10855 Northgate Dr
Palo Cedro, CA 96073
$950,000
5 bd · 3 ba · 3,081 sqft · Listed 8d ago
View on Realtor.com →Year built
2002
Sqft
3,081
Lot sqft
426,888
HOA / mo
$0
Furnished
No
List date
2026-11-04T08:17:59.000000Z
Revenue
Annual revenue
$63,122
ADR
$391
Occupancy
44%
Cleaning fees (12 mo)
$8,552
Confidence
Low (51.73), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $38,749
Revival Ranchette - Mountain Views
House · 4 bd · 2.5 ba · sleeps 8 · 1.5 mi
Revenue $38,749ADR $564Occ ≈ 19%5★ (42)
Delisted
French Creek Estate| Style+Peace
House · 5 bd · 3 ba · sleeps 11 · 2.0 mi
Revenue $91,846ADR $562Occ ≈ 45%5★ (16)
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
Vacation home · 5 bd · 4 ba · sleeps 12 · 2.3 mi
Revenue $33,467ADR $577Occ ≈ 16%—
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes
House · 5 bd · 4 ba · sleeps 12 · 2.3 mi
- Pool
- A/C
- Pets OK
- Wifi
- +2
Revenue $34,800ADR $591Occ ≈ 16%5★ (5)
-The Bluebird- Located on our Flower Farm
Farm stay · 4 bd · 2 ba · sleeps 6 · 2.4 mi
Revenue $68,598ADR $502Occ ≈ 37%5★ (11)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Revival Ranchette - Mountain Views House | 4 bd · 2.5 ba · sleeps 8 | $38,749 | $564 | 19% | 5★ (42) | 1.5 mi | Delisted |
French Creek Estate| Style+Peace House | 5 bd · 3 ba · sleeps 11 | $91,846 | $562 | 45% | 5★ (16) | 2.0 mi | Airbnb |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes Vacation home | 5 bd · 4 ba · sleeps 12 | $33,467 | $577 | 16% | — | 2.3 mi | Booking |
Palo Cedro Family Retreat: Pool, Nat'l Park, Lakes House
| 5 bd · 4 ba · sleeps 12 | $34,800 | $591 | 16% | 5★ (5) | 2.3 mi | Airbnb |
-The Bluebird- Located on our Flower Farm Farm stay | 4 bd · 2 ba · sleeps 6 | $68,598 | $502 | 37% | 5★ (11) | 2.4 mi | Delisted |
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
$63,122
NOI
$25,240
Cash flow /mo
-$3,090
Cash needed
$302,000
Cash-on-cash
-12.3%
ROE (yr 1)
-0.8%
Cap rate
2.7%
DSCR
0.41
Year-1 write-off
$202,645
Year-1 tax shield @ 32%
$64,846
Year-1 return on equity
- Cash flow (annual)-$37,080
- Principal paydown$6,035
- Appreciation at%$28,500
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)$12,624
- Platform fees (3% of revenue)$1,894
- Maintenance / capex (5% of revenue)$3,156
- Utilities & supplies$4,200
- HOA$0
- Property tax$11,875
- Insurance (STR-rated)$5,558
Cash needed to close
- Down payment (25%)$237,500
- Closing costs (4.0%)$38,000
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$64,846
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
$681,000
Short-life (5/15-yr)
$176,000 · 26%
Year-1 deduction
$203,000
Year-1 tax shield @ 32%
$65,000
Land 28% (county tax record, assessed value split) · building $506,000 over 39 years · new furniture $27,000
Based on: 3,081 sq ft, built 2002, 5 bd / 3 ba, unfurnished, listing features (pool, covered patio, fireplace, stone counters, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $174,000 in year 1 (22% short-life, $56,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$12,600 new × 40% good × 1.93 allocation
- $9,900
Kitchen countertops (stone)listing
$12,800 new × 40% good × 1.93 allocation
- $4,200
Decorative trimdefault
$5,400 new × 40% good × 1.93 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.93 allocation
- $1,400
Shelvingdefault
$1,800 new × 40% good × 1.93 allocation
- $6,000
Window coverings (31)default
$7,800 new × 40% good × 1.93 allocation
- $7,600
Carpet, vinyl & laminate (50% of floors)listing
$9,900 new × 40% good × 1.93 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$9,800 new × 52% good × 1.93 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 52% good × 1.93 allocation
- $6,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.93 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $13,900
Paving: driveway & walks (paved)default
$14,400 new × 50% good × 1.93 allocation
- $10,700
Landscaping (typical)default
$11,100 new × 50% good × 1.93 allocation
- $24,500
Covered patiolisting
$25,400 new × 50% good × 1.93 allocation
- $2,900
Decks & porches (attached)default
$3,000 new × 50% good × 1.93 allocation
- $62,600
Pool (in-ground)listing
$65,000 new × 50% good × 1.93 allocation
- $386,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$334,400 new × 60% good × 1.93 allocation
- $34,800
Building plumbing & fixturesdefault
$34,700 new × 52% good × 1.93 allocation
- $36,400
Building electrical & lightingdefault
$36,300 new × 52% good × 1.93 allocation
- $26,800
HVACdefault
$34,700 new × 40% good × 1.93 allocation
- $7,600
Hardwood & tile floorsdefault
$9,900 new × 40% good × 1.93 allocation
- $2,000
Fireplacelisting
$2,600 new × 40% good × 1.93 allocation
- $11,600
Septic systemlisting
$12,000 new × 50% good × 1.93 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $87,500 | $114,600 | $500 | $202,600 |
| 2 | $0 | $0 | $13,000 | $13,000 |
| 3 | $0 | $0 | $13,000 | $13,000 |
| 4 | $0 | $0 | $13,000 | $13,000 |
| 5 | $0 | $0 | $13,000 | $13,000 |
| 6+ | $0 | $0 | $453,400 | $453,400 |
| Total | $87,500 | $114,600 | $505,800 | $708,000 |
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.