W5415 Timber Creek Trl Unit 10
Medary, WI 54601
$399,999
2 bd · 2 ba · 1,600 sqft · Listed 3d ago
View on Realtor.com →Year built
2008
Sqft
1,600
Lot sqft
—
HOA / mo
$335
Furnished
No
List date
2026-09-28T11:41:40.000000Z
Revenue
Annual revenue
$17,882
ADR
$59
Occupancy
83%
Cleaning fees (12 mo)
$1,253
Confidence
Med (52.02), 8 comps
Comp revenue range (p25 / median / p75)
Lazy Acres
Guest suite · 2 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $11,593ADR $107Occ ≈ 30%4.9★ (10)
2 bedrooms and private bathroom second floor
House · 2 bd · 1 ba · sleeps 6 · 2.4 mi
Revenue $10,336ADR $121Occ ≈ 23%4.6★ (10)
Travelers home base just off I90
Townhouse · 2 bd · 1 ba · sleeps 4 · 2.9 mi
Revenue $8,697ADR $62Occ ≈ 38%5★ (2)
2 Bedrooms! Great Location! Country in the City!
Apartment · 2 bd · 1 ba · sleeps 4 · 3.2 mi
Revenue $19,499ADR $140Occ ≈ 38%5★ (69)
Historic Bluff View House-centrally located--ideal for extended stays
House · 2 bd · 1 ba · sleeps 7 · 3.3 mi
Revenue $16,011ADR $166Occ ≈ 26%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lazy Acres Guest suite | 2 bd · 1 ba · sleeps 6 | $11,593 | $107 | 30% | 4.9★ (10) | 1.7 mi | Airbnb |
2 bedrooms and private bathroom second floor House | 2 bd · 1 ba · sleeps 6 | $10,336 | $121 | 23% | 4.6★ (10) | 2.4 mi | Airbnb |
Travelers home base just off I90 Townhouse | 2 bd · 1 ba · sleeps 4 | $8,697 | $62 | 38% | 5★ (2) | 2.9 mi | Airbnb |
Travelers home base just off I90 Townhouse | 2 bd · 1 ba · sleeps 4 | $19,255 | $94 | 56% | — | 2.9 mi | AirbnbVrbo |
Bluff View House House | 2 bd · 1 ba · sleeps 7 | $14,442 | $0 | — | 4.8★ (140) | 3.2 mi | Airbnb |
2 Bedrooms! Great Location! Country in the City! Apartment | 2 bd · 1 ba · sleeps 4 | $19,499 | $140 | 38% | 5★ (69) | 3.2 mi | Airbnb |
Nostalgic Retro Cottage-Faye's Place-Fully Fenced House | 2 bd · 1 ba · sleeps 5 | $34,038 | $123 | 76% | 4.9★ (245) | 3.3 mi | AirbnbVrbo |
Historic Bluff View House-centrally located--ideal for extended stays House | 2 bd · 1 ba · sleeps 7 | $16,011 | $166 | 26% | — | 3.3 mi | Vrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$17,882
NOI
-$779
Cash flow /mo
-$2,220
Cash needed
$132,000
Cash-on-cash
-20.2%
ROE (yr 1)
-9.1%
Cap rate
-0.2%
DSCR
-0.03
Year-1 write-off
$57,044
Year-1 tax shield @ 32%
$18,254
Year-1 return on equity
- Cash flow (annual)-$26,644
- Principal paydown$2,618
- Appreciation at%$12,000
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)$3,576
- Platform fees (3% of revenue)$536
- Maintenance / capex (5% of revenue)$894
- Utilities & supplies$4,200
- HOA$4,020
- Property tax$3,454
- Insurance (STR-rated)$1,980
Cash needed to close
- Down payment (25%)$100,000
- Closing costs (4.0%)$16,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$18,254
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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
$328,000
Short-life (5/15-yr)
$40,000 · 12%
Year-1 deduction
$57,000
Year-1 tax shield @ 32%
$18,000
Land 18% (market default, no usable tax-record split) · building $288,000 over 39 years · new furniture $16,000
Based on: 1,600 sq ft, built 2008, 2 bd / 2 ba, unfurnished, listing features (appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $42,000 in year 1 (8% short-life, $13,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,700
Kitchen cabinetsdefault
$9,300 new × 40% good × 1.80 allocation
- $5,500
Kitchen countertopsdefault
$7,600 new × 40% good × 1.80 allocation
- $2,000
Decorative trimdefault
$2,800 new × 40% good × 1.80 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.80 allocation
- $600
Shelvingdefault
$900 new × 40% good × 1.80 allocation
- $2,900
Window coverings (16)default
$4,000 new × 40% good × 1.80 allocation
- $3,000
Carpet, vinyl & laminate (40% of floors)default
$4,100 new × 40% good × 1.80 allocation
- $8,300
Kitchen & laundry equipment plumbingdefault
$7,200 new × 64% good × 1.80 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 64% good × 1.80 allocation
- $5,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.80 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $218,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,600 new × 70% good × 1.80 allocation
- $20,700
Building plumbing & fixturesdefault
$18,000 new × 64% good × 1.80 allocation
- $20,200
Building electrical & lightingdefault
$17,600 new × 64% good × 1.80 allocation
- $13,000
HVACdefault
$18,000 new × 40% good × 1.80 allocation
- $4,400
Hardwood & tile floorsdefault
$6,200 new × 40% good × 1.80 allocation
- $10,800
Septic systemlisting
$12,000 new × 50% good × 1.80 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $56,100 | $0 | $900 | $57,000 |
| 2 | $0 | $0 | $7,400 | $7,400 |
| 3 | $0 | $0 | $7,400 | $7,400 |
| 4 | $0 | $0 | $7,400 | $7,400 |
| 5 | $0 | $0 | $7,400 | $7,400 |
| 6+ | $0 | $0 | $257,400 | $257,400 |
| Total | $56,100 | $0 | $287,900 | $344,000 |
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.