22117 Lassen View Dr
Palo Cedro, CA 96073
$880,000
4 bd · 2 ba · 2,393 sqft · Listed 11d ago
View on Realtor.com →Year built
1990
Sqft
2,393
Lot sqft
91,476
HOA / mo
$0
Furnished
No
List date
2026-09-18T07:16:59.000000Z
Revenue
Annual revenue
$39,039
ADR
$360
Occupancy
30%
Cleaning fees (12 mo)
$5,341
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
Vacation home · 5 bd · 4 ba · sleeps 12 · 0.6 mi
Revenue $33,467ADR $577Occ ≈ 16%—
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
House · 5 bd · 4 ba · sleeps 12 · 0.6 mi
Revenue $29,739ADR $574Occ ≈ 14%5★ (3)
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 1.0 mi
Revenue $35,226ADR $565Occ ≈ 17%5★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes Vacation home | 5 bd · 4 ba · sleeps 12 | $33,467 | $577 | 16% | — | 0.6 mi | Booking |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes House | 5 bd · 4 ba · sleeps 12 | $29,739 | $574 | 14% | 5★ (3) | 0.6 mi | Airbnb |
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $35,226 | $565 | 17% | 5★ (42) | 1.0 mi | Airbnb |
Palo Cedro 22-Acre ViewPoint Lodge House | 3 bd · 3 ba · sleeps 8 | $30,724 | $294 | 29% | 5★ (23) | 1.1 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
Est. revenue
$39,039
NOI
$9,080
Cash flow /mo
$757
Cash needed
$938,200
Cash-on-cash (all cash)
1.0%
ROE (yr 1)
3.8%
Cap rate
1.0%
DSCR
—
Year-1 write-off
$264,461
Year-1 tax shield @ 32%
$84,628
Year-1 return on equity
- Cash flow (annual)$9,080
- Principal paydown (n/a, cash)$0
- Appreciation at%$26,400
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$7,808
- Platform fees (3% of revenue)$1,171
- Maintenance / capex (5% of revenue)$1,952
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,000
- Insurance (STR-rated)$5,148
Cash needed to close
- Purchase price (all cash)$880,000
- Closing costs (4.0%)$35,200
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$84,628
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
$705,000
Short-life (5/15-yr)
$240,000 · 34%
Year-1 deduction
$264,000
Year-1 tax shield @ 32%
$85,000
Land 20% (county tax record, assessed value split) · building $465,000 over 39 years · new furniture $23,000
Based on: 2,393 sq ft, built 1990, 4 bd / 2 ba, unfurnished, listing features (pool, stone counters, flooring types, septic).
IRS-guide safe-harbor floor: $224,000 in year 1 (28% short-life, $72,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $14,400
Kitchen cabinetsdefault
$11,000 new × 40% good × 3.27 allocation
- $14,800
Kitchen countertops (stone)listing
$11,300 new × 40% good × 3.27 allocation
- $5,500
Decorative trimdefault
$4,200 new × 40% good × 3.27 allocation
- $400
Mirrorsdefault
$300 new × 40% good × 3.27 allocation
- $2,000
Shelvingdefault
$1,500 new × 40% good × 3.27 allocation
- $7,800
Window coverings (24)default
$6,000 new × 40% good × 3.27 allocation
- $20,100
Carpet, vinyl & laminate (100% of floors)listing
$15,400 new × 40% good × 3.27 allocation
- $11,200
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 3.27 allocation
- $6,800
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 3.27 allocation
- $10,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 3.27 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $16,600
Paving: driveway & walks (paved)default
$10,100 new × 50% good × 3.27 allocation
- $15,900
Landscaping (typical)default
$9,800 new × 50% good × 3.27 allocation
- $3,900
Patiosdefault
$2,400 new × 50% good × 3.27 allocation
- $3,900
Decks & porches (attached)default
$2,400 new × 50% good × 3.27 allocation
- $106,200
Pool (in-ground)listing
$65,000 new × 50% good × 3.27 allocation
- $339,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$259,700 new × 40% good × 3.27 allocation
- $35,200
Building plumbing & fixturesdefault
$27,000 new × 40% good × 3.27 allocation
- $36,100
Building electrical & lightingdefault
$27,600 new × 40% good × 3.27 allocation
- $35,200
HVACdefault
$27,000 new × 40% good × 3.27 allocation
- $19,600
Septic systemlisting
$12,000 new × 50% good × 3.27 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $116,600 | $146,400 | $1,500 | $264,500 |
| 2 | $0 | $0 | $11,900 | $11,900 |
| 3 | $0 | $0 | $11,900 | $11,900 |
| 4 | $0 | $0 | $11,900 | $11,900 |
| 5 | $0 | $0 | $11,900 | $11,900 |
| 6+ | $0 | $0 | $416,200 | $416,200 |
| Total | $116,600 | $146,400 | $465,400 | $728,400 |
The building's share of the price ($705,000) is 3.3x our depreciated replacement cost of the home ($216,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.