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853 Wagon Dr

853 Wagon Dr

West Salem, WI 54669

$799,000

4 bd · 3.5 ba · 4,144 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

2025

Sqft

4,144

Lot sqft

26,572

HOA / mo

None

Furnished

No

List date

2026-10-07T18:51:32.000000Z

Revenue

Annual revenue

$58,263

ADR

$236

Occupancy

68%

Cleaning fees (12 mo)

$6,130

Confidence

Low (39.06), 6 comps

Comp revenue range (p25 / median / p75)

$36,790$43,644$58,212

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $43,644

  • Open Concept Country Home w/ A+ Location & Pool

    House · 3 bd · 3 ba · sleeps 10 · 3.1 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $61,211ADR $736Occ ≈ 23%4.7★ (19)

    AirbnbVrbo

  • A-Frame Wellness Retreat | Pool• Hot Tub• Full Gym

    Cabin · 3 bd · 2 ba · sleeps 6 · 3.5 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +3

    Revenue $86,825ADR $362Occ ≈ 66%4.9★ (48)

    AirbnbVrbo

  • A-Frame Pool House With Hot Tub / Sleeps 6

    Cabin · 3 bd · 2 ba · sleeps 6 · 3.6 mi

    Revenue $49,214ADR $391Occ ≈ 34%4.8★ (48)

    Airbnb

  • Farm House Beauty

    House · 3 bd · 3 ba · sleeps 10 · 5.4 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $38,073ADR $222Occ ≈ 47%4.9★ (141)

    Airbnb

  • Driftless Escape A-Frame Cabin

    Cabin · 3 bd · 1.5 ba · sleeps 6 · 5.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $3,184ADR $294Occ ≈ 3%5★ (2)

    Airbnb

  • Aspen Valley Retreat • Spacious Family Home

    House · 3 bd · 3 ba · sleeps 7 · 5.7 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,362ADR $278Occ ≈ 36%4.3★ (24)

    AirbnbVrbo

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

Est. revenue

$58,263

NOI

$27,761

Cash flow /mo

$2,313

Cash needed

$853,960

Cash-on-cash (all cash)

3.3%

ROE (yr 1)

6.1%

Cap rate

3.5%

DSCR

—

Year-1 write-off

$141,099

Year-1 tax shield @ 32%

$45,152

Year-1 return on equity

  • Cash flow (annual)$27,761
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$23,970
ROE6.1%

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)$11,653
  • Platform fees (3% of revenue)$1,748
  • Maintenance / capex (5% of revenue)$2,913
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$6,033
  • Insurance (STR-rated)$3,955

Cash needed to close

  • Purchase price (all cash)$799,000
  • Closing costs (4.0%)$31,960
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$45,152

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

$599,000

Short-life (5/15-yr)

$118,000 · 20%

Year-1 deduction

$141,000

Year-1 tax shield @ 32%

$45,000

Land 25% (county tax record, assessed value split) · building $481,000 over 39 years · new furniture $23,000

Based on: 4,144 sq ft, built 2025, 4 bd / 3.5 ba, unfurnished, listing features (deck, fireplace, wooded lot).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $78,000 in year 1 (9% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$86,700

  • Kitchen cabinetsdefault

    $14,900 new × 96% good × 0.80 allocation

    $11,500

  • Kitchen countertopsdefault

    $12,200 new × 96% good × 0.80 allocation

    $9,400

  • Decorative trimdefault

    $7,300 new × 96% good × 0.80 allocation

    $5,600

  • Mirrorsdefault

    $500 new × 92% good × 0.80 allocation

    $300

  • Shelvingdefault

    $1,500 new × 96% good × 0.80 allocation

    $1,200

  • Window coverings (41)default

    $10,300 new × 90% good × 0.80 allocation

    $7,400

  • Carpet, vinyl & laminate (40% of floors)default

    $10,700 new × 92% good × 0.80 allocation

    $7,800

  • Kitchen & laundry equipment plumbingdefault

    $11,600 new × 98% good × 0.80 allocation

    $9,100

  • Kitchen, laundry & data equipment electricaldefault

    $7,000 new × 98% good × 0.80 allocation

    $5,500

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 92% good × 0.80 allocation

    $6,000

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$53,900

  • Paving: driveway & walks (paved)listing

    $13,300 new × 96% good × 0.80 allocation

    $10,300

  • Landscaping (minimal)listing

    $6,400 new × 96% good × 0.80 allocation

    $4,900

  • Patiosdefault

    $4,100 new × 96% good × 0.80 allocation

    $3,200

  • Decks & porches (attached)listing

    $46,600 new × 95% good × 0.80 allocation

    $35,500
Building, 39-year$481,400

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $450,800 new × 98% good × 0.80 allocation

    $355,500

  • Building plumbing & fixturesdefault

    $46,800 new × 98% good × 0.80 allocation

    $36,800

  • Building electrical & lightingdefault

    $49,800 new × 98% good × 0.80 allocation

    $39,100

  • HVACdefault

    $46,700 new × 95% good × 0.80 allocation

    $35,600

  • Hardwood & tile floorsdefault

    $16,000 new × 96% good × 0.80 allocation

    $12,300

  • Fireplacelisting

    $2,600 new × 96% good × 0.80 allocation

    $2,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$86,700$53,900$500$141,100
2$0$0$12,300$12,300
3$0$0$12,300$12,300
4$0$0$12,300$12,300
5$0$0$12,300$12,300
6+$0$0$431,500$431,500
Total$86,700$53,900$481,400$621,900

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.