N4901 Linse Rd
Hamilton, WI 54669
$289,000
3 bd · 1 ba · 1,200 sqft · Listed 1d ago
View on Realtor.com →Year built
1950
Sqft
1,200
Lot sqft
28,314
HOA / mo
None
Furnished
No
List date
2026-10-25T14:17:43.000000Z
Revenue
Annual revenue
$52,390
ADR
$232
Occupancy
62%
Cleaning fees (12 mo)
$3,396
Confidence
Low (36.31), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $43,644
Farm House Beauty
House · 3 bd · 3 ba · sleeps 10 · 3.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $38,073ADR $222Occ ≈ 47%4.9★ (141)
Lazy Acres
Guest suite · 2 bd · 1 ba · sleeps 6 · 5.7 mi
- Free parking
- Wifi
Revenue $13,428ADR $111Occ ≈ 33%4.9★ (13)
A-Frame Pool House With Hot Tub / Sleeps 6
Cabin · 3 bd · 2 ba · sleeps 6 · 6.0 mi
Revenue $49,214ADR $391Occ ≈ 34%4.8★ (48)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Open Concept Country Home w/ A+ Location & Pool House
| 3 bd · 3 ba · sleeps 10 | $61,211 | $736 | 23% | 4.7★ (19) | 1.6 mi | AirbnbVrbo |
Farm House Beauty House
| 3 bd · 3 ba · sleeps 10 | $38,073 | $222 | 47% | 4.9★ (141) | 3.1 mi | Airbnb |
Farm Stay: Show Me the Whey Farm stay
| 2 bd · 1 ba · sleeps 4 | $15,566 | $115 | 37% | 5★ (54) | 4.3 mi | AirbnbVrbo |
Lazy Acres Guest suite
| 2 bd · 1 ba · sleeps 6 | $13,428 | $111 | 33% | 4.9★ (13) | 5.7 mi | Airbnb |
A-Frame Wellness Retreat | Pool• Hot Tub• Full Gym Cabin
| 3 bd · 2 ba · sleeps 6 | $86,825 | $362 | 66% | 4.9★ (48) | 5.9 mi | AirbnbVrbo |
A-Frame Pool House With Hot Tub / Sleeps 6 Cabin | 3 bd · 2 ba · sleeps 6 | $49,214 | $391 | 34% | 4.8★ (48) | 6.0 mi | Airbnb |
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
$52,390
NOI
$28,850
Cash flow /mo
$803
Cash needed
$103,310
Cash-on-cash
9.3%
ROE (yr 1)
19.4%
Cap rate
10.0%
DSCR
1.50
Year-1 write-off
$71,992
Year-1 tax shield @ 32%
$23,037
Year-1 return on equity
- Cash flow (annual)$9,638
- Principal paydown$1,786
- Appreciation at%$8,670
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)$10,478
- Platform fees (3% of revenue)$1,572
- Maintenance / capex (5% of revenue)$2,620
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,240
- Insurance (STR-rated)$1,431
Cash needed to close
- Down payment (25%)$72,250
- Closing costs (4.0%)$11,560
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,037
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
$233,000
Short-life (5/15-yr)
$52,000 · 22%
Year-1 deduction
$72,000
Year-1 tax shield @ 32%
$23,000
Land 20% (county tax record, assessed value split) · building $180,000 over 39 years · new furniture $20,000
Based on: 1,200 sq ft, built 1950, 3 bd / 1 ba, unfurnished, listing features (flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $53,000 in year 1 (14% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$8,400 new × 40% good × 2.35 allocation
- $6,500
Kitchen countertopsdefault
$6,900 new × 40% good × 2.35 allocation
- $2,000
Decorative trimdefault
$2,100 new × 40% good × 2.35 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.35 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.35 allocation
- $2,800
Window coverings (12)default
$3,000 new × 40% good × 2.35 allocation
- $6,200
Kitchen & laundry equipment plumbingdefault
$6,600 new × 40% good × 2.35 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.35 allocation
- $2,600
Appliances (range, dishwasher)listing
$2,800 new × 40% good × 2.35 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,400
Paving: driveway & walks (paved)listing
$7,200 new × 50% good × 2.35 allocation
- $8,100
Landscaping (typical)default
$6,900 new × 50% good × 2.35 allocation
- $1,400
Patiosdefault
$1,200 new × 50% good × 2.35 allocation
- $1,400
Decks & porches (attached)default
$1,200 new × 50% good × 2.35 allocation
- $121,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,800 new × 40% good × 2.35 allocation
- $12,600
Building plumbing & fixturesdefault
$13,500 new × 40% good × 2.35 allocation
- $11,700
Building electrical & lightingdefault
$12,500 new × 40% good × 2.35 allocation
- $12,700
HVACdefault
$13,500 new × 40% good × 2.35 allocation
- $7,300
Hardwood & tile floorsdefault
$7,700 new × 40% good × 2.35 allocation
- $14,100
Septic systemlisting
$12,000 new × 50% good × 2.35 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $52,500 | $19,300 | $200 | $72,000 |
| 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 | $161,600 | $161,600 |
| Total | $52,500 | $19,300 | $180,300 | $252,100 |
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.