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

W5570 State Road 33

Shelby, WI 54601

$279,900

3 bd · 2.5 ba · 2,139 sqft · Listed 1d ago

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Low confidence

Year built

1965

Sqft

2,139

Lot sqft

14,810

HOA / mo

None

Furnished

List date

2026-10-20T13:47:52.000000Z

Revenue

Annual revenue

$51,548

ADR

$291

Occupancy

49%

Cleaning fees (12 mo)

$9,364

Confidence

Med (60.78), 5 comps

Comp revenue range (p25 / median / p75)

$36,414$40,465$64,587

Median revenue of shown comps: $40,465

Adventurer’s Retreat
House · 3 bd · 2.5 ba · sleeps 10 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $33,752ADR $463Occ ≈ 20%5★ (37)
Airbnb Vrbo
Designer Family Fun home, Arcade, secret nook!
House · 3 bd · 3.5 ba · sleeps 10 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $79,019ADR $410Occ ≈ 53%5★ (175)
Airbnb
Cheerful home with driveway and backyard!
House · 3 bd · 1.5 ba · sleeps 6 · 1.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $36,414ADR $226Occ ≈ 44%4.8★ (123)
Airbnb Vrbo
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.7 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
NEST - Cozy, Stylish, & Relaxing & Newly updated!
House · 3 bd · 1.5 ba · sleeps 6 · 2.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $40,465ADR $222Occ ≈ 50%5★ (59)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Adventurer’s Retreat House A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 10	$33,752	$463	20%	5★ (37)	0.8 mi	Airbnb Vrbo
Designer Family Fun home, Arcade, secret nook! House A/C Free parking Wifi Kitchen +2	3 bd · 3.5 ba · sleeps 10	$79,019	$410	53%	5★ (175)	0.8 mi	Airbnb
Cheerful home with driveway and backyard! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$36,414	$226	44%	4.8★ (123)	1.4 mi	Airbnb Vrbo
Cozy Cottage on the Corner House	3 bd · 2 ba · sleeps 7	$64,587	$349	51%	5★ (16)	1.7 mi	Delisted
NEST - Cozy, Stylish, & Relaxing & Newly updated! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$40,465	$222	50%	5★ (59)	2.0 mi	Airbnb 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

$51,548

NOI

$27,993

Cash flow /mo

$770

Cash needed

$100,671

Cash-on-cash

9.2%

ROE (yr 1)

19.2%

Cap rate

10.0%

DSCR

1.49

Year-1 write-off

$84,781

Year-1 tax shield @ 32%

$27,130

Year-1 return on equity

Cash flow (annual)$9,245
Principal paydown$1,702
Appreciation at%$8,397

ROE19.2%

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)$10,310
Platform fees (3% of revenue)$1,546
Maintenance / capex (5% of revenue)$2,577
Utilities & supplies$4,200
HOA$0
Property tax$3,536
Insurance (STR-rated)$1,386

Cash needed to close

Down payment (25%)$69,975
Closing costs (4.0%)$11,196
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$27,130

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

$244,000

Short-life (5/15-yr)

$65,000 · 27%

Year-1 deduction

$85,000

Year-1 tax shield @ 32%

$27,000

Land 13% (county tax record, assessed value split) · building $179,000 over 39 years · new furniture $20,000

Based on: 2,139 sq ft, built 1965, 3 bd / 2.5 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $54,000 in year 1 (14% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$47,000

Kitchen cabinetsdefault
$10,500 new × 40% good × 1.39 allocation
$5,800
Kitchen countertopsdefault
$8,600 new × 40% good × 1.39 allocation
$4,800
Decorative trimdefault
$3,700 new × 40% good × 1.39 allocation
$2,100
Mirrorsdefault
$300 new × 40% good × 1.39 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.39 allocation
$700
Window coverings (21)default
$5,300 new × 40% good × 1.39 allocation
$2,900
Kitchen & laundry equipment plumbingdefault
$8,200 new × 40% good × 1.39 allocation
$4,600
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 1.39 allocation
$2,800
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 1.39 allocation
$3,700
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$37,600

Paving: driveway & walks (paved)listing
$9,600 new × 50% good × 1.39 allocation
$6,700
Landscaping (minimal)listing
$4,600 new × 50% good × 1.39 allocation
$3,200
Patioslisting
$9,600 new × 50% good × 1.39 allocation
$6,700
Decks & porches (attached)listing
$24,100 new × 50% good × 1.39 allocation
$16,800
Fencinglisting
$6,000 new × 50% good × 1.39 allocation
$4,200

Building, 39-year$179,100

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$232,200 new × 40% good × 1.39 allocation
$129,500
Building plumbing & fixturesdefault
$24,100 new × 40% good × 1.39 allocation
$13,400
Building electrical & lightingdefault
$24,400 new × 40% good × 1.39 allocation
$13,600
HVACdefault
$24,100 new × 40% good × 1.39 allocation
$13,400
Hardwood & tile floorsdefault
$13,800 new × 40% good × 1.39 allocation
$7,700
Fireplacelisting
$2,600 new × 40% good × 1.39 allocation
$1,500

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	$47,000	$37,600	$200	$84,800
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	$160,500	$160,500
Total	$47,000	$37,600	$179,100	$263,700

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. 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.