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22147 Vine Ct

22147 Vine Ct

Palo Cedro, CA 96073

$799,888

5 bd · 2.5 ba · 3,173 sqft · Listed 12d ago

View on Realtor.com →
Low confidence

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)

$35,226$74,470$82,370

  • -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)

    Airbnb

  • Revival Ranchette - Mountain Views

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

    Revenue $35,226ADR $565Occ ≈ 17%5★ (42)

    Airbnb

  • Farm house on 36 beautiful acres

    House · 4 bd · 3 ba · sleeps 16 · 2.4 mi

    Revenue $96,630ADR $955Occ ≈ 28%4.7★ (45)

    AirbnbVrbo

  • Amazing Pool & Waterslide/Basketball/Pickleball Ct

    Guest suite · 4 bd · 2 ba · sleeps 12 · 2.4 mi

    Revenue $78,665ADR $525Occ ≈ 41%5★ (70)

    AirbnbVrbo

  • Modern Vacation Ranch

    House · 4 bd · 3 ba · sleeps 10 · 2.5 mi

    Revenue $74,470ADR $388Occ ≈ 53%5★ (7)

    Airbnb

  • Beautiful home in Redding!

    House · 5 bd · 3 ba · sleeps 16 · 2.6 mi

    Revenue $2,184ADR $728Occ ≈ 1%5★ (0)

    Vrbo

  • 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)

    Airbnb

  • Spacious 4BR Getaway | 8 Acres of Country Serenity

    House · 4 bd · 3 ba · sleeps 8 · 3.0 mi

    Revenue $2,332ADR $337Occ ≈ 2%5★ (1)

    AirbnbVrbo

  • French Creek Estate| Style+Peace

    House · 5 bd · 3 ba · sleeps 11 · 3.4 mi

    Revenue $87,597ADR $555Occ ≈ 43%5★ (16)

    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

Financing

Est. revenue

$61,145

NOI

$26,346

Cash flow /mo

$2,196

Cash needed

$858,384

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.9%

Cap rate

3.3%

DSCR

—

Year-1 write-off

$166,697

Year-1 tax shield @ 32%

$53,343

Year-1 return on equity

  • Cash flow (annual)$26,346
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,997
ROE5.9%
ROE incl. year-1 tax savings (32% bracket, STR loophole)12.1%
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

  • Purchase price (all cash)$799,888
  • 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.

5-year property$93,400

  • Kitchen cabinetsdefault

    $12,800 new × 40% good × 2.23 allocation

    $11,400

  • Kitchen countertopsdefault

    $10,400 new × 40% good × 2.23 allocation

    $9,300

  • Decorative trimdefault

    $5,600 new × 40% good × 2.23 allocation

    $4,900

  • Mirrorsdefault

    $300 new × 40% good × 2.23 allocation

    $300

  • Shelvingdefault

    $1,800 new × 40% good × 2.23 allocation

    $1,600

  • Window coverings (32)default

    $8,000 new × 40% good × 2.23 allocation

    $7,100

  • Carpet, vinyl & laminate (60% of floors)listing

    $12,300 new × 40% good × 2.23 allocation

    $10,900

  • Kitchen & laundry equipment plumbingdefault

    $9,900 new × 40% good × 2.23 allocation

    $8,800

  • Kitchen, laundry & data equipment electricaldefault

    $6,000 new × 40% good × 2.23 allocation

    $5,300

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

    $8,100 new × 40% good × 2.23 allocation

    $7,200

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$72,000

  • Paving: driveway & walks (paved)default

    $14,600 new × 50% good × 2.23 allocation

    $16,200

  • Landscaping (typical)default

    $11,200 new × 50% good × 2.23 allocation

    $12,500

  • Patiosdefault

    $3,100 new × 50% good × 2.23 allocation

    $3,500

  • Decks & porches (attached)listing

    $35,700 new × 50% good × 2.23 allocation

    $39,700
Building, 39-year$426,200

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

    $344,600 new × 42% good × 2.23 allocation

    $319,600

  • Building plumbing & fixturesdefault

    $35,800 new × 40% good × 2.23 allocation

    $31,900

  • Building electrical & lightingdefault

    $37,500 new × 40% good × 2.23 allocation

    $33,400

  • HVACdefault

    $35,700 new × 40% good × 2.23 allocation

    $31,800

  • Hardwood & tile floorsdefault

    $8,200 new × 40% good × 2.23 allocation

    $7,300

  • Fireplacelisting

    $2,600 new × 40% good × 2.23 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.