1713 Whistling Dr

Redding, CA 96003

$369,000

3 bd · 2 ba · 1,340 sqft · Listed 1d ago

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Year built

1992

Sqft

1,340

Lot sqft

6,098

HOA / mo

Furnished

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)

$26,037$31,882$33,049

Median revenue of shown comps: $31,882

Modest luxury centrally located
House · 3 bd · 2 ba · sleeps 6 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $44,212ADR $368Occ ≈ 33%4.8★ (55)
Airbnb Vrbo
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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 A/C Free parking Pets OK Wifi +4	3 bd · 2 ba · sleeps 6	$44,212	$368	33%	4.8★ (55)	0.1 mi	Airbnb Vrbo
Redding Escape for Large Family Townhouse A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$32,958	$177	51%	4.9★ (234)	0.2 mi	Airbnb
Redding Escape for Large Family #2 Townhouse A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$33,139	$180	50%	4.9★ (226)	0.2 mi	Airbnb
Old-Time Country Getaway in Redding Townhouse A/C Free parking Pets OK Wifi +3	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 A/C Free parking Pets OK Wifi +3	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 A/C Free parking Pets OK Wifi +3	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 A/C Free parking Pets OK Wifi +4	3 bd · 2.5 ba · sleeps 6	$34,016	$132	71%	4.9★ (36)	0.4 mi	Airbnb
Warm and Cozy Redding Home House A/C Free parking Pets OK Wifi +3	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 Pool A/C Free parking Wifi +4	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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$31,331

NOI

$12,141

Cash flow /mo

$1,012

Cash needed

$403,260

Cash-on-cash (all cash)

3.0%

ROE (yr 1)

5.8%

Cap rate

3.3%

DSCR

—

Year-1 write-off

$110,810

Year-1 tax shield @ 32%

$35,459

Year-1 return on equity

Cash flow (annual)$12,141
Principal paydown (n/a, cash)$0
Appreciation at%$11,070

ROE5.8%

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

Purchase price (all cash)$369,000
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.

5-year property$73,200

Kitchen cabinetsdefault
$8,700 new × 40% good × 2.65 allocation
$9,300
Kitchen countertopsdefault
$7,100 new × 40% good × 2.65 allocation
$7,600
Decorative trimdefault
$2,300 new × 40% good × 2.65 allocation
$2,500
Mirrorsdefault
$300 new × 40% good × 2.65 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.65 allocation
$1,300
Window coverings (13)default
$3,300 new × 40% good × 2.65 allocation
$3,400
Carpet, vinyl & laminate (100% of floors)listing
$8,600 new × 40% good × 2.65 allocation
$9,100
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.65 allocation
$7,200
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.65 allocation
$4,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.65 allocation
$8,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$37,400

Paving: driveway & walks (paved)default
$7,600 new × 50% good × 2.65 allocation
$10,100
Landscaping (typical)default
$7,300 new × 50% good × 2.65 allocation
$9,700
Patioslisting
$6,000 new × 50% good × 2.65 allocation
$8,000
Decks & porches (attached)default
$1,300 new × 50% good × 2.65 allocation
$1,800
Fencinglisting
$6,000 new × 50% good × 2.65 allocation
$8,000

Building, 39-year$213,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$144,900 new × 43% good × 2.65 allocation
$166,400
Building plumbing & fixturesdefault
$15,000 new × 40% good × 2.65 allocation
$15,900
Building electrical & lightingdefault
$14,300 new × 40% good × 2.65 allocation
$15,100
HVACdefault
$15,100 new × 40% good × 2.65 allocation
$16,000

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.