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422 Callaway Blvd

422 Callaway Blvd

Campbell, WI 54603

$345,000

3 bd · 3 ba · 2,000 sqft · Listed 29d ago

View on Realtor.com →

Year built

2007

Sqft

2,000

Lot sqft

6,970

HOA / mo

None

Furnished

No

List date

2026-09-02T20:55:14.000000Z

Revenue

Annual revenue

$45,265

ADR

$215

Occupancy

58%

Cleaning fees (12 mo)

$4,327

Confidence

Med (69.76), 10 comps

Comp revenue range (p25 / median / p75)

$37,573$49,222$52,175

  • French Island Easy Living!

    House · 3 bd · 2 ba · sleeps 7 · 0.6 mi

    Revenue $35,580ADR $203Occ ≈ 48%4.9★ (85)

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  • Riverfront Home with Eagle Views

    House · 3 bd · 2 ba · sleeps 6 · 0.8 mi

    Revenue $60,646ADR $379Occ ≈ 44%5★ (130)

    AirbnbVrbo

  • River Rambler

    House · 3 bd · 2 ba · sleeps 7 · 0.9 mi

    Revenue $49,955ADR $226Occ ≈ 61%4.9★ (208)

    AirbnbVrbo

  • Caroline Suite

    House · 3 bd · 2 ba · sleeps 8 · 1.0 mi

    Revenue $68,406ADR $269Occ ≈ 70%5★ (63)

    Airbnb

  • Cozy 8 Person Chalet on the Bay

    Chalet · 3 bd · 2 ba · sleeps 8 · 1.1 mi

    Revenue $48,488ADR $231Occ ≈ 58%4.6★ (11)

    Vrbo

  • Rustic Waterfront w/BOAT DOCK!

    House · 3 bd · 2 ba · sleeps 10 · 1.2 mi

    Revenue $43,551ADR $501Occ ≈ 24%5★ (21)

    Airbnb

  • Bayfront Chalet on Richmond Bay

    Chalet · 3 bd · 2 ba · sleeps 8 · 1.2 mi

    Revenue $50,179ADR $267Occ ≈ 51%4.8★ (230)

    AirbnbVrbo

  • 4 Seasons, Luxury Houseboat on Richmond Bay.

    House boat · 3 bd · 2 ba · sleeps 6 · 1.4 mi

    Revenue $23,407ADR $247Occ ≈ 26%4.9★ (12)

    Airbnb

  • Luxurious Floating Cabin

    House boat · 3 bd · 2 ba · sleeps 8 · 1.5 mi

    Revenue $28,038ADR $256Occ ≈ 30%4.8★ (18)

    Airbnb

  • Luxury Industrial 1911 George

    House · 3 bd · 2 ba · sleeps 10 · 1.5 mi

    Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)

    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

Financing
Management

Est. revenue

$45,265

NOI

$22,006

Cash flow /mo

$1,834

Cash needed

$384,300

Cash-on-cash (all cash)

5.7%

ROE (yr 1)

8.4%

Cap rate

6.4%

DSCR

—

Year-1 write-off

$88,263

Year-1 tax shield @ 32%

$28,244

Year-1 return on equity

  • Cash flow (annual)$22,006
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$10,350
ROE8.4%

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)$9,053
  • Platform fees (3% of revenue)$1,358
  • Maintenance / capex (5% of revenue)$2,263
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,677
  • Insurance (STR-rated)$1,708

Cash needed to close

  • Purchase price (all cash)$345,000
  • Closing costs (4.0%)$13,800
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$28,244

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

$299,000

Short-life (5/15-yr)

$62,000 · 21%

Year-1 deduction

$88,000

Year-1 tax shield @ 32%

$28,000

Land 13% (county tax record, assessed value split) · building $237,000 over 39 years · new furniture $26,000

Based on: 2,000 sq ft, built 2007, 3 bd / 3 ba, unfurnished, listing features (deck, patio, fence, game room, fireplace, stone counters, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $62,000 in year 1 (12% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$53,000

  • Kitchen cabinetsdefault

    $10,200 new × 40% good × 1.24 allocation

    $5,000

  • Kitchen countertops (stone)listing

    $10,400 new × 40% good × 1.24 allocation

    $5,200

  • Decorative trimdefault

    $3,500 new × 40% good × 1.24 allocation

    $1,700

  • Mirrorsdefault

    $500 new × 40% good × 1.24 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.24 allocation

    $600

  • Window coverings (20)default

    $5,000 new × 40% good × 1.24 allocation

    $2,500

  • Kitchen & laundry equipment plumbingdefault

    $7,900 new × 62% good × 1.24 allocation

    $6,100

  • Kitchen, laundry & data equipment electricaldefault

    $4,800 new × 62% good × 1.24 allocation

    $3,700

  • Appliances (range, dishwasher, refrigerator)listing

    $5,000 new × 40% good × 1.24 allocation

    $2,500

  • 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$34,500

  • Paving: driveway & walks (paved)listing

    $9,300 new × 50% good × 1.24 allocation

    $5,700

  • Landscaping (typical)default

    $8,900 new × 50% good × 1.24 allocation

    $5,500

  • Patioslisting

    $9,000 new × 50% good × 1.24 allocation

    $5,600

  • Decks & porches (attached)listing

    $22,500 new × 50% good × 1.24 allocation

    $13,900

  • Fencinglisting

    $6,000 new × 50% good × 1.24 allocation

    $3,700
Building, 39-year$237,200

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

    $216,900 new × 68% good × 1.24 allocation

    $183,700

  • Building plumbing & fixturesdefault

    $22,500 new × 62% good × 1.24 allocation

    $17,300

  • Building electrical & lightingdefault

    $22,600 new × 62% good × 1.24 allocation

    $17,400

  • HVACdefault

    $22,500 new × 40% good × 1.24 allocation

    $11,200

  • Hardwood & tile floorsdefault

    $12,900 new × 40% good × 1.24 allocation

    $6,400

  • Fireplacelisting

    $2,600 new × 40% good × 1.24 allocation

    $1,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$53,000$34,500$800$88,300
2$0$0$6,100$6,100
3$0$0$6,100$6,100
4$0$0$6,100$6,100
5$0$0$6,100$6,100
6+$0$0$212,100$212,100
Total$53,000$34,500$237,200$324,700

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.