1465 Riverside Dr
Redding, CA 96001
$650,000
4 bd · 4 ba · 2,564 sqft · Listed 7d ago
View on Realtor.com →Year built
1935
Sqft
2,564
Lot sqft
6,534
HOA / mo
$0
Furnished
No
List date
2026-09-22T07:04:09.000000Z
Revenue
Annual revenue
$69,732
ADR
$368
Occupancy
52%
Cleaning fees (12 mo)
$12,564
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cozy 4bd House with Hot tub and Pool, Quiet Area House | 4 bd · 3 ba · sleeps 9 | $73,706 | $327 | 62% | 4.9★ (102) | 1.2 mi | AirbnbVrbo |
 The Stratford | Pool/Hot Tub + Arcade + Modern House | 4 bd · 3 ba · sleeps 11 | $71,867 | $469 | 42% | 4.8★ (85) | 1.3 mi | AirbnbVrbo |
 FAMILY FUN GETAWAY !! 🎱🏓RecRoom⚽️🕹 BBQ♨️FirePit House | 4 bd · 3 ba · sleeps 10 | $60,144 | $341 | 48% | 4.8★ (202) | 1.5 mi | AirbnbVrbo |
 The ARK Villa | Mountain Views | Pool Villa | 4 bd · 3 ba · sleeps 11 | $72,443 | $447 | 44% | 4.9★ (103) | 1.9 mi | AirbnbVrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$69,732
NOI
$35,055
Cash flow /mo
-$581
Cash needed
$211,500
Cash-on-cash
-3.3%
ROE (yr 1)
7.9%
Cap rate
5.4%
DSCR
0.83
Year-1 write-off
$141,363
Year-1 tax shield @ 32%
$45,236
Year-1 return on equity
- Cash flow (annual)-$6,977
- Principal paydown$4,254
- Appreciation at%$19,500
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$13,946
- Platform fees (3% of revenue)$2,092
- Maintenance / capex (5% of revenue)$3,487
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,125
- Insurance (STR-rated)$3,803
Cash needed to close
- Down payment (25%)$162,500
- Closing costs (4.0%)$26,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$45,236
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
$452,000
Short-life (5/15-yr)
$117,000 · 26%
Year-1 deduction
$141,000
Year-1 tax shield @ 32%
$45,000
Land 30% (county tax record, assessed value split) · building $335,000 over 39 years · new furniture $23,000
Based on: 2,564 sq ft, built 1935, 4 bd / 4 ba, unfurnished, listing features (deck, patio, fireplace, stone counters, flooring types).
IRS-guide safe-harbor floor: $84,000 in year 1 (13% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$11,400 new × 40% good × 2.18 allocation
- $10,200
Kitchen countertops (stone)listing
$11,700 new × 40% good × 2.18 allocation
- $3,900
Decorative trimdefault
$4,500 new × 40% good × 2.18 allocation
- $500
Mirrorsdefault
$600 new × 40% good × 2.18 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.18 allocation
- $5,700
Window coverings (26)default
$6,500 new × 40% good × 2.18 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$8,900 new × 40% good × 2.18 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 40% good × 2.18 allocation
- $7,000
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.18 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $11,400
Paving: driveway & walks (paved)default
$10,500 new × 50% good × 2.18 allocation
- $11,000
Landscaping (typical)default
$10,100 new × 50% good × 2.18 allocation
- $12,600
Patioslisting
$11,500 new × 50% good × 2.18 allocation
- $31,400
Decks & porches (attached)listing
$28,800 new × 50% good × 2.18 allocation
- $242,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$278,100 new × 40% good × 2.18 allocation
- $25,100
Building plumbing & fixturesdefault
$28,900 new × 40% good × 2.18 allocation
- $25,900
Building electrical & lightingdefault
$29,800 new × 40% good × 2.18 allocation
- $25,100
HVACdefault
$28,900 new × 40% good × 2.18 allocation
- $14,400
Hardwood & tile floorsdefault
$16,500 new × 40% good × 2.18 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $74,000 | $66,300 | $1,100 | $141,400 |
| 2 | $0 | $0 | $8,600 | $8,600 |
| 3 | $0 | $0 | $8,600 | $8,600 |
| 4 | $0 | $0 | $8,600 | $8,600 |
| 5 | $0 | $0 | $8,600 | $8,600 |
| 6+ | $0 | $0 | $299,400 | $299,400 |
| Total | $74,000 | $66,300 | $334,800 | $475,100 |
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 and Georgia 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.