Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

W4911 Harvest Ln

Shelby, WI 54601

$399,000

3 bd · 2 ba · 2,400 sqft · Listed 13d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

1964

Sqft

2,400

Lot sqft

24,394

HOA / mo

None

Furnished

List date

2026-09-18T12:34:02.000000Z

Revenue

Annual revenue

$43,485

ADR

$253

Occupancy

47%

Cleaning fees (12 mo)

$5,162

Confidence

Low (38.45), 5 comps

Comp revenue range (p25 / median / p75)

$30,491$32,548$54,269

Comfortably Lost
House · 3 bd · 2 ba · sleeps 4 · 2.4 mi
Revenue $30,491ADR $177Occ ≈ 47%5★ (28)
Airbnb
3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities
House · 3 bd · 3 ba · sleeps 11 · 2.7 mi
Revenue $54,269ADR $245Occ ≈ 61%5★ (153)
Airbnb Vrbo
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 3.2 mi
Revenue $6,401ADR $148Occ ≈ 12%5★ (11)
Airbnb
Adventurer’s Retreat
House · 3 bd · 2.5 ba · sleeps 10 · 3.2 mi
Revenue $32,548ADR $459Occ ≈ 19%5★ (34)
Airbnb Vrbo
'RiverSong' Waterfront La Crosse Home w/ Dock
House · 3 bd · 2 ba · sleeps 6 · 3.3 mi
Revenue $67,418ADR $258Occ ≈ 72%5★ (200)
Airbnb Vrbo Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Comfortably Lost House	3 bd · 2 ba · sleeps 4	$30,491	$177	47%	5★ (28)	2.4 mi	Airbnb
3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities House	3 bd · 3 ba · sleeps 11	$54,269	$245	61%	5★ (153)	2.7 mi	Airbnb Vrbo
River City Basecamp Guest suite	3 bd · 1 ba · sleeps 7	$6,401	$148	12%	5★ (11)	3.2 mi	Airbnb
Adventurer’s Retreat House	3 bd · 2.5 ba · sleeps 10	$32,548	$459	19%	5★ (34)	3.2 mi	Airbnb Vrbo
'RiverSong' Waterfront La Crosse Home w/ Dock House	3 bd · 2 ba · sleeps 6	$67,418	$258	72%	5★ (200)	3.3 mi	Airbnb Vrbo Booking

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$43,485

NOI

$21,703

Cash flow /mo

-$341

Cash needed

$141,210

Cash-on-cash

-2.9%

ROE (yr 1)

7.4%

Cap rate

5.4%

DSCR

0.84

Year-1 write-off

$114,207

Year-1 tax shield @ 32%

$36,546

Year-1 return on equity

Cash flow (annual)-$4,098
Principal paydown$2,611
Appreciation at%$11,970

ROE7.4%

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)$8,697
Platform fees (3% of revenue)$1,305
Maintenance / capex (5% of revenue)$2,174
Utilities & supplies$4,200
HOA$0
Property tax$3,431
Insurance (STR-rated)$1,975

Cash needed to close

Down payment (25%)$99,750
Closing costs (4.0%)$15,960
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$36,546

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

$331,000

Short-life (5/15-yr)

$88,000 · 27%

Year-1 deduction

$114,000

Year-1 tax shield @ 32%

$37,000

Land 17% (county tax record, assessed value split) · building $243,000 over 39 years · new furniture $26,000

Based on: 2,400 sq ft, built 1964, 3 bd / 2 ba, unfurnished, listing features (hot tub, deck, patio, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $76,000 in year 1 (15% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$64,600

Kitchen cabinetsdefault
$11,100 new × 40% good × 1.62 allocation
$7,200
Kitchen countertopsdefault
$9,000 new × 40% good × 1.62 allocation
$5,900
Decorative trimdefault
$4,200 new × 40% good × 1.62 allocation
$2,700
Mirrorsdefault
$300 new × 40% good × 1.62 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.62 allocation
$800
Window coverings (24)default
$6,000 new × 40% good × 1.62 allocation
$3,900
Kitchen & laundry equipment plumbingdefault
$8,600 new × 40% good × 1.62 allocation
$5,600
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 1.62 allocation
$3,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.62 allocation
$3,700
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.62 allocation
$5,800
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$48,800

Paving: driveway & walks (paved)listing
$12,700 new × 50% good × 1.62 allocation
$10,300
Landscaping (typical)default
$9,800 new × 50% good × 1.62 allocation
$7,900
Patioslisting
$10,800 new × 50% good × 1.62 allocation
$8,800
Decks & porches (attached)listing
$27,000 new × 50% good × 1.62 allocation
$21,900

Building, 39-year$243,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,700 new × 40% good × 1.62 allocation
$169,000
Building plumbing & fixturesdefault
$27,000 new × 40% good × 1.62 allocation
$17,500
Building electrical & lightingdefault
$27,700 new × 40% good × 1.62 allocation
$18,000
HVACdefault
$27,000 new × 40% good × 1.62 allocation
$17,500
Hardwood & tile floorsdefault
$15,400 new × 40% good × 1.62 allocation
$10,000
Fireplacelisting
$2,600 new × 40% good × 1.62 allocation
$1,700
Septic systemlisting
$12,000 new × 50% good × 1.62 allocation
$9,700

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$64,600	$48,800	$800	$114,200
2	$0	$0	$6,200	$6,200
3	$0	$0	$6,200	$6,200
4	$0	$0	$6,200	$6,200
5	$0	$0	$6,200	$6,200
6+	$0	$0	$217,700	$217,700
Total	$64,600	$48,800	$243,400	$356,900

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.