11170 French Creek Rd
Palo Cedro, CA 96073
$699,000
3 bd · 2.5 ba · 2,074 sqft · Listed 1d ago
View on Realtor.com →Year built
2001
Sqft
2,074
Lot sqft
268,330
HOA / mo
$0
Furnished
No
List date
2026-09-28T07:16:47.000000Z
Revenue
Annual revenue
$27,201
ADR
$167
Occupancy
45%
Cleaning fees (12 mo)
$3,363
Confidence
Low (—), 3 comps
Comp revenue range (p25 / median / p75)
Serene Homestead Hideaway
House · 3 bd · 2 ba · sleeps 6 · 2.6 mi
Revenue $27,057ADR $148Occ ≈ 50%4.7★ (21)
Peaceful Craftsman on Acres w/Labyrinth
House · 3 bd · 2 ba · sleeps 5 · 3.0 mi
Revenue $24,334ADR $205Occ ≈ 33%4.9★ (9)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Serene Homestead Hideaway House | 3 bd · 2 ba · sleeps 6 | $27,057 | $148 | 50% | 4.7★ (21) | 2.6 mi | Airbnb |
Peaceful Craftsman on Acres w/Labyrinth House | 3 bd · 2 ba · sleeps 5 | $24,334 | $205 | 33% | 4.9★ (9) | 3.0 mi | Airbnb |
Palo Cedro 22-Acre ViewPoint Lodge House | 3 bd · 3 ba · sleeps 8 | $30,724 | $294 | 29% | 5★ (23) | 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
$27,201
NOI
$3,607
Cash flow /mo
-$3,466
Cash needed
$222,210
Cash-on-cash
-18.7%
ROE (yr 1)
-7.2%
Cap rate
0.5%
DSCR
0.08
Year-1 write-off
$135,397
Year-1 tax shield @ 32%
$43,327
Year-1 return on equity
- Cash flow (annual)-$41,593
- Principal paydown$4,574
- Appreciation at%$20,970
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$5,440
- Platform fees (3% of revenue)$816
- Maintenance / capex (5% of revenue)$1,360
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,738
- Insurance (STR-rated)$4,089
Cash needed to close
- Down payment (25%)$174,750
- Closing costs (4.0%)$27,960
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,327
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
$524,000
Short-life (5/15-yr)
$115,000 · 22%
Year-1 deduction
$135,000
Year-1 tax shield @ 32%
$43,000
Land 25% (county tax record, assessed value split) · building $410,000 over 39 years · new furniture $20,000
Based on: 2,074 sq ft, built 2001, 3 bd / 2.5 ba, unfurnished, listing features (pool, deck, patio, fireplace, flooring types, septic).
IRS-guide safe-harbor floor: $86,000 in year 1 (12% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,600
Kitchen cabinetsdefault
$10,300 new × 40% good × 2.32 allocation
- $7,900
Kitchen countertopsdefault
$8,500 new × 40% good × 2.32 allocation
- $3,400
Decorative trimdefault
$3,600 new × 40% good × 2.32 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.32 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.32 allocation
- $4,900
Window coverings (21)default
$5,300 new × 40% good × 2.32 allocation
- $9,300
Kitchen & laundry equipment plumbingdefault
$8,000 new × 50% good × 2.32 allocation
- $5,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 50% good × 2.32 allocation
- $7,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.32 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $11,000
Paving: driveway & walks (paved)default
$9,400 new × 50% good × 2.32 allocation
- $10,500
Landscaping (typical)default
$9,100 new × 50% good × 2.32 allocation
- $10,800
Patioslisting
$9,300 new × 50% good × 2.32 allocation
- $27,100
Decks & porches (attached)listing
$23,300 new × 50% good × 2.32 allocation
- $5,600
Pool (above-ground)listing
$6,000 new × 40% good × 2.32 allocation
- $304,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$225,100 new × 58% good × 2.32 allocation
- $27,100
Building plumbing & fixturesdefault
$23,300 new × 50% good × 2.32 allocation
- $27,300
Building electrical & lightingdefault
$23,600 new × 50% good × 2.32 allocation
- $21,700
HVACdefault
$23,400 new × 40% good × 2.32 allocation
- $12,400
Hardwood & tile floorsdefault
$13,300 new × 40% good × 2.32 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.32 allocation
- $13,900
Septic systemlisting
$12,000 new × 50% good × 2.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,100 | $65,000 | $1,300 | $135,400 |
| 2 | $0 | $0 | $10,500 | $10,500 |
| 3 | $0 | $0 | $10,500 | $10,500 |
| 4 | $0 | $0 | $10,500 | $10,500 |
| 5 | $0 | $0 | $10,500 | $10,500 |
| 6+ | $0 | $0 | $366,300 | $366,300 |
| Total | $69,100 | $65,000 | $409,700 | $543,800 |
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.