W5906 Valley Pkwy
Shelby, WI 54601
$289,900
5 bd · 2 ba · 2,300 sqft · Listed 2d ago
View on Realtor.com →Year built
1966
Sqft
2,300
Lot sqft
10,454
HOA / mo
None
Furnished
No
List date
2026-10-09T01:07:54.000000Z
Revenue
Annual revenue
$54,758
ADR
$336
Occupancy
45%
Cleaning fees (12 mo)
$6,790
Confidence
High (78.31), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $52,643
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 1.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,370ADR $467Occ ≈ 18%5★ (1)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 1.4 mi
Revenue $60,324ADR $766Occ ≈ 22%4.8★ (22)
Delisted
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 1.5 mi
Revenue $43,499ADR $289Occ ≈ 41%5★ (70)
Delisted
Beautiful Craftsman Bungalow - Centrally located!
House · 4 bd · 2 ba · sleeps 8 · 2.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $47,554ADR $332Occ ≈ 39%4.8★ (221)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
House in the Hills! Charming luxury right in town House
| 5 bd · 3 ba · sleeps 10 | $58,149 | $432 | 37% | 5★ (201) | 0.2 mi | AirbnbVrbo |
Swedish Storybook in bluffs hiking trails & stream Place
| 5 bd · 3 ba · sleeps 11 | $57,731 | $498 | 32% | 4.8★ (181) | 1.0 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House
| 4 bd · 2.5 ba · sleeps 8 | $30,370 | $467 | 18% | 5★ (1) | 1.0 mi | Airbnb |
Bluff View Haven | Steps to Campus House
| 4 bd · 2 ba · sleeps 10 | $60,855 | $258 | 65% | 4.8★ (90) | 1.1 mi | AirbnbVrbo |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $60,324 | $766 | 22% | 4.8★ (22) | 1.4 mi | Delisted |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $43,499 | $289 | 41% | 5★ (70) | 1.5 mi | Delisted |
✨ Cobblestone Cottage, 4 bedroom,centrally located House
| 4 bd · 2.5 ba · sleeps 8 | $43,176 | $371 | 32% | 4.8★ (81) | 2.0 mi | AirbnbVrbo |
Beautiful Craftsman Bungalow - Centrally located! House
| 4 bd · 2 ba · sleeps 8 | $47,554 | $332 | 39% | 4.8★ (221) | 2.0 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$54,758
NOI
$29,545
Cash flow /mo
$844
Cash needed
$110,571
Cash-on-cash
9.2%
ROE (yr 1)
18.6%
Cap rate
10.2%
DSCR
1.52
Year-1 write-off
$95,850
Year-1 tax shield @ 32%
$30,672
Year-1 return on equity
- Cash flow (annual)$10,127
- Principal paydown$1,763
- Appreciation at%$8,697
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)$10,952
- Platform fees (3% of revenue)$1,643
- Maintenance / capex (5% of revenue)$2,738
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,246
- Insurance (STR-rated)$1,435
Cash needed to close
- Down payment (25%)$72,475
- Closing costs (4.0%)$11,596
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,672
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
$253,000
Short-life (5/15-yr)
$69,000 · 27%
Year-1 deduction
$96,000
Year-1 tax shield @ 32%
$31,000
Land 13% (county tax record, assessed value split) · building $184,000 over 39 years · new furniture $27,000
Based on: 2,300 sq ft, built 1966, 5 bd / 2 ba, unfurnished, listing features (hot tub, deck, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (15% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,900
Kitchen cabinetsdefault
$10,800 new × 40% good × 1.36 allocation
- $4,800
Kitchen countertopsdefault
$8,900 new × 40% good × 1.36 allocation
- $2,200
Decorative trimdefault
$4,000 new × 40% good × 1.36 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.36 allocation
- $1,000
Shelvingdefault
$1,800 new × 40% good × 1.36 allocation
- $3,100
Window coverings (23)default
$5,800 new × 40% good × 1.36 allocation
- $3,200
Carpet, vinyl & laminate (40% of floors)default
$5,900 new × 40% good × 1.36 allocation
- $4,600
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 1.36 allocation
- $2,800
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 1.36 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.36 allocation
- $4,900
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.36 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,800
Paving: driveway & walks (paved)listing
$9,900 new × 50% good × 1.36 allocation
- $6,500
Landscaping (typical)default
$9,600 new × 50% good × 1.36 allocation
- $1,500
Patiosdefault
$2,300 new × 50% good × 1.36 allocation
- $17,600
Decks & porches (attached)listing
$25,900 new × 50% good × 1.36 allocation
- $135,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$249,200 new × 40% good × 1.36 allocation
- $14,100
Building plumbing & fixturesdefault
$25,900 new × 40% good × 1.36 allocation
- $14,400
Building electrical & lightingdefault
$26,400 new × 40% good × 1.36 allocation
- $14,100
HVACdefault
$25,900 new × 40% good × 1.36 allocation
- $4,800
Hardwood & tile floorsdefault
$8,900 new × 40% good × 1.36 allocation
- $1,400
Fireplacelisting
$2,600 new × 40% good × 1.36 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $63,300 | $32,400 | $200 | $95,800 |
| 2 | $0 | $0 | $4,700 | $4,700 |
| 3 | $0 | $0 | $4,700 | $4,700 |
| 4 | $0 | $0 | $4,700 | $4,700 |
| 5 | $0 | $0 | $4,700 | $4,700 |
| 6+ | $0 | $0 | $165,000 | $165,000 |
| Total | $63,300 | $32,400 | $184,100 | $279,800 |
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.