22116 University Ave
Palo Cedro, CA 96073
$950,000
4 bd · 3 ba · 1,856 sqft · Listed 1d ago
View on Realtor.com →Year built
1980
Sqft
1,856
Lot sqft
217,800
HOA / mo
$0
Furnished
No
List date
2026-09-30T17:04:56.000000Z
Revenue
Annual revenue
$37,245
ADR
$303
Occupancy
34%
Cleaning fees (12 mo)
$5,003
Confidence
High (89.77), 5 comps
Comp revenue range (p25 / median / p75)
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 0.6 mi
Revenue $35,226ADR $565Occ ≈ 17%5★ (42)
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
Vacation home · 5 bd · 4 ba · sleeps 12 · 1.0 mi
Revenue $33,467ADR $577Occ ≈ 16%—
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
House · 5 bd · 4 ba · sleeps 12 · 1.0 mi
Revenue $29,739ADR $574Occ ≈ 14%5★ (3)
Serene Homestead Hideaway
House · 3 bd · 2 ba · sleeps 6 · 1.9 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) | 0.6 mi | Airbnb |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes Vacation home | 5 bd · 4 ba · sleeps 12 | $33,467 | $577 | 16% | — | 1.0 mi | Booking |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes House | 5 bd · 4 ba · sleeps 12 | $29,739 | $574 | 14% | 5★ (3) | 1.0 mi | Airbnb |
Palo Cedro 22-Acre ViewPoint Lodge House | 3 bd · 3 ba · sleeps 8 | $30,724 | $294 | 29% | 5★ (23) | 1.4 mi | AirbnbVrbo |
Serene Homestead Hideaway House | 3 bd · 2 ba · sleeps 6 | $27,057 | $148 | 50% | 4.7★ (21) | 1.9 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
$37,245
NOI
$6,609
Cash flow /mo
-$4,568
Cash needed
$298,500
Cash-on-cash
-18.4%
ROE (yr 1)
-6.7%
Cap rate
0.7%
DSCR
0.11
Year-1 write-off
$316,221
Year-1 tax shield @ 32%
$101,191
Year-1 return on equity
- Cash flow (annual)-$54,822
- Principal paydown$6,217
- Appreciation at%$28,500
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)$7,449
- Platform fees (3% of revenue)$1,117
- Maintenance / capex (5% of revenue)$1,862
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,875
- Insurance (STR-rated)$5,558
Cash needed to close
- Down payment (25%)$237,500
- Closing costs (4.0%)$38,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$101,191
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
$763,000
Short-life (5/15-yr)
$292,000 · 38%
Year-1 deduction
$316,000
Year-1 tax shield @ 32%
$101,000
Land 20% (county tax record, assessed value split) · building $471,000 over 39 years · new furniture $23,000
Based on: 1,856 sq ft, built 1980, 4 bd / 3 ba, unfurnished, listing features (pool, deck, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $237,000 in year 1 (28% short-life, $76,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $16,000
Kitchen cabinetsdefault
$9,900 new × 40% good × 4.05 allocation
- $13,100
Kitchen countertopsdefault
$8,100 new × 40% good × 4.05 allocation
- $5,300
Decorative trimdefault
$3,200 new × 40% good × 4.05 allocation
- $700
Mirrorsdefault
$500 new × 40% good × 4.05 allocation
- $2,400
Shelvingdefault
$1,500 new × 40% good × 4.05 allocation
- $7,700
Window coverings (19)default
$4,800 new × 40% good × 4.05 allocation
- $12,500
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 4.05 allocation
- $7,500
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 4.05 allocation
- $13,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 4.05 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $18,100
Paving: driveway & walks (paved)default
$8,900 new × 50% good × 4.05 allocation
- $17,400
Landscaping (typical)default
$8,600 new × 50% good × 4.05 allocation
- $3,700
Patiosdefault
$1,800 new × 50% good × 4.05 allocation
- $42,300
Decks & porches (attached)listing
$20,900 new × 50% good × 4.05 allocation
- $131,800
Pool (in-ground)listing
$65,000 new × 50% good × 4.05 allocation
- $325,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$200,800 new × 40% good × 4.05 allocation
- $33,900
Building plumbing & fixturesdefault
$20,900 new × 40% good × 4.05 allocation
- $33,700
Building electrical & lightingdefault
$20,800 new × 40% good × 4.05 allocation
- $33,900
HVACdefault
$20,900 new × 40% good × 4.05 allocation
- $19,400
Hardwood & tile floorsdefault
$11,900 new × 40% good × 4.05 allocation
- $24,300
Septic systemlisting
$12,000 new × 50% good × 4.05 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $101,400 | $213,400 | $1,500 | $316,200 |
| 2 | $0 | $0 | $12,100 | $12,100 |
| 3 | $0 | $0 | $12,100 | $12,100 |
| 4 | $0 | $0 | $12,100 | $12,100 |
| 5 | $0 | $0 | $12,100 | $12,100 |
| 6+ | $0 | $0 | $421,200 | $421,200 |
| Total | $101,400 | $213,400 | $471,000 | $785,700 |
The building's share of the price ($763,000) is 4.1x our depreciated replacement cost of the home ($188,000). 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, 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.