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Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

22429 Frisbie Ln

22429 Frisbie Ln

Palo Cedro, CA 96073

$419,000

4 bd · 1.5 ba · 1,307 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1965

Sqft

1,307

Lot sqft

65,340

HOA / mo

$0

Furnished

No

List date

2026-10-30T15:41:51.000000Z

Revenue

Annual revenue

$42,838

ADR

$210

Occupancy

56%

Cleaning fees (12 mo)

$5,578

Confidence

Low (38.25), 6 comps

Comp revenue range (p25 / median / p75)

$30,617$53,674$73,243

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

Median revenue of shown comps: $53,674

  • Palo Cedro Country Family Home on Creek

    House · 3 bd · 2 ba · sleeps 7 · 0.2 mi

    Revenue $7,735ADR $221Occ ≈ 10%—

    Delisted

  • -The Bluebird- Located on our Flower Farm

    Farm stay · 4 bd · 2 ba · sleeps 6 · 0.7 mi

    Revenue $68,598ADR $502Occ ≈ 37%5★ (11)

    Delisted

  • Revival Ranchette - Mountain Views

    House · 4 bd · 2.5 ba · sleeps 8 · 1.4 mi

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

    Delisted

  • Palo Cedro 22-Acre ViewPoint Lodge

    House · 3 bd · 3 ba · sleeps 8 · 1.7 mi

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

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

    AirbnbVrbo

  • Amazing Pool & Waterslide/Basketball/Pickleball Ct

    Guest suite · 4 bd · 2 ba · sleeps 12 · 1.9 mi

    • Hot tub
    • Pool
    • Free parking
    • Wifi
    • +5

    Revenue $91,407ADR $516Occ ≈ 49%5★ (72)

    AirbnbVrbo

  • Modern Vacation Ranch

    House · 4 bd · 3 ba · sleeps 10 · 2.0 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +4

    Revenue $74,791ADR $411Occ ≈ 50%5★ (7)

    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

Financing
Management
Term

Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium

Est. revenue

$42,838

NOI

$19,583

Cash flow /mo

-$672

Cash needed

$144,510

Cash-on-cash

-5.6%

ROE (yr 1)

4.9%

Cap rate

4.7%

DSCR

0.71

Year-1 write-off

$106,082

Year-1 tax shield @ 32%

$33,946

Year-1 return on equity

  • Cash flow (annual)-$8,061
  • Principal paydown$2,630
  • Appreciation at%$12,570
ROE4.9%

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)$8,568
  • Platform fees (3% of revenue)$1,285
  • Maintenance / capex (5% of revenue)$2,142
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,238
  • Insurance (STR-rated)$2,451

Cash needed to close

  • Down payment (25%)$104,750
  • Closing costs (4.0%)$16,760
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$33,946

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

$294,000

Short-life (5/15-yr)

$83,000 · 28%

Year-1 deduction

$106,000

Year-1 tax shield @ 32%

$34,000

Land 30% (county tax record, assessed value split) · building $211,000 over 39 years · new furniture $23,000

Based on: 1,307 sq ft, built 1965, 4 bd / 1.5 ba, unfurnished, listing features (patio, fence, fireplace, flooring types, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $84,000 in year 1 (21% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$70,200

  • Kitchen cabinetsdefault

    $8,700 new × 40% good × 2.56 allocation

    $8,900

  • Kitchen countertopsdefault

    $7,100 new × 40% good × 2.56 allocation

    $7,300

  • Decorative trimdefault

    $2,300 new × 40% good × 2.56 allocation

    $2,300

  • Mirrorsdefault

    $200 new × 40% good × 2.56 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 2.56 allocation

    $1,500

  • Window coverings (13)default

    $3,300 new × 40% good × 2.56 allocation

    $3,300

  • Carpet, vinyl & laminate (50% of floors)listing

    $4,200 new × 40% good × 2.56 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $6,700 new × 40% good × 2.56 allocation

    $6,900

  • Kitchen, laundry & data equipment electricaldefault

    $4,100 new × 40% good × 2.56 allocation

    $4,200

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

    $8,100 new × 40% good × 2.56 allocation

    $8,300

  • Furniture bought newlisting

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

    $23,000
15-year land improvements$35,700

  • Paving: driveway & walks (paved)default

    $7,500 new × 50% good × 2.56 allocation

    $9,600

  • Landscaping (typical)default

    $7,200 new × 50% good × 2.56 allocation

    $9,200

  • Patioslisting

    $5,900 new × 50% good × 2.56 allocation

    $7,500

  • Decks & porches (attached)default

    $1,300 new × 50% good × 2.56 allocation

    $1,700

  • Fencinglisting

    $6,000 new × 50% good × 2.56 allocation

    $7,700
Building, 39-year$211,200

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

    $141,200 new × 40% good × 2.56 allocation

    $144,600

  • Building plumbing & fixturesdefault

    $14,700 new × 40% good × 2.56 allocation

    $15,000

  • Building electrical & lightingdefault

    $13,800 new × 40% good × 2.56 allocation

    $14,200

  • HVACdefault

    $14,700 new × 40% good × 2.56 allocation

    $15,100

  • Hardwood & tile floorsdefault

    $4,200 new × 40% good × 2.56 allocation

    $4,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.56 allocation

    $2,700

  • Septic systemlisting

    $12,000 new × 50% good × 2.56 allocation

    $15,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$70,200$35,700$200$106,100
2$0$0$5,400$5,400
3$0$0$5,400$5,400
4$0$0$5,400$5,400
5$0$0$5,400$5,400
6+$0$0$189,300$189,300
Total$70,200$35,700$211,200$317,000

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.