W5734 Thistledown Dr
Shelby, WI 54601
$340,000
3 bd · 1.5 ba · 2,100 sqft · Listed 3d ago
View on Realtor.com →Year built
1972
Sqft
2,100
Lot sqft
29,185
HOA / mo
None
Furnished
No
List date
2026-09-28T19:30:49.000000Z
Revenue
Annual revenue
$38,190
ADR
$246
Occupancy
43%
Cleaning fees (12 mo)
$5,008
Confidence
Med (58.28), 12 comps
Comp revenue range (p25 / median / p75)
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 1.4 mi
Revenue $53,676ADR $315Occ ≈ 47%5★ (105)
Near Dwtn La Crosse | King Bed | Porch | Parking
House · 3 bd · 1.5 ba · sleeps 6 · 1.6 mi
Revenue $23,766ADR $191Occ ≈ 34%4.9★ (37)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 1.6 mi
Revenue $42,135ADR $224Occ ≈ 52%5★ (51)
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 1.7 mi
Revenue $31,181ADR $662Occ ≈ 13%5★ (1)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.8 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
Gnome sweet Gnome! On the park.
House · 3 bd · 1 ba · sleeps 4 · 1.8 mi
Revenue $6,176ADR $89Occ ≈ 19%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Adventurer’s Retreat House | 3 bd · 2.5 ba · sleeps 10 | $32,548 | $459 | 19% | 5★ (34) | 1.0 mi | AirbnbVrbo |
Spacious Bluffside Home House | 3 bd · 2 ba · sleeps 8 | $53,676 | $315 | 47% | 5★ (105) | 1.4 mi | Airbnb |
Capeside Cottage House | 3 bd · 1.5 ba · sleeps 6 | $28,117 | $270 | 29% | 4.9★ (136) | 1.4 mi | AirbnbVrbo |
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 1.4 mi | AirbnbVrbo |
Near Dwtn La Crosse | King Bed | Porch | Parking House | 3 bd · 1.5 ba · sleeps 6 | $23,766 | $191 | 34% | 4.9★ (37) | 1.6 mi | Airbnb |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow | 3 bd · 2 ba · sleeps 6 | $42,135 | $224 | 52% | 5★ (51) | 1.6 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 1.7 mi | AirbnbVrbo |
Modern Nest | Campus Steps Away + Free Parking House | 3 bd · 2.5 ba · sleeps 6 | $31,181 | $662 | 13% | 5★ (1) | 1.7 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 1.8 mi | Airbnb |
Gnome sweet Gnome! On the park. House | 3 bd · 1 ba · sleeps 4 | $6,176 | $89 | 19% | 5★ (1) | 1.8 mi | Airbnb |
Show all 12 comps
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
$38,190
NOI
$18,111
Cash flow /mo
-$323
Cash needed
$118,100
Cash-on-cash
-3.3%
ROE (yr 1)
7.2%
Cap rate
5.3%
DSCR
0.82
Year-1 write-off
$90,747
Year-1 tax shield @ 32%
$29,039
Year-1 return on equity
- Cash flow (annual)-$3,875
- Principal paydown$2,225
- Appreciation at%$10,200
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)$7,638
- Platform fees (3% of revenue)$1,146
- Maintenance / capex (5% of revenue)$1,910
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,503
- Insurance (STR-rated)$1,683
Cash needed to close
- Down payment (25%)$85,000
- Closing costs (4.0%)$13,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,039
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
$274,000
Short-life (5/15-yr)
$71,000 · 26%
Year-1 deduction
$91,000
Year-1 tax shield @ 32%
$29,000
Land 19% (county tax record, assessed value split) · building $204,000 over 39 years · new furniture $20,000
Based on: 2,100 sq ft, built 1972, 3 bd / 1.5 ba, unfurnished, listing features (deck, fireplace, stone counters, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $54,000 in year 1 (12% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$10,400 new × 40% good × 1.64 allocation
- $7,000
Kitchen countertops (stone)listing
$10,600 new × 40% good × 1.64 allocation
- $2,400
Decorative trimdefault
$3,700 new × 40% good × 1.64 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.64 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.64 allocation
- $3,400
Window coverings (21)default
$5,300 new × 40% good × 1.64 allocation
- $3,500
Carpet, vinyl & laminate (40% of floors)default
$5,400 new × 40% good × 1.64 allocation
- $5,300
Kitchen & laundry equipment plumbingdefault
$8,100 new × 40% good × 1.64 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 40% good × 1.64 allocation
- $5,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.64 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)listing
$9,500 new × 50% good × 1.64 allocation
- $3,800
Landscaping (minimal)listing
$4,600 new × 50% good × 1.64 allocation
- $1,700
Patiosdefault
$2,100 new × 50% good × 1.64 allocation
- $19,400
Decks & porches (attached)listing
$23,600 new × 50% good × 1.64 allocation
- $149,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,100 new × 40% good × 1.64 allocation
- $15,500
Building plumbing & fixturesdefault
$23,600 new × 40% good × 1.64 allocation
- $15,700
Building electrical & lightingdefault
$23,900 new × 40% good × 1.64 allocation
- $15,500
HVACdefault
$23,700 new × 40% good × 1.64 allocation
- $5,300
Hardwood & tile floorsdefault
$8,100 new × 40% good × 1.64 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,500 | $32,600 | $700 | $90,700 |
| 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 | $182,000 | $182,000 |
| Total | $57,500 | $32,600 | $203,600 | $293,700 |
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.