split) · building $213,000 over 39 years · new furniture $20,000
Based on: 1,340 sq ft, built 1992, 3 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $88,000 in year 1 (22% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,300
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.65 allocation
- $7,600
Kitchen countertopsdefault
$7,100 new × 40% good × 2.65 allocation
- $2,500
Decorative trimdefault
$2,300 new × 40% good × 2.65 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.65 allocation
- $3,400
Window coverings (13)default
$3,300 new × 40% good × 2.65 allocation
- $9,100
Carpet, vinyl & laminate (100% of floors)listing
$8,600 new × 40% good × 2.65 allocation
- $7,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.65 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.65 allocation
- $8,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.65 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,100
Paving: driveway & walks (paved)default
$7,600 new × 50% good × 2.65 allocation
- $9,700
Landscaping (typical)default
$7,300 new × 50% good × 2.65 allocation
- $8,000
Patioslisting
$6,000 new × 50% good × 2.65 allocation
- $1,800
Decks & porches (attached)default
$1,300 new × 50% good × 2.65 allocation
- $8,000
Fencinglisting
$6,000 new × 50% good × 2.65 allocation
- $166,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$144,900 new × 43% good × 2.65 allocation
- $15,900
Building plumbing & fixturesdefault
$15,000 new × 40% good × 2.65 allocation
- $15,100
Building electrical & lightingdefault
$14,300 new × 40% good × 2.65 allocation
- $16,000
HVACdefault
$15,100 new × 40% good × 2.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,200 | $37,400 | $200 | $110,800 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $191,400 | $191,400 |
| Total | $73,200 | $37,400 | $213,500 | $324,100 |
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.