Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

W5380 County Road B

Medary, WI 54601

$319,900

5 bd · 2 ba · 2,000 sqft · Listed 1d ago

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Low confidence

Year built

1967

Sqft

2,000

Lot sqft

34,412

HOA / mo

None

Furnished

List date

2026-09-30T03:30:07.000000Z

Revenue

Annual revenue

$77,787

ADR

$342

Occupancy

62%

Cleaning fees (12 mo)

$8,558

Confidence

Low (49.45), 5 comps

Comp revenue range (p25 / median / p75)

$45,614$59,781$99,439

Private home,accessible,parking
House · 5 bd · 1.5 ba · sleeps 14 · 1.9 mi
Revenue $45,614ADR $264Occ ≈ 47%4.8★ (63)
Airbnb Vrbo
King Beds | Fenced Yard | Near Downtown
House · 5 bd · 2 ba · sleeps 10 · 3.7 mi
Revenue $99,439ADR $432Occ ≈ 63%5★ (183)
Airbnb Vrbo
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo
House · 5 bd · 3 ba · sleeps 11 · 4.0 mi
Revenue $41,417ADR $444Occ ≈ 26%5★ (19)
Airbnb Vrbo
Luxury Bluff Retreat • 10 Minutes to Downtown
House · 5 bd · 3 ba · sleeps 10 · 4.4 mi
Revenue $129,270ADR $589Occ ≈ 60%5★ (192)
Airbnb Vrbo
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 4.6 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Private home,accessible,parking House	5 bd · 1.5 ba · sleeps 14	$45,614	$264	47%	4.8★ (63)	1.9 mi	Airbnb Vrbo
King Beds \| Fenced Yard \| Near Downtown House	5 bd · 2 ba · sleeps 10	$99,439	$432	63%	5★ (183)	3.7 mi	Airbnb Vrbo
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House	5 bd · 3 ba · sleeps 11	$41,417	$444	26%	5★ (19)	4.0 mi	Airbnb Vrbo
Luxury Bluff Retreat • 10 Minutes to Downtown House	5 bd · 3 ba · sleeps 10	$129,270	$589	60%	5★ (192)	4.4 mi	Airbnb Vrbo
La Crosse's Bluffside Retreat House	5 bd · 2 ba · sleeps 8	$59,781	$405	40%	4.8★ (22)	4.6 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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$77,787

NOI

$46,881

Cash flow /mo

$2,183

Cash needed

$119,271

Cash-on-cash

22.0%

ROE (yr 1)

31.8%

Cap rate

14.7%

DSCR

2.27

Year-1 write-off

$100,830

Year-1 tax shield @ 32%

$32,266

Year-1 return on equity

Cash flow (annual)$26,195
Principal paydown$2,093
Appreciation at%$9,597

ROE31.8%

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)$15,557
Platform fees (3% of revenue)$2,334
Maintenance / capex (5% of revenue)$3,889
Utilities & supplies$4,200
HOA$0
Property tax$3,342
Insurance (STR-rated)$1,584

Cash needed to close

Down payment (25%)$79,975
Closing costs (4.0%)$12,796
Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

Tax shield @ 32%$32,266

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

$270,000

Short-life (5/15-yr)

$74,000 · 27%

Year-1 deduction

$101,000

Year-1 tax shield @ 32%

$32,000

Land 16% (county tax record, assessed value split) · building $196,000 over 39 years · new furniture $27,000

Based on: 2,000 sq ft, built 1967, 5 bd / 2 ba, unfurnished, listing features (deck, patio, fireplace, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $68,000 in year 1 (15% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,800

Kitchen cabinetsdefault
$10,200 new × 40% good × 1.59 allocation
$6,500
Kitchen countertopsdefault
$8,300 new × 40% good × 1.59 allocation
$5,300
Decorative trimdefault
$3,500 new × 40% good × 1.59 allocation
$2,200
Mirrorsdefault
$300 new × 40% good × 1.59 allocation
$200
Shelvingdefault
$1,800 new × 40% good × 1.59 allocation
$1,100
Window coverings (20)default
$5,000 new × 40% good × 1.59 allocation
$3,200
Carpet, vinyl & laminate (40% of floors)default
$5,100 new × 40% good × 1.59 allocation
$3,300
Kitchen & laundry equipment plumbingdefault
$7,900 new × 40% good × 1.59 allocation
$5,000
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 1.59 allocation
$3,000
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.59 allocation
$4,400
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500

15-year land improvements$39,400

Paving: driveway & walks (paved)listing
$9,300 new × 50% good × 1.59 allocation
$7,400
Landscaping (typical)default
$8,900 new × 50% good × 1.59 allocation
$7,100
Patioslisting
$9,000 new × 50% good × 1.59 allocation
$7,100
Decks & porches (attached)listing
$22,500 new × 50% good × 1.59 allocation
$17,900

Building, 39-year$196,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$216,400 new × 40% good × 1.59 allocation
$137,400
Building plumbing & fixturesdefault
$22,500 new × 40% good × 1.59 allocation
$14,300
Building electrical & lightingdefault
$22,600 new × 40% good × 1.59 allocation
$14,400
HVACdefault
$22,500 new × 40% good × 1.59 allocation
$14,300
Hardwood & tile floorsdefault
$7,700 new × 40% good × 1.59 allocation
$4,900
Fireplacelisting
$2,600 new × 40% good × 1.59 allocation
$1,700
Septic systemlisting
$12,000 new × 50% good × 1.59 allocation
$9,500

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$60,800	$39,400	$600	$100,800
2	$0	$0	$5,000	$5,000
3	$0	$0	$5,000	$5,000
4	$0	$0	$5,000	$5,000
5	$0	$0	$5,000	$5,000
6+	$0	$0	$175,700	$175,700
Total	$60,800	$39,400	$196,500	$296,700

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.