1063 River Ridge Dr

Redding, CA 96003

$625,000

3 bd · 2.5 ba · 2,390 sqft · Listed today

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Low confidence

Year built

1996

Sqft

2,390

Lot sqft

9,583

HOA / mo

Furnished

List date

2026-11-03T02:15:11.000000Z

Revenue

Annual revenue

$62,641

ADR

$210

Occupancy

82%

Cleaning fees (12 mo)

$10,067

Confidence

Low (22.49), 5 comps

Comp revenue range (p25 / median / p75)

$15,345$37,819$78,860

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $37,819

Cozy Modern Home with Views | Quiet & Central
House · 3 bd · 2 ba · sleeps 5 · 0.3 mi
Revenue $15,345ADR $206Occ ≈ 20%5★ (1)
Delisted
Modern 4BR Retreat | Hot Tub • BBQ • Boat Parking
House · 4 bd · 2 ba · sleeps 9 · 0.5 mi
- Hot tub
- A/C
- Pets OK
- Wifi
- +3
Revenue $78,860ADR $367Occ ≈ 59%5★ (253)
Airbnb Vrbo
Family Holiday Retreat
House · 4 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $37,819ADR $220Occ ≈ 47%5★ (289)
Airbnb
Shasta Lake Sanctuary!
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $82,358ADR $492Occ ≈ 46%4.8★ (15)
Airbnb
|The Ritz 66| Posh + Pool + Views!
House · 4 bd · 2.5 ba · sleeps 12 · 0.6 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $8,759ADR $505Occ ≈ 5%5★ (3)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy Modern Home with Views \| Quiet & Central House	3 bd · 2 ba · sleeps 5	$15,345	$206	20%	5★ (1)	0.3 mi	Delisted
Modern 4BR Retreat \| Hot Tub • BBQ • Boat Parking House Hot tub A/C Pets OK Wifi +3	4 bd · 2 ba · sleeps 9	$78,860	$367	59%	5★ (253)	0.5 mi	Airbnb Vrbo
Family Holiday Retreat House	4 bd · 2 ba · sleeps 8	$37,819	$220	47%	5★ (289)	0.5 mi	Airbnb
Shasta Lake Sanctuary! House A/C Free parking Wifi Kitchen +4	3 bd · 2 ba · sleeps 8	$82,358	$492	46%	4.8★ (15)	0.6 mi	Airbnb
\|The Ritz 66\| Posh + Pool + Views! House Pool A/C Free parking Wifi +3	4 bd · 2.5 ba · sleeps 12	$8,759	$505	5%	5★ (3)	0.6 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

Financing

Management

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

Est. revenue

$62,641

NOI

$30,370

Cash flow /mo

$2,531

Cash needed

$669,500

Cash-on-cash (all cash)

4.5%

ROE (yr 1)

7.3%

Cap rate

4.9%

DSCR

—

Year-1 write-off

$181,472

Year-1 tax shield @ 32%

$58,071

Year-1 return on equity

Cash flow (annual)$30,370
Principal paydown (n/a, cash)$0
Appreciation at%$18,750

ROE7.3%

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)$12,528
Platform fees (3% of revenue)$1,879
Maintenance / capex (5% of revenue)$3,132
Utilities & supplies$4,200
HOA$0
Property tax$7,813
Insurance (STR-rated)$3,656

Cash needed to close

Purchase price (all cash)$625,000
Closing costs (4.0%)$25,000
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$58,071

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

$534,000

Short-life (5/15-yr)

$162,000 · 30%

Year-1 deduction

$181,000

Year-1 tax shield @ 32%

$58,000

Land 15% (county tax record, assessed value split) · building $372,000 over 39 years · new furniture $20,000

Based on: 2,390 sq ft, built 1996, 3 bd / 2.5 ba, unfurnished, listing features (pool, fence, fireplace, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $156,000 in year 1 (25% short-life, $50,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,300

Kitchen cabinetsdefault
$11,000 new × 40% good × 2.23 allocation
$9,900
Kitchen countertopsdefault
$9,000 new × 40% good × 2.23 allocation
$8,100
Decorative trimdefault
$4,200 new × 40% good × 2.23 allocation
$3,700
Mirrorsdefault
$300 new × 40% good × 2.23 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.23 allocation
$1,100
Window coverings (24)default
$6,000 new × 40% good × 2.23 allocation
$5,400
Carpet, vinyl & laminate (50% of floors)listing
$7,700 new × 40% good × 2.23 allocation
$6,900
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 2.23 allocation
$7,700
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 2.23 allocation
$4,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.23 allocation
$7,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$106,800

Paving: driveway & walks (paved)default
$10,100 new × 50% good × 2.23 allocation
$11,300
Landscaping (typical)default
$9,700 new × 50% good × 2.23 allocation
$10,900
Patiosdefault
$2,400 new × 50% good × 2.23 allocation
$2,600
Decks & porches (attached)default
$2,400 new × 50% good × 2.23 allocation
$2,600
Pool (in-ground)listing
$65,000 new × 50% good × 2.23 allocation
$72,600
Fencinglisting
$6,000 new × 50% good × 2.23 allocation
$6,700

Building, 39-year$372,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$259,600 new × 50% good × 2.23 allocation
$290,000
Building plumbing & fixturesdefault
$26,900 new × 40% good × 2.23 allocation
$24,100
Building electrical & lightingdefault
$27,600 new × 40% good × 2.23 allocation
$24,600
HVACdefault
$26,900 new × 40% good × 2.23 allocation
$24,100
Hardwood & tile floorsdefault
$7,700 new × 40% good × 2.23 allocation
$6,900
Fireplacelisting
$2,600 new × 40% good × 2.23 allocation
$2,400

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	$74,300	$106,800	$400	$181,500
2	$0	$0	$9,500	$9,500
3	$0	$0	$9,500	$9,500
4	$0	$0	$9,500	$9,500
5	$0	$0	$9,500	$9,500
6+	$0	$0	$333,400	$333,400
Total	$74,300	$106,800	$372,000	$553,000

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.