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4208 Pinecrest Ct

4208 Pinecrest Ct

Shelby, WI 54601

$289,900

3 bd · 1.5 ba · 1,600 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1971

Sqft

1,600

Lot sqft

8,712

HOA / mo

None

Furnished

No

List date

2026-11-11T18:55:22.000000Z

Revenue

Annual revenue

$47,905

ADR

$205

Occupancy

64%

Cleaning fees (12 mo)

$6,254

Confidence

Low (39.26), 6 comps

Comp revenue range (p25 / median / p75)

$23,461$32,949$58,216

Median revenue of shown comps: $32,949

  • 'RiverSong' Waterfront La Crosse Home w/ Dock

    House · 3 bd · 2 ba · sleeps 6 · 0.2 mi

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

    Revenue $68,721ADR $267Occ ≈ 71%5★ (203)

    AirbnbVrboBooking

  • River City Basecamp

    Guest suite · 3 bd · 1 ba · sleeps 7 · 0.3 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $11,049ADR $149Occ ≈ 20%5★ (18)

    Airbnb

  • The Bluffside Bungalow on the South Side La Crosse

    House · 3 bd · 1 ba · sleeps 6 · 0.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $21,426ADR $178Occ ≈ 33%4.7★ (17)

    Airbnb

  • The River House • Fishing • Duck Hunting • Dock

    House · 3 bd · 1.5 ba · sleeps 8 · 1.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $29,567ADR $318Occ ≈ 25%5★ (9)

    AirbnbVrbo

  • Cozy Cottage on the Corner

    House · 3 bd · 2 ba · sleeps 7 · 1.8 mi

    Revenue $65,511ADR $924Occ ≈ 19%5★ (16)

    Delisted

  • Cheerful home with driveway and backyard!

    House · 3 bd · 1.5 ba · sleeps 6 · 2.0 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,331ADR $226Occ ≈ 44%4.9★ (128)

    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

$47,905

NOI

$25,909

Cash flow /mo

$2,159

Cash needed

$326,996

Cash-on-cash (all cash)

7.9%

ROE (yr 1)

10.6%

Cap rate

8.9%

DSCR

—

Year-1 write-off

$98,324

Year-1 tax shield @ 32%

$31,464

Year-1 return on equity

  • Cash flow (annual)$25,909
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$8,697
ROE10.6%

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)$9,581
  • Platform fees (3% of revenue)$1,437
  • Maintenance / capex (5% of revenue)$2,395
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,948
  • Insurance (STR-rated)$1,435

Cash needed to close

  • Purchase price (all cash)$289,900
  • Closing costs (4.0%)$11,596
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$31,464

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

$251,000

Short-life (5/15-yr)

$73,000 · 29%

Year-1 deduction

$98,000

Year-1 tax shield @ 32%

$31,000

Land 13% (county tax record, assessed value split) · building $179,000 over 39 years · new furniture $26,000

Based on: 1,600 sq ft, built 1971, 3 bd / 1.5 ba, unfurnished, listing features (covered patio, fence, game room, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $81,000 in year 1 (22% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$62,700

  • Kitchen cabinetsdefault

    $9,300 new × 40% good × 1.91 allocation

    $7,100

  • Kitchen countertopsdefault

    $7,600 new × 40% good × 1.91 allocation

    $5,800

  • Decorative trimdefault

    $2,800 new × 40% good × 1.91 allocation

    $2,100

  • Mirrorsdefault

    $200 new × 40% good × 1.91 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 1.91 allocation

    $900

  • Window coverings (16)default

    $4,000 new × 40% good × 1.91 allocation

    $3,100

  • Carpet, vinyl & laminate (40% of floors)default

    $4,100 new × 40% good × 1.91 allocation

    $3,200

  • Kitchen & laundry equipment plumbingdefault

    $7,200 new × 40% good × 1.91 allocation

    $5,500

  • Kitchen, laundry & data equipment electricaldefault

    $4,400 new × 40% good × 1.91 allocation

    $3,400

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.91 allocation

    $5,900

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$35,500

  • Paving: driveway & walks (paved)listing

    $8,300 new × 50% good × 1.91 allocation

    $7,900

  • Landscaping (typical)default

    $8,000 new × 50% good × 1.91 allocation

    $7,600

  • Covered patiolisting

    $13,200 new × 50% good × 1.91 allocation

    $12,600

  • Decks & porches (attached)default

    $1,600 new × 50% good × 1.91 allocation

    $1,500

  • Fencinglisting

    $6,000 new × 50% good × 1.91 allocation

    $5,700
Building, 39-year$178,600

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

    $173,500 new × 40% good × 1.91 allocation

    $132,900

  • Building plumbing & fixturesdefault

    $18,000 new × 40% good × 1.91 allocation

    $13,800

  • Building electrical & lightingdefault

    $17,600 new × 40% good × 1.91 allocation

    $13,400

  • HVACdefault

    $18,000 new × 40% good × 1.91 allocation

    $13,800

  • Hardwood & tile floorsdefault

    $6,200 new × 40% good × 1.91 allocation

    $4,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$62,700$35,500$200$98,300
2$0$0$4,600$4,600
3$0$0$4,600$4,600
4$0$0$4,600$4,600
5$0$0$4,600$4,600
6+$0$0$160,100$160,100
Total$62,700$35,500$178,600$276,800

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, 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.