10197 Deschutes Rd
Palo Cedro, CA 96073
$367,000
4 bd · 2 ba · 1,306 sqft · Listed 26d ago
View on Realtor.com →Year built
1961
Sqft
1,306
Lot sqft
26,136
HOA / mo
$0
Furnished
No
List date
2026-09-03T13:48:27.000000Z
Revenue
Annual revenue
$26,595
ADR
$224
Occupancy
33%
Cleaning fees (12 mo)
$4,438
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $35,226ADR $565Occ ≈ 17%5★ (42)
Palo Cedro Country Family Home on Creek
House · 3 bd · 2 ba · sleeps 7 · 0.8 mi
Revenue $10,799ADR $221Occ ≈ 13%—
Serene Homestead Hideaway
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
Revenue $27,057ADR $148Occ ≈ 50%4.7★ (21)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $35,226 | $565 | 17% | 5★ (42) | 0.5 mi | Airbnb |
Palo Cedro Country Family Home on Creek House | 3 bd · 2 ba · sleeps 7 | $10,799 | $221 | 13% | — | 0.8 mi | Airbnb |
Palo Cedro 22-Acre ViewPoint Lodge House | 3 bd · 3 ba · sleeps 8 | $30,724 | $294 | 29% | 5★ (23) | 1.3 mi | AirbnbVrbo |
Serene Homestead Hideaway House | 3 bd · 2 ba · sleeps 6 | $27,057 | $148 | 50% | 4.7★ (21) | 1.7 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
$26,595
NOI
$8,764
Cash flow /mo
-$1,247
Cash needed
$129,430
Cash-on-cash
-11.6%
ROE (yr 1)
-1.2%
Cap rate
2.4%
DSCR
0.37
Year-1 write-off
$101,532
Year-1 tax shield @ 32%
$32,490
Year-1 return on equity
- Cash flow (annual)-$14,967
- Principal paydown$2,402
- Appreciation at%$11,010
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,319
- Platform fees (3% of revenue)$798
- Maintenance / capex (5% of revenue)$1,330
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,588
- Insurance (STR-rated)$2,147
Cash needed to close
- Down payment (25%)$91,750
- Closing costs (4.0%)$14,680
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,490
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
$283,000
Short-life (5/15-yr)
$78,000 · 27%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$32,000
Land 23% (county tax record, assessed value split) · building $205,000 over 39 years · new furniture $23,000
Based on: 1,306 sq ft, built 1961, 4 bd / 2 ba, unfurnished, listing features (fence, stone counters, flooring types, septic).
IRS-guide safe-harbor floor: $78,000 in year 1 (19% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.53 allocation
- $9,000
Kitchen countertops (stone)listing
$8,900 new × 40% good × 2.53 allocation
- $2,300
Decorative trimdefault
$2,300 new × 40% good × 2.53 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.53 allocation
- $1,500
Shelvingdefault
$1,500 new × 40% good × 2.53 allocation
- $3,300
Window coverings (13)default
$3,300 new × 40% good × 2.53 allocation
- $4,200
Carpet, vinyl & laminate (50% of floors)listing
$4,200 new × 40% good × 2.53 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 2.53 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.53 allocation
- $8,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.53 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,500
Paving: driveway & walks (paved)default
$7,500 new × 50% good × 2.53 allocation
- $9,100
Landscaping (typical)default
$7,200 new × 50% good × 2.53 allocation
- $1,600
Patiosdefault
$1,300 new × 50% good × 2.53 allocation
- $1,600
Decks & porches (attached)default
$1,300 new × 50% good × 2.53 allocation
- $7,600
Fencinglisting
$6,000 new × 50% good × 2.53 allocation
- $142,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$140,900 new × 40% good × 2.53 allocation
- $14,800
Building plumbing & fixturesdefault
$14,700 new × 40% good × 2.53 allocation
- $14,000
Building electrical & lightingdefault
$13,800 new × 40% good × 2.53 allocation
- $14,900
HVACdefault
$14,700 new × 40% good × 2.53 allocation
- $4,200
Hardwood & tile floorsdefault
$4,200 new × 40% good × 2.53 allocation
- $15,200
Septic systemlisting
$12,000 new × 50% good × 2.53 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $71,500 | $29,400 | $700 | $101,500 |
| 2 | $0 | $0 | $5,300 | $5,300 |
| 3 | $0 | $0 | $5,300 | $5,300 |
| 4 | $0 | $0 | $5,300 | $5,300 |
| 5 | $0 | $0 | $5,300 | $5,300 |
| 6+ | $0 | $0 | $183,700 | $183,700 |
| Total | $71,500 | $29,400 | $205,400 | $306,300 |
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.