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9829 Hillview Dr

9829 Hillview Dr

Palo Cedro, CA 96073

$685,000

3 bd · 2.5 ba · 2,093 sqft · Listed 5d ago

View on Realtor.com →
Low confidence

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)

$22,205$27,795$46,575

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)

    Airbnb

  • Palo Cedro 22-Acre ViewPoint Lodge

    House · 3 bd · 3 ba · sleeps 8 · 1.1 mi

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

    Revenue $27,795ADR $293Occ ≈ 26%5★ (23)

    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
Management

Est. revenue

$40,692

NOI

$13,556

Cash flow /mo

$1,130

Cash needed

$731,900

Cash-on-cash (all cash)

1.9%

ROE (yr 1)

4.7%

Cap rate

2.0%

DSCR

—

Year-1 write-off

$110,675

Year-1 tax shield @ 32%

$35,416

Year-1 return on equity

  • Cash flow (annual)$13,556
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$20,550
ROE4.7%

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)$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

  • Purchase price (all cash)$685,000
  • 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.

5-year property$80,900

  • Kitchen cabinetsdefault

    $10,400 new × 40% good × 2.34 allocation

    $9,700

  • Kitchen countertopsdefault

    $8,500 new × 40% good × 2.34 allocation

    $7,900

  • Decorative trimdefault

    $3,700 new × 40% good × 2.34 allocation

    $3,400

  • Mirrorsdefault

    $300 new × 40% good × 2.34 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.34 allocation

    $1,100

  • Window coverings (21)default

    $5,300 new × 40% good × 2.34 allocation

    $4,900

  • Carpet, vinyl & laminate (100% of floors)listing

    $13,500 new × 40% good × 2.34 allocation

    $12,600

  • Kitchen & laundry equipment plumbingdefault

    $8,100 new × 46% good × 2.34 allocation

    $8,700

  • Kitchen, laundry & data equipment electricaldefault

    $4,900 new × 46% good × 2.34 allocation

    $5,200

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

    $8,100 new × 40% good × 2.34 allocation

    $7,600

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$29,300

  • Paving: driveway & walks (paved)default

    $11,900 new × 50% good × 2.34 allocation

    $13,800

  • Landscaping (typical)default

    $9,100 new × 50% good × 2.34 allocation

    $10,700

  • Patiosdefault

    $2,100 new × 50% good × 2.34 allocation

    $2,400

  • Decks & porches (attached)default

    $2,100 new × 50% good × 2.34 allocation

    $2,400
Building, 39-year$381,200

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

    $227,200 new × 55% good × 2.34 allocation

    $291,800

  • Building plumbing & fixturesdefault

    $23,600 new × 46% good × 2.34 allocation

    $25,300

  • Building electrical & lightingdefault

    $23,800 new × 46% good × 2.34 allocation

    $25,600

  • HVACdefault

    $23,600 new × 40% good × 2.34 allocation

    $22,000

  • Fireplacelisting

    $2,600 new × 40% good × 2.34 allocation

    $2,500

  • Septic systemlisting

    $12,000 new × 50% good × 2.34 allocation

    $14,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.