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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

127 Marigold Ln S

127 Marigold Ln S

West Salem, WI 54669

$409,900

4 bd · 3 ba · 2,598 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1996

Sqft

2,598

Lot sqft

12,197

HOA / mo

None

Furnished

No

List date

2026-10-12T16:12:46.000000Z

Revenue

Annual revenue

$59,206

ADR

$241

Occupancy

67%

Cleaning fees (12 mo)

$6,124

Confidence

Med (61.88), 5 comps

Comp revenue range (p25 / median / p75)

$38,073$49,214$61,211

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $49,214

  • Open Concept Country Home w/ A+ Location & Pool

    House · 3 bd · 3 ba · sleeps 10 · 2.6 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $61,211ADR $736Occ ≈ 23%4.7★ (19)

    AirbnbVrbo

  • A-Frame Wellness Retreat | Pool• Hot Tub• Full Gym

    Cabin · 3 bd · 2 ba · sleeps 6 · 3.6 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +3

    Revenue $86,825ADR $362Occ ≈ 66%4.9★ (48)

    AirbnbVrbo

  • A-Frame Pool House With Hot Tub / Sleeps 6

    Cabin · 3 bd · 2 ba · sleeps 6 · 3.7 mi

    Revenue $49,214ADR $391Occ ≈ 34%4.8★ (48)

    Airbnb

  • Farm House Beauty

    House · 3 bd · 3 ba · sleeps 10 · 5.0 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $38,073ADR $222Occ ≈ 47%4.9★ (141)

    Airbnb

  • Aspen Valley Retreat • Spacious Family Home

    House · 3 bd · 3 ba · sleeps 7 · 5.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,362ADR $278Occ ≈ 36%4.3★ (24)

    AirbnbVrbo

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

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$59,206

NOI

$31,357

Cash flow /mo

$325

Cash needed

$147,871

Cash-on-cash

2.6%

ROE (yr 1)

12.6%

Cap rate

7.6%

DSCR

1.14

Year-1 write-off

$92,252

Year-1 tax shield @ 32%

$29,521

Year-1 return on equity

  • Cash flow (annual)$3,901
  • Principal paydown$2,493
  • Appreciation at%$12,297
ROE12.6%

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)$11,841
  • Platform fees (3% of revenue)$1,776
  • Maintenance / capex (5% of revenue)$2,960
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,042
  • Insurance (STR-rated)$2,029

Cash needed to close

  • Down payment (25%)$102,475
  • Closing costs (4.0%)$16,396
  • Furnishing (bought new)$29,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$29,521

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

$329,000

Short-life (5/15-yr)

$63,000 · 19%

Year-1 deduction

$92,000

Year-1 tax shield @ 32%

$30,000

Land 20% (county tax record, assessed value split) · building $266,000 over 39 years · new furniture $29,000

Based on: 2,598 sq ft, built 1996, 4 bd / 3 ba, unfurnished, listing features (patio, fence, game room, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $75,000 in year 1 (14% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,300

  • Kitchen cabinetsdefault

    $11,500 new × 40% good × 1.45 allocation

    $6,700

  • Kitchen countertopsdefault

    $9,400 new × 40% good × 1.45 allocation

    $5,500

  • Decorative trimdefault

    $4,500 new × 40% good × 1.45 allocation

    $2,600

  • Mirrorsdefault

    $500 new × 40% good × 1.45 allocation

    $300

  • Shelvingdefault

    $1,500 new × 40% good × 1.45 allocation

    $900

  • Window coverings (26)default

    $6,500 new × 40% good × 1.45 allocation

    $3,800

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 40% good × 1.45 allocation

    $5,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 40% good × 1.45 allocation

    $3,100

  • Appliances (range, microwave, dishwasher, refrigerator)listing

    $5,700 new × 40% good × 1.45 allocation

    $3,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$31,700

  • Paving: driveway & walks (paved)listing

    $13,200 new × 50% good × 1.45 allocation

    $9,600

  • Landscaping (typical)default

    $10,200 new × 50% good × 1.45 allocation

    $7,400

  • Patioslisting

    $11,700 new × 50% good × 1.45 allocation

    $8,500

  • Decks & porches (attached)default

    $2,600 new × 50% good × 1.45 allocation

    $1,900

  • Fencinglisting

    $6,000 new × 50% good × 1.45 allocation

    $4,400
Building, 39-year$265,800

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

    $281,900 new × 50% good × 1.45 allocation

    $204,500

  • Building plumbing & fixturesdefault

    $29,300 new × 40% good × 1.45 allocation

    $17,000

  • Building electrical & lightingdefault

    $30,200 new × 40% good × 1.45 allocation

    $17,500

  • HVACdefault

    $29,300 new × 40% good × 1.45 allocation

    $17,000

  • Hardwood & tile floorsdefault

    $16,700 new × 40% good × 1.45 allocation

    $9,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$60,300$31,700$300$92,300
2$0$0$6,800$6,800
3$0$0$6,800$6,800
4$0$0$6,800$6,800
5$0$0$6,800$6,800
6+$0$0$238,200$238,200
Total$60,300$31,700$265,800$357,700

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.