N1769 Birchview Rd
Shelby, WI 54601
$337,500
4 bd · 2 ba · 1,600 sqft · Listed 4d ago
View on Realtor.com →Year built
1956
Sqft
1,600
Lot sqft
30,492
HOA / mo
None
Furnished
No
List date
2026-09-27T13:17:59.000000Z
Revenue
Annual revenue
$48,642
ADR
$278
Occupancy
48%
Cleaning fees (12 mo)
$6,793
Confidence
Med (54.2), 15 comps
Comp revenue range (p25 / median / p75)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.1 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 1.2 mi
Revenue $15,088ADR $180Occ ≈ 23%4.7★ (12)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 1.3 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
| 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 | $58,092 | $431 | 37% | 5★ (200) | 0.5 mi | AirbnbVrbo |
Swedish Storybook in bluffs hiking trails & stream Place | 5 bd · 3 ba · sleeps 11 | $57,135 | $493 | 32% | 4.8★ (177) | 0.6 mi | AirbnbVrbo |
Adventurer’s Retreat House | 3 bd · 2.5 ba · sleeps 10 | $32,548 | $459 | 19% | 5★ (34) | 0.7 mi | AirbnbVrbo |
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 0.9 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 1.1 mi | Airbnb |
The Bluffside Bungalow on the South Side La Crosse House | 3 bd · 1 ba · sleeps 6 | $15,088 | $180 | 23% | 4.7★ (12) | 1.2 mi | Airbnb |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 1.3 mi | Airbnb |
Bright 4BR Retreat | UW-La Crosse House | 4 bd · 2 ba · sleeps 10 | $59,726 | $252 | 65% | 4.8★ (87) | 1.4 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 1.5 mi | AirbnbVrbo |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 1.7 mi | Airbnb |
Show all 15 comps
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 1.8 mi
Revenue $42,138ADR $289Occ ≈ 40%5★ (70)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 1.9 mi
Revenue $6,401ADR $148Occ ≈ 12%5★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $42,138 | $289 | 40% | 5★ (70) | 1.8 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House | 3 bd · 2 ba · sleeps 6 | $67,418 | $258 | 72% | 5★ (200) | 1.8 mi | AirbnbVrboBooking |
River City Basecamp Guest suite | 3 bd · 1 ba · sleeps 7 | $6,401 | $148 | 12% | 5★ (11) | 1.9 mi | Airbnb |
Downtown Boho Home w/Office, Yoga Studio,King Bed House | 3 bd · 2 ba · sleeps 8 | $47,138 | $262 | 49% | 4.8★ (27) | 1.9 mi | AirbnbVrboBooking |
The River House • Private Dock House | 3 bd · 1.5 ba · sleeps 8 | $17,566 | $325 | 15% | 5★ (4) | 2.0 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$48,642
NOI
$24,776
Cash flow /mo
$246
Cash needed
$120,875
Cash-on-cash
2.4%
ROE (yr 1)
12.6%
Cap rate
7.3%
DSCR
1.14
Year-1 write-off
$91,289
Year-1 tax shield @ 32%
$29,213
Year-1 return on equity
- Cash flow (annual)$2,952
- Principal paydown$2,209
- Appreciation at%$10,125
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)$9,728
- Platform fees (3% of revenue)$1,459
- Maintenance / capex (5% of revenue)$2,432
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,376
- Insurance (STR-rated)$1,671
Cash needed to close
- Down payment (25%)$84,375
- Closing costs (4.0%)$13,500
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,213
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
$277,000
Short-life (5/15-yr)
$68,000 · 24%
Year-1 deduction
$91,000
Year-1 tax shield @ 32%
$29,000
Land 18% (county tax record, assessed value split) · building $209,000 over 39 years · new furniture $23,000
Based on: 1,600 sq ft, built 1956, 4 bd / 2 ba, unfurnished, listing features (fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $71,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,200
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.21 allocation
- $6,700
Kitchen countertopsdefault
$7,600 new × 40% good × 2.21 allocation
- $2,500
Decorative trimdefault
$2,800 new × 40% good × 2.21 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.21 allocation
- $1,300
Shelvingdefault
$1,500 new × 40% good × 2.21 allocation
- $3,500
Window coverings (16)default
$4,000 new × 40% good × 2.21 allocation
- $6,400
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.21 allocation
- $3,900
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.21 allocation
- $6,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.21 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 2.21 allocation
- $8,800
Landscaping (typical)default
$8,000 new × 50% good × 2.21 allocation
- $1,700
Patiosdefault
$1,600 new × 50% good × 2.21 allocation
- $1,700
Decks & porches (attached)default
$1,600 new × 50% good × 2.21 allocation
- $6,600
Fencinglisting
$6,000 new × 50% good × 2.21 allocation
- $152,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,000 new × 40% good × 2.21 allocation
- $15,900
Building plumbing & fixturesdefault
$18,000 new × 40% good × 2.21 allocation
- $15,500
Building electrical & lightingdefault
$17,600 new × 40% good × 2.21 allocation
- $15,900
HVACdefault
$18,000 new × 40% good × 2.21 allocation
- $9,100
Hardwood & tile floorsdefault
$10,300 new × 40% good × 2.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,600 | $28,000 | $700 | $91,300 |
| 2 | $0 | $0 | $5,400 | $5,400 |
| 3 | $0 | $0 | $5,400 | $5,400 |
| 4 | $0 | $0 | $5,400 | $5,400 |
| 5 | $0 | $0 | $5,400 | $5,400 |
| 6+ | $0 | $0 | $186,900 | $186,900 |
| Total | $62,600 | $28,000 | $209,000 | $299,600 |
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.