Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

355 Olympus Ave

Redding, CA 96001

$294,000

3 bd · 1 ba · 1,121 sqft · Listed 1d ago

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Low confidenceNegative cash flow

Year built

1954

Sqft

1,121

Lot sqft

10,019

HOA / mo

Furnished

List date

2026-10-16T21:17:27.000000Z

Revenue

Annual revenue

$32,717

ADR

$114

Occupancy

79%

Cleaning fees (12 mo)

$3,716

Confidence

Low (4.75), 11 comps

Comp revenue range (p25 / median / p75)

$10,111$12,315$46,153

Median revenue of shown comps: $46,153

Mid-Century retreat with pool
House · 3 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $60,236ADR $225Occ ≈ 73%5★ (7)
Delisted
Mid-Century Home near downtown w/ Pool!
House · 3 bd · 2 ba · sleeps 6 · 0.4 mi
- Hot tub
- Pool
- A/C
- Free parking
- +4
Revenue $60,354ADR $265Occ ≈ 62%4.8★ (359)
Airbnb Vrbo
The Dandelion House in the Garden Tract Redding, California
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $32,069ADR $155Occ ≈ 57%—
Vrbo
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
Revenue $11,481ADR $116Occ ≈ 27%4.5★ (6)
Delisted
Downtown Oasis || Style and Comfort
House · 3 bd · 1 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $65,845ADR $223Occ ≈ 81%5★ (570)
Airbnb Vrbo
Comfortable and style, near downtown vibe, cafes, supermarket
Apartment · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $11,132ADR $74Occ ≈ 41%—
Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Mid-Century retreat with pool House	3 bd · 2 ba · sleeps 6	$60,236	$225	73%	5★ (7)	0.1 mi	Delisted
Mid-Century Home near downtown w/ Pool! House Hot tub Pool A/C Free parking +4	3 bd · 2 ba · sleeps 6	$60,354	$265	62%	4.8★ (359)	0.4 mi	Airbnb Vrbo
The Dandelion House in the Garden Tract Redding, California House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$32,069	$155	57%	—	0.5 mi	Vrbo
Garden Tract Vintage Charmer 3 bd 2 bath - 30+ Day House	3 bd · 2 ba · sleeps 6	$11,481	$116	27%	4.5★ (6)	0.5 mi	Delisted
Downtown Oasis \|\| Style and Comfort House A/C Free parking Pets OK Wifi +2	3 bd · 1 ba · sleeps 6	$65,845	$223	81%	5★ (570)	0.6 mi	Airbnb Vrbo
Comfortable and style, near downtown vibe, cafes, supermarket Apartment	3 bd · 1 ba · sleeps 6	$11,132	$74	41%	—	0.7 mi	Vrbo

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium

Est. revenue

$32,717

NOI

$14,402

Cash flow /mo

-$441

Cash needed

$104,760

Cash-on-cash

-5.1%

ROE (yr 1)

5.1%

Cap rate

4.9%

DSCR

0.73

Year-1 write-off

$88,373

Year-1 tax shield @ 32%

$28,279

Year-1 return on equity

Cash flow (annual)-$5,290
Principal paydown$1,788
Appreciation at%$8,820

ROE5.1%

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)$6,543
Platform fees (3% of revenue)$982
Maintenance / capex (5% of revenue)$1,636
Utilities & supplies$4,200
HOA$0
Property tax$3,675
Insurance (STR-rated)$1,720

Cash needed to close

Down payment (25%)$73,500
Closing costs (4.0%)$11,760
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$28,279

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

$238,000

Short-life (5/15-yr)

$69,000 · 29%

Year-1 deduction

$88,000

Year-1 tax shield @ 32%

$28,000

Land 19% (county tax record, assessed value split) · building $169,000 over 39 years · new furniture $20,000

Based on: 1,121 sq ft, built 1954, 3 bd / 1 ba, unfurnished, listing features (flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $67,000 in year 1 (20% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$67,200

Kitchen cabinetsdefault
$8,300 new × 40% good × 2.65 allocation
$8,800
Kitchen countertopsdefault
$6,800 new × 40% good × 2.65 allocation
$7,200
Decorative trimdefault
$2,000 new × 40% good × 2.65 allocation
$2,100
Mirrorsdefault
$200 new × 40% good × 2.65 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 2.65 allocation
$1,300
Window coverings (11)default
$2,800 new × 40% good × 2.65 allocation
$2,900
Carpet, vinyl & laminate (75% of floors)listing
$5,400 new × 40% good × 2.65 allocation
$5,700
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 2.65 allocation
$6,800
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.65 allocation
$4,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.65 allocation
$8,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$21,000

Paving: driveway & walks (paved)default
$6,900 new × 50% good × 2.65 allocation
$9,200
Landscaping (typical)default
$6,700 new × 50% good × 2.65 allocation
$8,900
Patiosdefault
$1,100 new × 50% good × 2.65 allocation
$1,500
Decks & porches (attached)default
$1,100 new × 50% good × 2.65 allocation
$1,500

Building, 39-year$169,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$121,100 new × 40% good × 2.65 allocation
$128,600
Building plumbing & fixturesdefault
$12,600 new × 40% good × 2.65 allocation
$13,300
Building electrical & lightingdefault
$11,500 new × 40% good × 2.65 allocation
$12,200
HVACdefault
$12,600 new × 40% good × 2.65 allocation
$13,400
Hardwood & tile floorsdefault
$1,800 new × 40% good × 2.65 allocation
$1,900

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$67,200	$21,000	$200	$88,400
2	$0	$0	$4,300	$4,300
3	$0	$0	$4,300	$4,300
4	$0	$0	$4,300	$4,300
5	$0	$0	$4,300	$4,300
6+	$0	$0	$151,900	$151,900
Total	$67,200	$21,000	$169,500	$257,700

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.