3725 Cliffside Dr
Shelby, WI 54601
$440,000
4 bd · 2 ba · 2,112 sqft · Listed 3d ago
View on Realtor.com →Year built
1978
Sqft
2,112
Lot sqft
40,075
HOA / mo
None
Furnished
No
List date
2026-10-08T19:46:57.000000Z
Revenue
Annual revenue
$48,844
ADR
$303
Occupancy
44%
Cleaning fees (12 mo)
$6,283
Confidence
Low (48.73), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $45,795
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $8,174ADR $151Occ ≈ 15%5★ (15)
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 1.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $17,789ADR $176Occ ≈ 28%4.7★ (13)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.7 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Swedish Storybook in bluffs hiking trails & stream Place
| 5 bd · 3 ba · sleeps 11 | $57,731 | $498 | 32% | 4.8★ (181) | 0.5 mi | AirbnbVrbo |
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $8,174 | $151 | 15% | 5★ (15) | 0.8 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $71,030 | $266 | 73% | 5★ (200) | 0.8 mi | AirbnbVrboBooking |
The Bluffside Bungalow on the South Side La Crosse House
| 3 bd · 1 ba · sleeps 6 | $17,789 | $176 | 28% | 4.7★ (13) | 1.0 mi | Airbnb |
3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities House
| 3 bd · 3 ba · sleeps 11 | $55,175 | $247 | 61% | 5★ (156) | 1.4 mi | AirbnbVrbo |
House in the Hills! Charming luxury right in town House
| 5 bd · 3 ba · sleeps 10 | $58,149 | $432 | 37% | 5★ (201) | 1.5 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 1.7 mi | Delisted |
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 1.7 mi | AirbnbVrbo |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,752 | $463 | 20% | 5★ (37) | 1.8 mi | AirbnbVrbo |
The River House • Fishing • Duck Hunting • Dock House
| 3 bd · 1.5 ba · sleeps 8 | $21,891 | $331 | 18% | 5★ (8) | 2.0 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$48,844
NOI
$23,932
Cash flow /mo
-$462
Cash needed
$156,600
Cash-on-cash
-3.5%
ROE (yr 1)
6.6%
Cap rate
5.4%
DSCR
0.81
Year-1 write-off
$128,406
Year-1 tax shield @ 32%
$41,090
Year-1 return on equity
- Cash flow (annual)-$5,541
- Principal paydown$2,676
- Appreciation at%$13,200
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)$9,769
- Platform fees (3% of revenue)$1,465
- Maintenance / capex (5% of revenue)$2,442
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,858
- Insurance (STR-rated)$2,178
Cash needed to close
- Down payment (25%)$110,000
- Closing costs (4.0%)$17,600
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,090
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
$370,000
Short-life (5/15-yr)
$99,000 · 27%
Year-1 deduction
$128,000
Year-1 tax shield @ 32%
$41,000
Land 16% (county tax record, assessed value split) · building $271,000 over 39 years · new furniture $29,000
Based on: 2,112 sq ft, built 1978, 4 bd / 2 ba, unfurnished, listing features (deck, patio, game room, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $82,000 in year 1 (14% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,900
Kitchen cabinetsdefault
$10,400 new × 40% good × 2.14 allocation
- $7,300
Kitchen countertopsdefault
$8,500 new × 40% good × 2.14 allocation
- $3,200
Decorative trimdefault
$3,700 new × 40% good × 2.14 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.14 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.14 allocation
- $4,500
Window coverings (21)default
$5,300 new × 40% good × 2.14 allocation
- $6,900
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 2.14 allocation
- $4,200
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 2.14 allocation
- $6,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 2.14 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,200
Paving: driveway & walks (paved)listing
$9,500 new × 50% good × 2.14 allocation
- $9,800
Landscaping (typical)default
$9,200 new × 50% good × 2.14 allocation
- $10,200
Patioslisting
$9,500 new × 50% good × 2.14 allocation
- $25,400
Decks & porches (attached)listing
$23,800 new × 50% good × 2.14 allocation
- $196,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$229,000 new × 40% good × 2.14 allocation
- $20,400
Building plumbing & fixturesdefault
$23,800 new × 40% good × 2.14 allocation
- $20,600
Building electrical & lightingdefault
$24,000 new × 40% good × 2.14 allocation
- $20,400
HVACdefault
$23,800 new × 40% good × 2.14 allocation
- $11,600
Hardwood & tile floorsdefault
$13,600 new × 40% good × 2.14 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.14 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $72,500 | $55,600 | $300 | $128,400 |
| 2 | $0 | $0 | $7,000 | $7,000 |
| 3 | $0 | $0 | $7,000 | $7,000 |
| 4 | $0 | $0 | $7,000 | $7,000 |
| 5 | $0 | $0 | $7,000 | $7,000 |
| 6+ | $0 | $0 | $243,100 | $243,100 |
| Total | $72,500 | $55,600 | $271,200 | $399,300 |
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. The City of La Crosse requires a short-term rental license ($100 a year) once you rent more than 10 nights a year, plus a Wisconsin tourist rooming house license and inspection from the La Crosse County Health Department. We found no owner-occupancy rule or night cap in the city, but the license does NOT transfer to a new owner. Onalaska allows rentals with a city permit in some zoning districts, and unincorporated towns follow La Crosse County zoning, which has its own permit and day limits. Wisconsin law lets local governments restrict stays under 7 nights. Verify parcel eligibility with the city or county before you buy.