N8370 Ducke Dr
Holland, WI 54636
$465,000
3 bd · 2 ba · 1,670 sqft · Listed 1d ago
View on Realtor.com →Year built
2014
Sqft
1,670
Lot sqft
23,522
HOA / mo
None
Furnished
No
List date
2026-10-23T16:42:10Z
Revenue
Annual revenue
$17,747
ADR
$168
Occupancy
29%
Cleaning fees (12 mo)
$1,050
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $17,126
Nature's Edge Cabin
House · 3 bd · 1 ba · sleeps 6 · 5.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,876ADR $214Occ ≈ 29%5★ (25)
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 5.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 6.0 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Honey House Apartment
| 3 bd · 1 ba · sleeps 6 | $17,773 | $186 | 26% | 4.8★ (56) | 4.8 mi | AirbnbVrboBooking |
Nature's Edge Cabin House
| 3 bd · 1 ba · sleeps 6 | $22,876 | $214 | 29% | 5★ (25) | 5.8 mi | Airbnb |
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 5.9 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 6.0 mi | Delisted |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$17,747
NOI
$2,030
Cash flow /mo
-$2,407
Cash needed
$154,350
Cash-on-cash
-18.7%
ROE (yr 1)
-7.8%
Cap rate
0.4%
DSCR
0.07
Year-1 write-off
$84,459
Year-1 tax shield @ 32%
$27,027
Year-1 return on equity
- Cash flow (annual)-$28,882
- Principal paydown$2,873
- Appreciation at%$13,950
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)$3,549
- Platform fees (3% of revenue)$532
- Maintenance / capex (5% of revenue)$887
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,246
- Insurance (STR-rated)$2,302
Cash needed to close
- Down payment (25%)$116,250
- Closing costs (4.0%)$18,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,027
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
$407,000
Short-life (5/15-yr)
$65,000 · 16%
Year-1 deduction
$84,000
Year-1 tax shield @ 32%
$27,000
Land 13% (county tax record, assessed value split) · building $342,000 over 39 years · new furniture $20,000
Based on: 1,670 sq ft, built 2014, 3 bd / 2 ba, unfurnished, listing features (fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (10% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$9,500 new × 52% good × 1.76 allocation
- $8,900
Kitchen countertops (stone)listing
$9,700 new × 52% good × 1.76 allocation
- $2,700
Decorative trimdefault
$2,900 new × 52% good × 1.76 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.76 allocation
- $1,100
Shelvingdefault
$1,200 new × 52% good × 1.76 allocation
- $3,000
Window coverings (17)default
$4,300 new × 40% good × 1.76 allocation
- $9,900
Kitchen & laundry equipment plumbingdefault
$7,400 new × 76% good × 1.76 allocation
- $6,000
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 76% good × 1.76 allocation
- $4,000
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.76 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,700
Paving: driveway & walks (paved)listing
$10,600 new × 52% good × 1.76 allocation
- $7,500
Landscaping (typical)default
$8,200 new × 52% good × 1.76 allocation
- $1,500
Patiosdefault
$1,600 new × 52% good × 1.76 allocation
- $1,500
Decks & porches (attached)default
$1,600 new × 50% good × 1.76 allocation
- $255,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$181,000 new × 80% good × 1.76 allocation
- $25,200
Building plumbing & fixturesdefault
$18,800 new × 76% good × 1.76 allocation
- $24,700
Building electrical & lightingdefault
$18,400 new × 76% good × 1.76 allocation
- $13,300
HVACdefault
$18,800 new × 40% good × 1.76 allocation
- $9,900
Hardwood & tile floorsdefault
$10,700 new × 52% good × 1.76 allocation
- $2,400
Fireplacelisting
$2,600 new × 52% good × 1.76 allocation
- $11,000
Septic systemlisting
$12,000 new × 52% good × 1.76 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,900 | $20,200 | $400 | $84,500 |
| 2 | $0 | $0 | $8,800 | $8,800 |
| 3 | $0 | $0 | $8,800 | $8,800 |
| 4 | $0 | $0 | $8,800 | $8,800 |
| 5 | $0 | $0 | $8,800 | $8,800 |
| 6+ | $0 | $0 | $306,600 | $306,600 |
| Total | $63,900 | $20,200 | $342,000 | $426,100 |
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.