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22217 Old 44 Dr

22217 Old 44 Dr

Palo Cedro, CA 96073

$895,000

4 bd · 4 ba · 3,838 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2001

Sqft

3,838

Lot sqft

130,680

HOA / mo

$0

Furnished

No

List date

2026-10-27T21:04:08.000000Z

Revenue

Annual revenue

$38,635

ADR

$342

Occupancy

31%

Cleaning fees (12 mo)

$5,097

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$32,077$34,134$35,787

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $34,134

  • Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes

    House · 5 bd · 4 ba · sleeps 12 · 1.0 mi

    • Pool
    • A/C
    • Pets OK
    • Wifi
    • +2

    Revenue $34,800ADR $591Occ ≈ 16%5★ (5)

    Airbnb

  • 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%—

    Booking

  • Palo Cedro 22-Acre ViewPoint Lodge

    House · 3 bd · 3 ba · sleeps 8 · 1.3 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $27,906ADR $293Occ ≈ 26%5★ (23)

    AirbnbVrbo

  • Revival Ranchette - Mountain Views

    House · 4 bd · 2.5 ba · sleeps 8 · 1.7 mi

    Revenue $38,749ADR $564Occ ≈ 19%5★ (42)

    Delisted

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

Financing
Management

Est. revenue

$38,635

NOI

$8,536

Cash flow /mo

$711

Cash needed

$953,800

Cash-on-cash (all cash)

0.9%

ROE (yr 1)

3.7%

Cap rate

1.0%

DSCR

—

Year-1 write-off

$142,246

Year-1 tax shield @ 32%

$45,519

Year-1 return on equity

  • Cash flow (annual)$8,536
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$26,850
ROE3.7%

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)$7,727
  • Platform fees (3% of revenue)$1,159
  • Maintenance / capex (5% of revenue)$1,932
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$11,188
  • Insurance (STR-rated)$5,236

Cash needed to close

  • Purchase price (all cash)$895,000
  • Closing costs (4.0%)$35,800
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,519

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

$761,000

Short-life (5/15-yr)

$119,000 · 16%

Year-1 deduction

$142,000

Year-1 tax shield @ 32%

$46,000

Land 15% (county tax record, assessed value split) · building $642,000 over 39 years · new furniture $23,000

Based on: 3,838 sq ft, built 2001, 4 bd / 4 ba, unfurnished, listing features (patio, fireplace, stone counters, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $108,000 in year 1 (11% short-life, $35,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$90,100

  • Kitchen cabinetsdefault

    $14,200 new × 40% good × 2.01 allocation

    $11,400

  • Kitchen countertops (stone)listing

    $14,500 new × 40% good × 2.01 allocation

    $11,700

  • Decorative trimdefault

    $6,700 new × 40% good × 2.01 allocation

    $5,400

  • Mirrorsdefault

    $600 new × 40% good × 2.01 allocation

    $500

  • Shelvingdefault

    $1,500 new × 40% good × 2.01 allocation

    $1,200

  • Window coverings (38)default

    $9,500 new × 40% good × 2.01 allocation

    $7,600

  • Carpet, vinyl & laminate (25% of floors)listing

    $6,200 new × 40% good × 2.01 allocation

    $5,000

  • Kitchen & laundry equipment plumbingdefault

    $11,100 new × 50% good × 2.01 allocation

    $11,100

  • Kitchen, laundry & data equipment electricaldefault

    $6,700 new × 50% good × 2.01 allocation

    $6,700

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.01 allocation

    $6,500

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$51,500

  • Paving: driveway & walks (paved)listing

    $12,800 new × 50% good × 2.01 allocation

    $12,900

  • Landscaping (typical)default

    $12,400 new × 50% good × 2.01 allocation

    $12,400

  • Patioslisting

    $17,300 new × 50% good × 2.01 allocation

    $17,300

  • Decks & porches (attached)default

    $3,800 new × 50% good × 2.01 allocation

    $3,800

  • Gazebo / pergolalisting

    $5,000 new × 50% good × 2.01 allocation

    $5,000
Building, 39-year$642,200

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $417,300 new × 58% good × 2.01 allocation

    $488,800

  • Building plumbing & fixturesdefault

    $43,300 new × 50% good × 2.01 allocation

    $43,500

  • Building electrical & lightingdefault

    $45,900 new × 50% good × 2.01 allocation

    $46,100

  • HVACdefault

    $43,200 new × 40% good × 2.01 allocation

    $34,700

  • Hardwood & tile floorsdefault

    $18,500 new × 40% good × 2.01 allocation

    $14,900

  • Fireplacelisting

    $2,600 new × 40% good × 2.01 allocation

    $2,100

  • Septic systemlisting

    $12,000 new × 50% good × 2.01 allocation

    $12,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$90,100$51,500$700$142,200
2$0$0$16,500$16,500
3$0$0$16,500$16,500
4$0$0$16,500$16,500
5$0$0$16,500$16,500
6+$0$0$575,600$575,600
Total$90,100$51,500$642,200$783,800

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.