424 Callaway Blvd
Campbell, WI 54603
$295,000
3 bd · 3 ba · 2,000 sqft · Listed 28d ago
View on Realtor.com →Year built
2007
Sqft
2,000
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-09-03T19:37:31.000000Z
Revenue
Annual revenue
$45,265
ADR
$215
Occupancy
58%
Cleaning fees (12 mo)
$4,327
Confidence
Med (69.76), 10 comps
Comp revenue range (p25 / median / p75)
French Island Easy Living!
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $35,580ADR $203Occ ≈ 48%4.9★ (85)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.1 mi
Revenue $48,488ADR $231Occ ≈ 58%4.6★ (11)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.2 mi
Revenue $43,551ADR $501Occ ≈ 24%5★ (21)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 1.4 mi
Revenue $23,407ADR $247Occ ≈ 26%4.9★ (12)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 1.5 mi
Revenue $28,038ADR $256Occ ≈ 30%4.8★ (18)
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 1.5 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
French Island Easy Living! House | 3 bd · 2 ba · sleeps 7 | $35,580 | $203 | 48% | 4.9★ (85) | 0.6 mi | Airbnb |
Riverfront Home with Eagle Views House | 3 bd · 2 ba · sleeps 6 | $60,646 | $379 | 44% | 5★ (130) | 0.8 mi | AirbnbVrbo |
River Rambler House | 3 bd · 2 ba · sleeps 7 | $49,955 | $226 | 61% | 4.9★ (208) | 0.9 mi | AirbnbVrbo |
Caroline Suite House | 3 bd · 2 ba · sleeps 8 | $68,406 | $269 | 70% | 5★ (63) | 1.0 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $48,488 | $231 | 58% | 4.6★ (11) | 1.1 mi | Vrbo |
Rustic Waterfront w/BOAT DOCK! House | 3 bd · 2 ba · sleeps 10 | $43,551 | $501 | 24% | 5★ (21) | 1.2 mi | Airbnb |
Bayfront Chalet on Richmond Bay Chalet | 3 bd · 2 ba · sleeps 8 | $50,179 | $267 | 51% | 4.8★ (230) | 1.2 mi | AirbnbVrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat | 3 bd · 2 ba · sleeps 6 | $23,407 | $247 | 26% | 4.9★ (12) | 1.4 mi | Airbnb |
Luxurious Floating Cabin House boat | 3 bd · 2 ba · sleeps 8 | $28,038 | $256 | 30% | 4.8★ (18) | 1.5 mi | Airbnb |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 1.5 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$45,265
NOI
$22,254
Cash flow /mo
$265
Cash needed
$105,050
Cash-on-cash
3.0%
ROE (yr 1)
13.3%
Cap rate
7.5%
DSCR
1.17
Year-1 write-off
$72,702
Year-1 tax shield @ 32%
$23,265
Year-1 return on equity
- Cash flow (annual)$3,178
- Principal paydown$1,930
- Appreciation at%$8,850
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)$9,053
- Platform fees (3% of revenue)$1,358
- Maintenance / capex (5% of revenue)$2,263
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,677
- Insurance (STR-rated)$1,460
Cash needed to close
- Down payment (25%)$73,750
- Closing costs (4.0%)$11,800
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,265
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
$256,000
Short-life (5/15-yr)
$53,000 · 21%
Year-1 deduction
$73,000
Year-1 tax shield @ 32%
$23,000
Land 13% (county tax record, assessed value split) · building $203,000 over 39 years · new furniture $20,000
Based on: 2,000 sq ft, built 2007, 3 bd / 3 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $51,000 in year 1 (12% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,300
Kitchen cabinetsdefault
$10,200 new × 40% good × 1.06 allocation
- $3,500
Kitchen countertopsdefault
$8,300 new × 40% good × 1.06 allocation
- $1,500
Decorative trimdefault
$3,500 new × 40% good × 1.06 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.06 allocation
- $500
Shelvingdefault
$1,200 new × 40% good × 1.06 allocation
- $2,100
Window coverings (20)default
$5,000 new × 40% good × 1.06 allocation
- $5,200
Kitchen & laundry equipment plumbingdefault
$7,900 new × 62% good × 1.06 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 62% good × 1.06 allocation
- $2,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.06 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $4,900
Paving: driveway & walks (paved)listing
$9,300 new × 50% good × 1.06 allocation
- $4,700
Landscaping (typical)default
$8,900 new × 50% good × 1.06 allocation
- $4,800
Patioslisting
$9,000 new × 50% good × 1.06 allocation
- $11,900
Decks & porches (attached)listing
$22,500 new × 50% good × 1.06 allocation
- $3,200
Fencinglisting
$6,000 new × 50% good × 1.06 allocation
- $157,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$216,900 new × 68% good × 1.06 allocation
- $14,800
Building plumbing & fixturesdefault
$22,500 new × 62% good × 1.06 allocation
- $14,900
Building electrical & lightingdefault
$22,600 new × 62% good × 1.06 allocation
- $9,600
HVACdefault
$22,500 new × 40% good × 1.06 allocation
- $5,500
Hardwood & tile floorsdefault
$12,900 new × 40% good × 1.06 allocation
- $1,100
Fireplacelisting
$2,600 new × 40% good × 1.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $42,500 | $29,600 | $700 | $72,700 |
| 2 | $0 | $0 | $5,200 | $5,200 |
| 3 | $0 | $0 | $5,200 | $5,200 |
| 4 | $0 | $0 | $5,200 | $5,200 |
| 5 | $0 | $0 | $5,200 | $5,200 |
| 6+ | $0 | $0 | $181,800 | $181,800 |
| Total | $42,500 | $29,600 | $203,300 | $275,300 |
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.