N3355 Miller Rd
Medary, WI 54601
$545,000
3 bd · 3 ba · 2,300 sqft · Listed 14d ago
View on Realtor.com →Year built
1971
Sqft
2,300
Lot sqft
287,496
HOA / mo
None
Furnished
No
List date
2026-09-17T12:06:08.000000Z
Revenue
Annual revenue
$43,811
ADR
$260
Occupancy
46%
Cleaning fees (12 mo)
$3,130
Confidence
High (71.62), 5 comps
Comp revenue range (p25 / median / p75)
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 2.8 mi
Revenue $53,676ADR $315Occ ≈ 47%5★ (105)
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 2.8 mi
Revenue $31,181ADR $662Occ ≈ 13%5★ (1)
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 3.0 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 3.1 mi
Revenue $28,289ADR $409Occ ≈ 19%5★ (34)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 3.3 mi
Revenue $42,135ADR $224Occ ≈ 52%5★ (51)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Spacious Bluffside Home House | 3 bd · 2 ba · sleeps 8 | $53,676 | $315 | 47% | 5★ (105) | 2.8 mi | Airbnb |
Modern Nest | Campus Steps Away + Free Parking House | 3 bd · 2.5 ba · sleeps 6 | $31,181 | $662 | 13% | 5★ (1) | 2.8 mi | Airbnb |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 3.0 mi | Airbnb |
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House | 3 bd · 2 ba · sleeps 7 | $28,289 | $409 | 19% | 5★ (34) | 3.1 mi | Airbnb |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow | 3 bd · 2 ba · sleeps 6 | $42,135 | $224 | 52% | 5★ (51) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$43,811
NOI
$20,376
Cash flow /mo
-$1,239
Cash needed
$183,550
Cash-on-cash
-8.1%
ROE (yr 1)
2.8%
Cap rate
3.7%
DSCR
0.58
Year-1 write-off
$129,283
Year-1 tax shield @ 32%
$41,370
Year-1 return on equity
- Cash flow (annual)-$14,866
- Principal paydown$3,566
- Appreciation at%$16,350
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)$8,762
- Platform fees (3% of revenue)$1,314
- Maintenance / capex (5% of revenue)$2,191
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,270
- Insurance (STR-rated)$2,698
Cash needed to close
- Down payment (25%)$136,250
- Closing costs (4.0%)$21,800
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$41,370
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
$415,000
Short-life (5/15-yr)
$103,000 · 25%
Year-1 deduction
$129,000
Year-1 tax shield @ 32%
$41,000
Land 24% (county tax record, assessed value split) · building $312,000 over 39 years · new furniture $26,000
Based on: 2,300 sq ft, built 1971, 3 bd / 3 ba, unfurnished, listing features (deck, fence, game room, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $79,000 in year 1 (13% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$10,800 new × 40% good × 2.16 allocation
- $7,700
Kitchen countertopsdefault
$8,900 new × 40% good × 2.16 allocation
- $3,500
Decorative trimdefault
$4,000 new × 40% good × 2.16 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 2.16 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.16 allocation
- $5,000
Window coverings (23)default
$5,800 new × 40% good × 2.16 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 2.16 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 2.16 allocation
- $6,100
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.16 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)listing
$9,900 new × 50% good × 2.16 allocation
- $10,300
Landscaping (typical)default
$9,600 new × 50% good × 2.16 allocation
- $2,500
Patiosdefault
$2,300 new × 50% good × 2.16 allocation
- $28,000
Decks & porches (attached)listing
$25,900 new × 50% good × 2.16 allocation
- $6,500
Fencinglisting
$6,000 new × 50% good × 2.16 allocation
- $216,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$249,700 new × 40% good × 2.16 allocation
- $22,400
Building plumbing & fixturesdefault
$25,900 new × 40% good × 2.16 allocation
- $22,900
Building electrical & lightingdefault
$26,400 new × 40% good × 2.16 allocation
- $22,400
HVACdefault
$25,900 new × 40% good × 2.16 allocation
- $12,800
Hardwood & tile floorsdefault
$14,800 new × 40% good × 2.16 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.16 allocation
- $13,000
Septic systemlisting
$12,000 new × 50% good × 2.16 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $70,200 | $58,100 | $1,000 | $129,300 |
| 2 | $0 | $0 | $8,000 | $8,000 |
| 3 | $0 | $0 | $8,000 | $8,000 |
| 4 | $0 | $0 | $8,000 | $8,000 |
| 5 | $0 | $0 | $8,000 | $8,000 |
| 6+ | $0 | $0 | $278,900 | $278,900 |
| Total | $70,200 | $58,100 | $311,900 | $440,200 |
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.