21906 Coloma Dr
Palo Cedro, CA 96073
$895,000
5 bd · 2.5 ba · 3,680 sqft · Listed today
View on Realtor.com →Year built
1982
Sqft
3,680
Lot sqft
196,020
HOA / mo
$0
Furnished
No
List date
2026-10-20T07:17:16.000000Z
Revenue
Annual revenue
$59,342
ADR
$385
Occupancy
42%
Cleaning fees (12 mo)
$7,976
Confidence
Low (51.73), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $38,749
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 0.4 mi
Revenue $38,749ADR $564Occ ≈ 19%5★ (42)
Delisted
-The Bluebird- Located on our Flower Farm
Farm stay · 4 bd · 2 ba · sleeps 6 · 1.1 mi
Revenue $68,598ADR $502Occ ≈ 37%5★ (11)
Delisted
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
Vacation home · 5 bd · 4 ba · sleeps 12 · 1.1 mi
Revenue $33,467ADR $577Occ ≈ 16%—
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
House · 5 bd · 4 ba · sleeps 12 · 1.1 mi
- Pool
- A/C
- Pets OK
- Wifi
- +2
Revenue $34,800ADR $591Occ ≈ 16%5★ (5)
French Creek Estate| Style+Peace
House · 5 bd · 3 ba · sleeps 11 · 2.1 mi
Revenue $91,846ADR $562Occ ≈ 45%5★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $38,749 | $564 | 19% | 5★ (42) | 0.4 mi | Delisted |
-The Bluebird- Located on our Flower Farm Farm stay | 4 bd · 2 ba · sleeps 6 | $68,598 | $502 | 37% | 5★ (11) | 1.1 mi | Delisted |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes Vacation home | 5 bd · 4 ba · sleeps 12 | $33,467 | $577 | 16% | — | 1.1 mi | Booking |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes House
| 5 bd · 4 ba · sleeps 12 | $34,800 | $591 | 16% | 5★ (5) | 1.1 mi | Airbnb |
French Creek Estate| Style+Peace House | 5 bd · 3 ba · sleeps 11 | $91,846 | $562 | 45% | 5★ (16) | 2.1 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$59,342
NOI
$23,445
Cash flow /mo
-$3,042
Cash needed
$286,050
Cash-on-cash
-12.8%
ROE (yr 1)
-1.5%
Cap rate
2.6%
DSCR
0.39
Year-1 write-off
$190,822
Year-1 tax shield @ 32%
$61,063
Year-1 return on equity
- Cash flow (annual)-$36,504
- Principal paydown$5,443
- Appreciation at%$26,850
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)$11,868
- Platform fees (3% of revenue)$1,780
- Maintenance / capex (5% of revenue)$2,967
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,188
- Insurance (STR-rated)$5,236
Cash needed to close
- Down payment (25%)$223,750
- Closing costs (4.0%)$35,800
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$61,063
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
$615,000
Short-life (5/15-yr)
$164,000 · 27%
Year-1 deduction
$191,000
Year-1 tax shield @ 32%
$61,000
Land 31% (county tax record, assessed value split) · building $451,000 over 39 years · new furniture $27,000
Based on: 3,680 sq ft, built 1982, 5 bd / 2.5 ba, unfurnished, listing features (pool, fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $160,000 in year 1 (22% short-life, $51,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,200
Kitchen cabinetsdefault
$13,900 new × 40% good × 2.02 allocation
- $9,200
Kitchen countertopsdefault
$11,300 new × 40% good × 2.02 allocation
- $5,200
Decorative trimdefault
$6,400 new × 40% good × 2.02 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.02 allocation
- $1,500
Shelvingdefault
$1,800 new × 40% good × 2.02 allocation
- $7,500
Window coverings (37)default
$9,300 new × 40% good × 2.02 allocation
- $7,600
Carpet, vinyl & laminate (40% of floors)listing
$9,500 new × 40% good × 2.02 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$10,800 new × 40% good × 2.02 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 40% good × 2.02 allocation
- $6,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.02 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $15,900
Paving: driveway & walks (paved)default
$15,700 new × 50% good × 2.02 allocation
- $12,200
Landscaping (typical)default
$12,100 new × 50% good × 2.02 allocation
- $3,700
Patiosdefault
$3,600 new × 50% good × 2.02 allocation
- $3,700
Decks & porches (attached)default
$3,600 new × 50% good × 2.02 allocation
- $65,600
Pool (in-ground)listing
$65,000 new × 50% good × 2.02 allocation
- $322,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$400,000 new × 40% good × 2.02 allocation
- $33,500
Building plumbing & fixturesdefault
$41,500 new × 40% good × 2.02 allocation
- $35,400
Building electrical & lightingdefault
$43,900 new × 40% good × 2.02 allocation
- $33,500
HVACdefault
$41,500 new × 40% good × 2.02 allocation
- $11,500
Hardwood & tile floorsdefault
$14,200 new × 40% good × 2.02 allocation
- $2,100
Fireplacelisting
$2,600 new × 40% good × 2.02 allocation
- $12,100
Septic systemlisting
$12,000 new × 50% good × 2.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $89,400 | $101,000 | $500 | $190,800 |
| 2 | $0 | $0 | $11,600 | $11,600 |
| 3 | $0 | $0 | $11,600 | $11,600 |
| 4 | $0 | $0 | $11,600 | $11,600 |
| 5 | $0 | $0 | $11,600 | $11,600 |
| 6+ | $0 | $0 | $404,200 | $404,200 |
| Total | $89,400 | $101,000 | $451,000 | $641,300 |
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, 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.