Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

W4923 Hoeth St

Shelby, WI 54601

$288,800

2 bd · 1 ba · 1,344 sqft · Listed 1d ago

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Low confidenceNegative cash flow

Year built

1970

Sqft

1,344

Lot sqft

28,314

HOA / mo

None

Furnished

List date

2026-09-30T09:30:34.000000Z

Revenue

Annual revenue

$29,930

ADR

$171

Occupancy

48%

Cleaning fees (12 mo)

$2,865

Confidence

Low (15.04), 5 comps

Comp revenue range (p25 / median / p75)

$1,852$28,703$34,945

Wilson Schoolhouse Inn
House · 2 bd · 2 ba · sleeps 8 · 2.0 mi
Revenue $34,945ADR $180Occ ≈ 53%5★ (195)
Airbnb Vrbo
Cozy Hillside Hideaway
House · 2 bd · 1 ba · sleeps 4 · 2.6 mi
Revenue $1,527ADR $146Occ ≈ 3%5★ (2)
Airbnb
1 or 2 bedroom, and own bathroom. Shared kitchen.
House · 2 bd · 1 ba · sleeps 2 · 2.6 mi
Revenue $1,852ADR $99Occ ≈ 5%—
Airbnb
La Crosse convenience with Country seclusion
House · 2 bd · 2 ba · sleeps 6 · 3.2 mi
Revenue $36,291ADR $162Occ ≈ 61%5★ (92)
Airbnb Vrbo
Waterfront Mississippi River Retreat
Apartment · 2 bd · 1 ba · sleeps 4 · 3.3 mi
Revenue $28,703ADR $237Occ ≈ 33%5★ (101)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Wilson Schoolhouse Inn House	2 bd · 2 ba · sleeps 8	$34,945	$180	53%	5★ (195)	2.0 mi	Airbnb Vrbo
Cozy Hillside Hideaway House	2 bd · 1 ba · sleeps 4	$1,527	$146	3%	5★ (2)	2.6 mi	Airbnb
1 or 2 bedroom, and own bathroom. Shared kitchen. House	2 bd · 1 ba · sleeps 2	$1,852	$99	5%	—	2.6 mi	Airbnb
La Crosse convenience with Country seclusion House	2 bd · 2 ba · sleeps 6	$36,291	$162	61%	5★ (92)	3.2 mi	Airbnb Vrbo
Waterfront Mississippi River Retreat Apartment	2 bd · 1 ba · sleeps 4	$28,703	$237	33%	5★ (101)	3.3 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

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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$29,930

NOI

$12,517

Cash flow /mo

-$513

Cash needed

$99,752

Cash-on-cash

-6.2%

ROE (yr 1)

4.4%

Cap rate

4.3%

DSCR

0.67

Year-1 write-off

$71,099

Year-1 tax shield @ 32%

$22,752

Year-1 return on equity

Cash flow (annual)-$6,158
Principal paydown$1,890
Appreciation at%$8,664

ROE4.4%

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)$5,986
Platform fees (3% of revenue)$898
Maintenance / capex (5% of revenue)$1,497
Utilities & supplies$4,200
HOA$0
Property tax$3,403
Insurance (STR-rated)$1,430

Cash needed to close

Down payment (25%)$72,200
Closing costs (4.0%)$11,552
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$22,752

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

$235,000

Short-life (5/15-yr)

$55,000 · 23%

Year-1 deduction

$71,000

Year-1 tax shield @ 32%

$23,000

Land 19% (county tax record, assessed value split) · building $180,000 over 39 years · new furniture $16,000

Based on: 1,344 sq ft, built 1970, 2 bd / 1 ba, unfurnished, listing features (appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $53,000 in year 1 (16% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$51,700

Kitchen cabinetsdefault
$8,700 new × 40% good × 2.14 allocation
$7,500
Kitchen countertopsdefault
$7,200 new × 40% good × 2.14 allocation
$6,100
Decorative trimdefault
$2,400 new × 40% good × 2.14 allocation
$2,000
Mirrorsdefault
$200 new × 40% good × 2.14 allocation
$100
Shelvingdefault
$900 new × 40% good × 2.14 allocation
$800
Window coverings (13)default
$3,300 new × 40% good × 2.14 allocation
$2,800
Carpet, vinyl & laminate (40% of floors)default
$3,500 new × 40% good × 2.14 allocation
$3,000
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.14 allocation
$5,800
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.14 allocation
$3,500
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 2.14 allocation
$4,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$18,800

Paving: driveway & walks (paved)listing
$7,600 new × 50% good × 2.14 allocation
$8,100
Landscaping (typical)default
$7,300 new × 50% good × 2.14 allocation
$7,800
Patiosdefault
$1,300 new × 50% good × 2.14 allocation
$1,400
Decks & porches (attached)default
$1,300 new × 50% good × 2.14 allocation
$1,400

Building, 39-year$180,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$145,800 new × 40% good × 2.14 allocation
$125,000
Building plumbing & fixturesdefault
$15,100 new × 40% good × 2.14 allocation
$12,900
Building electrical & lightingdefault
$14,300 new × 40% good × 2.14 allocation
$12,300
HVACdefault
$15,100 new × 40% good × 2.14 allocation
$13,000
Hardwood & tile floorsdefault
$5,200 new × 40% good × 2.14 allocation
$4,400
Septic systemlisting
$12,000 new × 50% good × 2.14 allocation
$12,900

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	$51,700	$18,800	$600	$71,100
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	$161,400	$161,400
Total	$51,700	$18,800	$180,500	$251,000

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.