9829 Hillview Dr
Palo Cedro, CA 96073
$685,000
3 bd · 2.5 ba · 2,093 sqft · Listed 5d ago
View on Realtor.com →Year built
1999
Sqft
2,093
Lot sqft
88,427
HOA / mo
$0
Furnished
No
List date
2026-11-07T19:56:21.000000Z
Revenue
Annual revenue
$40,692
ADR
$271
Occupancy
41%
Cleaning fees (12 mo)
$5,096
Confidence
Low (35.17), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $27,795
-The Bluebird- Located on our Flower Farm
Farm stay · 4 bd · 2 ba · sleeps 6 · 492 ft
Revenue $63,469ADR $497Occ ≈ 35%5★ (11)
Delisted
Palo Cedro Country Family Home on Creek
House · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $7,735ADR $761Occ ≈ 3%—
Delisted
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 0.9 mi
Revenue $46,575ADR $568Occ ≈ 22%5★ (42)
Delisted
Peaceful ranch retreat for the playful family
Guest house · 2 bd · 1 ba · sleeps 4 · 1.0 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $22,205ADR $84Occ ≈ 72%5★ (13)
| 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 | $63,469 | $497 | 35% | 5★ (11) | 492 ft | Delisted |
Palo Cedro Country Family Home on Creek House | 3 bd · 2 ba · sleeps 7 | $7,735 | $761 | 3% | — | 0.4 mi | Delisted |
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $46,575 | $568 | 22% | 5★ (42) | 0.9 mi | Delisted |
Peaceful ranch retreat for the playful family Guest house
| 2 bd · 1 ba · sleeps 4 | $22,205 | $84 | 72% | 5★ (13) | 1.0 mi | Airbnb |
Palo Cedro 22-Acre ViewPoint Lodge House
| 3 bd · 3 ba · sleeps 8 | $27,795 | $293 | 26% | 5★ (23) | 1.1 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$40,692
NOI
$13,556
Cash flow /mo
-$2,615
Cash needed
$218,150
Cash-on-cash
-14.4%
ROE (yr 1)
-3.0%
Cap rate
2.0%
DSCR
0.30
Year-1 write-off
$110,675
Year-1 tax shield @ 32%
$35,416
Year-1 return on equity
- Cash flow (annual)-$31,380
- Principal paydown$4,352
- Appreciation at%$20,550
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)$8,138
- Platform fees (3% of revenue)$1,221
- Maintenance / capex (5% of revenue)$2,035
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,563
- Insurance (STR-rated)$4,007
Cash needed to close
- Down payment (25%)$171,250
- Closing costs (4.0%)$27,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$35,416
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
$472,000
Short-life (5/15-yr)
$91,000 · 19%
Year-1 deduction
$111,000
Year-1 tax shield @ 32%
$35,000
Land 31% (county tax record, assessed value split) · building $381,000 over 39 years · new furniture $20,000
Based on: 2,093 sq ft, built 1999, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (14% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.34 allocation
- $7,900
Kitchen countertopsdefault
$8,500 new × 40% good × 2.34 allocation
- $3,400
Decorative trimdefault
$3,700 new × 40% good × 2.34 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.34 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.34 allocation
- $4,900
Window coverings (21)default
$5,300 new × 40% good × 2.34 allocation
- $12,600
Carpet, vinyl & laminate (100% of floors)listing
$13,500 new × 40% good × 2.34 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$8,100 new × 46% good × 2.34 allocation
- $5,200
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 46% good × 2.34 allocation
- $7,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.34 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $13,800
Paving: driveway & walks (paved)default
$11,900 new × 50% good × 2.34 allocation
- $10,700
Landscaping (typical)default
$9,100 new × 50% good × 2.34 allocation
- $2,400
Patiosdefault
$2,100 new × 50% good × 2.34 allocation
- $2,400
Decks & porches (attached)default
$2,100 new × 50% good × 2.34 allocation
- $291,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$227,200 new × 55% good × 2.34 allocation
- $25,300
Building plumbing & fixturesdefault
$23,600 new × 46% good × 2.34 allocation
- $25,600
Building electrical & lightingdefault
$23,800 new × 46% good × 2.34 allocation
- $22,000
HVACdefault
$23,600 new × 40% good × 2.34 allocation
- $2,500
Fireplacelisting
$2,600 new × 40% good × 2.34 allocation
- $14,000
Septic systemlisting
$12,000 new × 50% good × 2.34 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $80,900 | $29,300 | $400 | $110,700 |
| 2 | $0 | $0 | $9,800 | $9,800 |
| 3 | $0 | $0 | $9,800 | $9,800 |
| 4 | $0 | $0 | $9,800 | $9,800 |
| 5 | $0 | $0 | $9,800 | $9,800 |
| 6+ | $0 | $0 | $341,700 | $341,700 |
| Total | $80,900 | $29,300 | $381,200 | $491,400 |
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.