22147 Vine Ct
Palo Cedro, CA 96073
$799,888
5 bd · 2.5 ba · 3,173 sqft · Listed 12d ago
View on Realtor.com →Year built
1991
Sqft
3,173
Lot sqft
86,249
HOA / mo
$0
Furnished
No
List date
2026-09-17T19:45:03.000000Z
Revenue
Annual revenue
$61,145
ADR
$382
Occupancy
44%
Cleaning fees (12 mo)
$10,115
Confidence
Low (38.33), 9 comps
Comp revenue range (p25 / median / p75)
-The Bluebird- Located on our Flower Farm
Farm stay · 4 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $70,144ADR $494Occ ≈ 39%5★ (11)
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 1.4 mi
Revenue $35,226ADR $565Occ ≈ 17%5★ (42)
Modern Vacation Ranch
House · 4 bd · 3 ba · sleeps 10 · 2.5 mi
Revenue $74,470ADR $388Occ ≈ 53%5★ (7)
Beautiful home in Redding!
House · 5 bd · 3 ba · sleeps 16 · 2.6 mi
Revenue $2,184ADR $728Occ ≈ 1%5★ (0)
Quail Crossing - private country estate with pool.
Vacation home · 5 bd · 3.5 ba · sleeps 11 · 2.7 mi
Revenue $82,370ADR $844Occ ≈ 27%5★ (70)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
-The Bluebird- Located on our Flower Farm Farm stay | 4 bd · 2 ba · sleeps 6 | $70,144 | $494 | 39% | 5★ (11) | 0.5 mi | Airbnb |
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $35,226 | $565 | 17% | 5★ (42) | 1.4 mi | Airbnb |
Farm house on 36 beautiful acres House | 4 bd · 3 ba · sleeps 16 | $96,630 | $955 | 28% | 4.7★ (45) | 2.4 mi | AirbnbVrbo |
Amazing Pool & Waterslide/Basketball/Pickleball Ct Guest suite | 4 bd · 2 ba · sleeps 12 | $78,665 | $525 | 41% | 5★ (70) | 2.4 mi | AirbnbVrbo |
Modern Vacation Ranch House | 4 bd · 3 ba · sleeps 10 | $74,470 | $388 | 53% | 5★ (7) | 2.5 mi | Airbnb |
Beautiful home in Redding! House | 5 bd · 3 ba · sleeps 16 | $2,184 | $728 | 1% | 5★ (0) | 2.6 mi | Vrbo |
Quail Crossing - private country estate with pool. Vacation home | 5 bd · 3.5 ba · sleeps 11 | $82,370 | $844 | 27% | 5★ (70) | 2.7 mi | Airbnb |
Spacious 4BR Getaway | 8 Acres of Country Serenity House | 4 bd · 3 ba · sleeps 8 | $2,332 | $337 | 2% | 5★ (1) | 3.0 mi | AirbnbVrbo |
French Creek Estate| Style+Peace House | 5 bd · 3 ba · sleeps 11 | $87,597 | $555 | 43% | 5★ (16) | 3.4 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$61,145
NOI
$26,346
Cash flow /mo
-$2,115
Cash needed
$258,468
Cash-on-cash
-9.8%
ROE (yr 1)
1.5%
Cap rate
3.3%
DSCR
0.51
Year-1 write-off
$166,697
Year-1 tax shield @ 32%
$53,343
Year-1 return on equity
- Cash flow (annual)-$25,377
- Principal paydown$5,234
- Appreciation at%$23,997
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$12,229
- Platform fees (3% of revenue)$1,834
- Maintenance / capex (5% of revenue)$3,057
- Utilities & supplies$4,200
- HOA$0
- Property tax$9,999
- Insurance (STR-rated)$4,679
Cash needed to close
- Down payment (25%)$199,972
- Closing costs (4.0%)$31,996
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$53,343
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
$565,000
Short-life (5/15-yr)
$139,000 · 25%
Year-1 deduction
$167,000
Year-1 tax shield @ 32%
$53,000
Land 29% (county tax record, assessed value split) · building $426,000 over 39 years · new furniture $27,000
Based on: 3,173 sq ft, built 1991, 5 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, flooring types).
IRS-guide safe-harbor floor: $100,000 in year 1 (13% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$12,800 new × 40% good × 2.23 allocation
- $9,300
Kitchen countertopsdefault
$10,400 new × 40% good × 2.23 allocation
- $4,900
Decorative trimdefault
$5,600 new × 40% good × 2.23 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.23 allocation
- $1,600
Shelvingdefault
$1,800 new × 40% good × 2.23 allocation
- $7,100
Window coverings (32)default
$8,000 new × 40% good × 2.23 allocation
- $10,900
Carpet, vinyl & laminate (60% of floors)listing
$12,300 new × 40% good × 2.23 allocation
- $8,800
Kitchen & laundry equipment plumbingdefault
$9,900 new × 40% good × 2.23 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 40% good × 2.23 allocation
- $7,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.23 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $16,200
Paving: driveway & walks (paved)default
$14,600 new × 50% good × 2.23 allocation
- $12,500
Landscaping (typical)default
$11,200 new × 50% good × 2.23 allocation
- $3,500
Patiosdefault
$3,100 new × 50% good × 2.23 allocation
- $39,700
Decks & porches (attached)listing
$35,700 new × 50% good × 2.23 allocation
- $319,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$344,600 new × 42% good × 2.23 allocation
- $31,900
Building plumbing & fixturesdefault
$35,800 new × 40% good × 2.23 allocation
- $33,400
Building electrical & lightingdefault
$37,500 new × 40% good × 2.23 allocation
- $31,800
HVACdefault
$35,700 new × 40% good × 2.23 allocation
- $7,300
Hardwood & tile floorsdefault
$8,200 new × 40% good × 2.23 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $93,400 | $72,000 | $1,400 | $166,700 |
| 2 | $0 | $0 | $10,900 | $10,900 |
| 3 | $0 | $0 | $10,900 | $10,900 |
| 4 | $0 | $0 | $10,900 | $10,900 |
| 5 | $0 | $0 | $10,900 | $10,900 |
| 6+ | $0 | $0 | $381,200 | $381,200 |
| Total | $93,400 | $72,000 | $426,200 | $591,600 |
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.