W4952 Battlestone Station Rd Unit 25
Shelby, WI 54601
$479,900
3 bd · 2.5 ba · 2,767 sqft · Listed 9d ago
View on Realtor.com →Year built
2025
Sqft
2,767
Lot sqft
—
HOA / mo
$470
Furnished
No
List date
2026-11-03T19:01:43.000000Z
Revenue
Annual revenue
$47,484
ADR
$263
Occupancy
49%
Cleaning fees (12 mo)
$6,922
Confidence
Med (55.77), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $36,414
Comfortably Lost
House · 3 bd · 2 ba · sleeps 4 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $30,686ADR $179Occ ≈ 47%5★ (29)
Designer Family Fun home, Arcade, secret nook!
House · 3 bd · 3.5 ba · sleeps 10 · 2.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $79,019ADR $410Occ ≈ 53%5★ (175)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 3.3 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Comfortably Lost House
| 3 bd · 2 ba · sleeps 4 | $30,686 | $179 | 47% | 5★ (29) | 1.6 mi | Airbnb |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,752 | $463 | 20% | 5★ (37) | 2.4 mi | AirbnbVrbo |
Designer Family Fun home, Arcade, secret nook! House
| 3 bd · 3.5 ba · sleeps 10 | $79,019 | $410 | 53% | 5★ (175) | 2.4 mi | Airbnb |
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 2.9 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 3.3 mi | Delisted |
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
$47,484
NOI
$19,308
Cash flow /mo
-$1,014
Cash needed
$158,671
Cash-on-cash
-7.7%
ROE (yr 1)
3.3%
Cap rate
4.0%
DSCR
0.61
Year-1 write-off
$66,175
Year-1 tax shield @ 32%
$21,176
Year-1 return on equity
- Cash flow (annual)-$12,174
- Principal paydown$3,049
- Appreciation at%$14,397
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)$9,497
- Platform fees (3% of revenue)$1,425
- Maintenance / capex (5% of revenue)$2,374
- Utilities & supplies$4,200
- HOA$5,640
- Property tax$2,665
- Insurance (STR-rated)$2,376
Cash needed to close
- Down payment (25%)$119,975
- Closing costs (4.0%)$19,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,176
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
$397,000
Short-life (5/15-yr)
$46,000 · 12%
Year-1 deduction
$66,000
Year-1 tax shield @ 32%
$21,000
Land 17% (county tax record, assessed value split) · building $350,000 over 39 years · new furniture $20,000
Based on: 2,767 sq ft, built 2025, 3 bd / 2.5 ba, unfurnished, listing features (deck, patio, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $43,000 in year 1 (6% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$11,900 new × 96% good × 0.86 allocation
- $8,000
Kitchen countertopsdefault
$9,700 new × 96% good × 0.86 allocation
- $4,000
Decorative trimdefault
$4,800 new × 96% good × 0.86 allocation
- $200
Mirrorsdefault
$300 new × 92% good × 0.86 allocation
- $1,000
Shelvingdefault
$1,200 new × 96% good × 0.86 allocation
- $5,400
Window coverings (28)default
$7,000 new × 90% good × 0.86 allocation
- $5,600
Carpet, vinyl & laminate (40% of floors)default
$7,100 new × 92% good × 0.86 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$9,200 new × 98% good × 0.86 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 98% good × 0.86 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $253,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$300,800 new × 98% good × 0.86 allocation
- $26,100
Building plumbing & fixturesdefault
$31,200 new × 98% good × 0.86 allocation
- $27,100
Building electrical & lightingdefault
$32,300 new × 98% good × 0.86 allocation
- $25,300
HVACdefault
$31,200 new × 95% good × 0.86 allocation
- $8,800
Hardwood & tile floorsdefault
$10,700 new × 96% good × 0.86 allocation
- $9,900
Septic systemlisting
$12,000 new × 96% good × 0.86 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,800 | $0 | $400 | $66,200 |
| 2 | $0 | $0 | $9,000 | $9,000 |
| 3 | $0 | $0 | $9,000 | $9,000 |
| 4 | $0 | $0 | $9,000 | $9,000 |
| 5 | $0 | $0 | $9,000 | $9,000 |
| 6+ | $0 | $0 | $313,900 | $313,900 |
| Total | $65,800 | $0 | $350,200 | $416,000 |
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.