521 Rivella Vista Dr

Redding, CA 96001

$399,900

3 bd · 2 ba · 1,750 sqft · Listed today

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Low confidence

Year built

1984

Sqft

1,750

Lot sqft

10,019

HOA / mo

Furnished

List date

2026-11-13T08:17:08.000000Z

Revenue

Annual revenue

$37,854

ADR

$199

Occupancy

52%

Cleaning fees (12 mo)

$4,599

Confidence

Low (28.47), 7 comps

Comp revenue range (p25 / median / p75)

$13,657$18,371$35,821

Median revenue of shown comps: $25,652

The Pineapple House *Best Reviews* Private Pool!
House · 3 bd · 2 ba · sleeps 6 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $57,868ADR $328Occ ≈ 48%5★ (314)
Airbnb Vrbo
~Rest and Refresh~
House · 3 bd · 1 ba · sleeps 6 · 0.3 mi
- Pool
- A/C
- Free parking
- Pets OK
- +3
Revenue $38,709ADR $162Occ ≈ 65%4.8★ (405)
Airbnb Vrbo
Rest and Rejuvenate
House · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +1
Revenue $5,059ADR $163Occ ≈ 9%4.8★ (5)
Airbnb
The Wilshire House-Redding, Ca
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $15,832ADR $298Occ ≈ 15%5★ (9)
Airbnb
Newly Renovated Modern Home
House · 3 bd · 1 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $18,371ADR $82Occ ≈ 61%—
Airbnb
Riverfront Redding Retreat | Fireplace, AC, WiFi
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $32,932ADR $188Occ ≈ 48%4.9★ (8)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
The Pineapple House Best Reviews Private Pool! House Pool A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 6	$57,868	$328	48%	5★ (314)	0.2 mi	Airbnb Vrbo
~Rest and Refresh~ House Pool A/C Free parking Pets OK +3	3 bd · 1 ba · sleeps 6	$38,709	$162	65%	4.8★ (405)	0.3 mi	Airbnb Vrbo
Rest and Rejuvenate House Pool A/C Free parking Wifi +1	3 bd · 2 ba · sleeps 6	$5,059	$163	9%	4.8★ (5)	0.3 mi	Airbnb
The Wilshire House-Redding, Ca House Pool A/C Free parking Wifi +2	3 bd · 2 ba · sleeps 6	$15,832	$298	15%	5★ (9)	0.4 mi	Airbnb
Newly Renovated Modern Home House A/C Free parking Wifi Kitchen +1	3 bd · 1 ba · sleeps 6	$18,371	$82	61%	—	0.6 mi	Airbnb
Riverfront Redding Retreat \| Fireplace, AC, WiFi House A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 6	$32,932	$188	48%	4.9★ (8)	0.7 mi	Airbnb Vrbo Booking

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

$37,854

NOI

$16,317

Cash flow /mo

$1,360

Cash needed

$435,396

Cash-on-cash (all cash)

3.7%

ROE (yr 1)

6.5%

Cap rate

4.1%

DSCR

—

Year-1 write-off

$107,915

Year-1 tax shield @ 32%

$34,533

Year-1 return on equity

Cash flow (annual)$16,317
Principal paydown (n/a, cash)$0
Appreciation at%$11,997

ROE6.5%

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)$7,571
Platform fees (3% of revenue)$1,136
Maintenance / capex (5% of revenue)$1,893
Utilities & supplies$4,200
HOA$0
Property tax$4,999
Insurance (STR-rated)$2,339

Cash needed to close

Purchase price (all cash)$399,900
Closing costs (4.0%)$15,996
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$34,533

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

$347,000

Short-life (5/15-yr)

$88,000 · 25%

Year-1 deduction

$108,000

Year-1 tax shield @ 32%

$35,000

Land 13% (county tax record, assessed value split) · building $258,000 over 39 years · new furniture $20,000

Based on: 1,750 sq ft, built 1984, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, stone counters, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $82,000 in year 1 (18% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,200

Kitchen cabinetsdefault
$9,600 new × 40% good × 2.52 allocation
$9,700
Kitchen countertops (stone)listing
$9,900 new × 40% good × 2.52 allocation
$9,900
Decorative trimdefault
$3,100 new × 40% good × 2.52 allocation
$3,100
Mirrorsdefault
$300 new × 40% good × 2.52 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.52 allocation
$1,200
Window coverings (18)default
$4,500 new × 40% good × 2.52 allocation
$4,500
Carpet, vinyl & laminate (50% of floors)listing
$5,600 new × 40% good × 2.52 allocation
$5,700
Kitchen & laundry equipment plumbingdefault
$7,500 new × 40% good × 2.52 allocation
$7,500
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 2.52 allocation
$4,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.52 allocation
$8,200
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$33,500

Paving: driveway & walks (paved)default
$8,700 new × 50% good × 2.52 allocation
$10,900
Landscaping (typical)default
$8,300 new × 50% good × 2.52 allocation
$10,500
Patioslisting
$7,900 new × 50% good × 2.52 allocation
$9,900
Decks & porches (attached)default
$1,700 new × 50% good × 2.52 allocation
$2,200

Building, 39-year$258,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$189,700 new × 40% good × 2.52 allocation
$190,900
Building plumbing & fixturesdefault
$19,700 new × 40% good × 2.52 allocation
$19,800
Building electrical & lightingdefault
$19,500 new × 40% good × 2.52 allocation
$19,600
HVACdefault
$19,700 new × 40% good × 2.52 allocation
$19,800
Hardwood & tile floorsdefault
$5,600 new × 40% good × 2.52 allocation
$5,700
Fireplacelisting
$2,600 new × 40% good × 2.52 allocation
$2,600

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	$74,200	$33,500	$300	$107,900
2	$0	$0	$6,600	$6,600
3	$0	$0	$6,600	$6,600
4	$0	$0	$6,600	$6,600
5	$0	$0	$6,600	$6,600
6+	$0	$0	$231,700	$231,700
Total	$74,200	$33,500	$258,400	$366,100

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.