121 Youlon St S
West Salem, WI 54669
$249,900
3 bd · 1 ba · 1,400 sqft · Listed 1d ago
View on Realtor.com →Year built
1901
Sqft
1,400
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-11-11T18:07:25.000000Z
Revenue
Annual revenue
$47,674
ADR
$247
Occupancy
53%
Cleaning fees (12 mo)
$4,366
Confidence
Low (16.87), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $38,434
Lake House West Salem
House · 4 bd · 3 ba · sleeps 8 · 1.4 mi
Revenue $5,057ADR $397Occ ≈ 3%5★ (1)
Lazy Acres
Guest suite · 2 bd · 1 ba · sleeps 6 · 4.3 mi
- Free parking
- Wifi
Revenue $16,130ADR $115Occ ≈ 38%5★ (15)
Farm House Beauty
House · 3 bd · 3 ba · sleeps 10 · 4.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $38,434ADR $224Occ ≈ 47%4.9★ (146)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lake House West Salem House | 4 bd · 3 ba · sleeps 8 | $5,057 | $397 | 3% | 5★ (1) | 1.4 mi | Airbnb |
Open Concept Country Home w/ A+ Location & Pool House
| 3 bd · 3 ba · sleeps 10 | $39,814 | $743 | 15% | 4.7★ (20) | 2.1 mi | AirbnbVrbo |
A-Frame Wellness Retreat | Pool• Hot Tub• Full Gym Cabin
| 3 bd · 2 ba · sleeps 6 | $84,841 | $365 | 64% | 4.9★ (50) | 4.2 mi | AirbnbVrbo |
Lazy Acres Guest suite
| 2 bd · 1 ba · sleeps 6 | $16,130 | $115 | 38% | 5★ (15) | 4.3 mi | Airbnb |
Farm House Beauty House
| 3 bd · 3 ba · sleeps 10 | $38,434 | $224 | 47% | 4.9★ (146) | 4.4 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$47,674
NOI
$26,603
Cash flow /mo
$851
Cash needed
$91,971
Cash-on-cash
11.1%
ROE (yr 1)
21.0%
Cap rate
10.6%
DSCR
1.62
Year-1 write-off
$70,927
Year-1 tax shield @ 32%
$22,697
Year-1 return on equity
- Cash flow (annual)$10,210
- Principal paydown$1,588
- Appreciation at%$7,497
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)$9,535
- Platform fees (3% of revenue)$1,430
- Maintenance / capex (5% of revenue)$2,384
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,285
- Insurance (STR-rated)$1,237
Cash needed to close
- Down payment (25%)$62,475
- Closing costs (4.0%)$9,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,697
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
$187,000
Short-life (5/15-yr)
$51,000 · 27%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 25% (county tax record, assessed value split) · building $136,000 over 39 years · new furniture $20,000
Based on: 1,400 sq ft, built 1901, 3 bd / 1 ba, unfurnished, listing features (patio, fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $57,000 in year 1 (20% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,800
Kitchen cabinetsdefault
$8,900 new × 40% good × 1.64 allocation
- $4,800
Kitchen countertopsdefault
$7,300 new × 40% good × 1.64 allocation
- $1,600
Decorative trimdefault
$2,500 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
- $2,300
Window coverings (14)default
$3,500 new × 40% good × 1.64 allocation
- $4,500
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 1.64 allocation
- $2,700
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 1.64 allocation
- $5,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.64 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,300
Paving: driveway & walks (paved)default
$7,800 new × 50% good × 1.64 allocation
- $6,100
Landscaping (typical)default
$7,500 new × 50% good × 1.64 allocation
- $5,200
Patioslisting
$6,300 new × 50% good × 1.64 allocation
- $1,100
Decks & porches (attached)default
$1,400 new × 50% good × 1.64 allocation
- $4,900
Fencinglisting
$6,000 new × 50% good × 1.64 allocation
- $99,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$151,600 new × 40% good × 1.64 allocation
- $10,300
Building plumbing & fixturesdefault
$15,700 new × 40% good × 1.64 allocation
- $9,800
Building electrical & lightingdefault
$15,000 new × 40% good × 1.64 allocation
- $10,300
HVACdefault
$15,800 new × 40% good × 1.64 allocation
- $5,900
Hardwood & tile floorsdefault
$9,000 new × 40% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $47,100 | $23,700 | $100 | $70,900 |
| 2 | $0 | $0 | $3,500 | $3,500 |
| 3 | $0 | $0 | $3,500 | $3,500 |
| 4 | $0 | $0 | $3,500 | $3,500 |
| 5 | $0 | $0 | $3,500 | $3,500 |
| 6+ | $0 | $0 | $121,600 | $121,600 |
| Total | $47,100 | $23,700 | $135,600 | $206,400 |
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.