5537 Diamond Ridge Dr
Redding, CA 96003
$409,000
3 bd · 2.5 ba · 2,025 sqft · Listed 12d ago
View on Realtor.com →Year built
2013
Sqft
2,025
Lot sqft
4,356
HOA / mo
$132
Furnished
No
List date
2026-09-17T07:16:50.000000Z
Revenue
Annual revenue
$45,594
ADR
$201
Occupancy
62%
Cleaning fees (12 mo)
$7,888
Confidence
Low (29.21), 9 comps
Comp revenue range (p25 / median / p75)
The Charming Ridge House
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $3,360ADR $112Occ ≈ 8%—
Large Home / privacy/desirable neighborhood /Views
House · 4 bd · 2.5 ba · sleeps 9 · 0.4 mi
Revenue $7,233ADR $183Occ ≈ 11%5★ (4)
*Pool+Lassen Views *entire house* 7beds, 4bedrooms
House · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $43,815ADR $284Occ ≈ 42%4.9★ (18)
Upscale Spacious Home Best Neighbhd 30 Day Minimum
House · 4 bd · 2 ba · sleeps 6 · 0.7 mi
Revenue $12,745ADR $133Occ ≈ 26%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Refuge at Diamond Ridge | Pool and Spa House | 4 bd · 2 ba · sleeps 10 | $38,395 | $494 | 21% | 4.9★ (17) | 0.2 mi | AirbnbVrbo |
Redding Home w/ Patio Near Fishing! House | 4 bd · 2 ba · sleeps 8 | $56,243 | $215 | 72% | 4.9★ (57) | 0.4 mi | AirbnbVrboBooking |
The Charming Ridge House House | 4 bd · 2 ba · sleeps 8 | $3,360 | $112 | 8% | — | 0.4 mi | Airbnb |
Large Home / privacy/desirable neighborhood /Views House | 4 bd · 2.5 ba · sleeps 9 | $7,233 | $183 | 11% | 5★ (4) | 0.4 mi | Airbnb |
Ohana Landing : ! Heated Pool ! Waters\ide* Spa* House | 4 bd · 2.5 ba · sleeps 10 | $76,622 | $494 | 42% | 4.9★ (129) | 0.5 mi | AirbnbVrbo |
| Mountain Trio | !VIEWS! Heated Pool & Spacious! House | 3 bd · 2.5 ba · sleeps 8 | $80,444 | $381 | 58% | 5★ (190) | 0.6 mi | AirbnbVrbo |
*Pool+Lassen Views *entire house* 7beds, 4bedrooms House | 4 bd · 2 ba · sleeps 8 | $43,815 | $284 | 42% | 4.9★ (18) | 0.6 mi | Airbnb |
Chic Modern GEM - Spacious & Bright, Walk 2 Bethel House | 3 bd · 2 ba · sleeps 7 | $41,269 | $205 | 55% | 4.9★ (294) | 0.6 mi | AirbnbVrbo |
Upscale Spacious Home Best Neighbhd 30 Day Minimum House | 4 bd · 2 ba · sleeps 6 | $12,745 | $133 | 26% | — | 0.7 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$45,594
NOI
$20,152
Cash flow /mo
-$525
Cash needed
$138,110
Cash-on-cash
-4.6%
ROE (yr 1)
6.3%
Cap rate
4.9%
DSCR
0.76
Year-1 write-off
$70,686
Year-1 tax shield @ 32%
$22,620
Year-1 return on equity
- Cash flow (annual)-$6,295
- Principal paydown$2,676
- Appreciation at%$12,270
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$9,119
- Platform fees (3% of revenue)$1,368
- Maintenance / capex (5% of revenue)$2,280
- Utilities & supplies$4,200
- HOA$1,584
- Property tax$5,113
- Insurance (STR-rated)$2,393
Cash needed to close
- Down payment (25%)$102,250
- Closing costs (4.0%)$16,360
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,620
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
$287,000
Short-life (5/15-yr)
$50,000 · 18%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 30% (county tax record, assessed value split) · building $236,000 over 39 years · new furniture $20,000
Based on: 2,025 sq ft, built 2013, 3 bd / 2.5 ba, unfurnished, listing features (patio, flooring types).
IRS-guide safe-harbor floor: $57,000 in year 1 (13% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,400
Kitchen cabinetsdefault
$10,200 new × 48% good × 1.10 allocation
- $4,400
Kitchen countertopsdefault
$8,400 new × 48% good × 1.10 allocation
- $1,900
Decorative trimdefault
$3,500 new × 48% good × 1.10 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 1.10 allocation
- $600
Shelvingdefault
$1,200 new × 48% good × 1.10 allocation
- $2,200
Window coverings (20)default
$5,000 new × 40% good × 1.10 allocation
- $5,700
Carpet, vinyl & laminate (100% of floors)listing
$13,000 new × 40% good × 1.10 allocation
- $6,500
Kitchen & laundry equipment plumbingdefault
$8,000 new × 74% good × 1.10 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 74% good × 1.10 allocation
- $3,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.10 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $5,100
Paving: driveway & walks (paved)default
$9,300 new × 50% good × 1.10 allocation
- $4,900
Landscaping (typical)default
$9,000 new × 50% good × 1.10 allocation
- $5,000
Patioslisting
$9,100 new × 50% good × 1.10 allocation
- $1,100
Decks & porches (attached)default
$2,000 new × 50% good × 1.10 allocation
- $188,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$219,800 new × 78% good × 1.10 allocation
- $18,500
Building plumbing & fixturesdefault
$22,800 new × 74% good × 1.10 allocation
- $18,600
Building electrical & lightingdefault
$22,900 new × 74% good × 1.10 allocation
- $10,000
HVACdefault
$22,800 new × 40% good × 1.10 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,800 | $16,100 | $800 | $70,700 |
| 2 | $0 | $0 | $6,100 | $6,100 |
| 3 | $0 | $0 | $6,100 | $6,100 |
| 4 | $0 | $0 | $6,100 | $6,100 |
| 5 | $0 | $0 | $6,100 | $6,100 |
| 6+ | $0 | $0 | $211,100 | $211,100 |
| Total | $53,800 | $16,100 | $236,100 | $306,000 |
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 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.