STR Yield
← Back to deals
MortgageCash
N3545 Evergreens Trl Unit 51

N3545 Evergreens Trl Unit 51

Medary, WI 54601

$430,000

3 bd · 3 ba · 2,523 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2014

Sqft

2,523

Lot sqft

—

HOA / mo

$335

Furnished

No

List date

2026-10-13T15:07:02.000000Z

Revenue

Annual revenue

$27,789

ADR

$136

Occupancy

56%

Cleaning fees (12 mo)

$2,292

Confidence

Low (39.63), 19 comps

Comp revenue range (p25 / median / p75)

$13,380$22,775$32,408

Median revenue of shown comps: $29,754

  • Driftless Escape A-Frame Cabin

    Cabin · 3 bd · 1.5 ba · sleeps 6 · 2.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $3,184ADR $294Occ ≈ 3%5★ (2)

    Airbnb

  • The Drift Inn, Old charm, Quiet, Fenced backyard

    House · 3 bd · 1 ba · sleeps 6 · 2.8 mi

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

    Revenue $27,613ADR $130Occ ≈ 58%4.6★ (37)

    AirbnbVrboBooking

  • Near Dwtn La Crosse | King Bed | Porch | Parking

    House · 3 bd · 1.5 ba · sleeps 6 · 3.1 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $28,711ADR $194Occ ≈ 41%4.9★ (41)

    Airbnb

  • Modern Nest | Campus Steps Away + Free Parking

    House · 3 bd · 2.5 ba · sleeps 6 · 3.2 mi

    Revenue $41,483ADR $639Occ ≈ 18%5★ (1)

    Delisted

  • Historic Carter House-Rivertown Romance-Licensed!

    House · 3 bd · 1.5 ba · sleeps 10 · 3.2 mi

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

    Revenue $39,876ADR $161Occ ≈ 68%4.9★ (255)

    AirbnbVrbo

  • Spacious Bluffside Home

    House · 3 bd · 2 ba · sleeps 8 · 3.2 mi

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

    Revenue $52,036ADR $318Occ ≈ 45%5★ (109)

    Airbnb

  • Capeside Cottage

    House · 3 bd · 1.5 ba · sleeps 6 · 3.3 mi

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

    Revenue $29,754ADR $273Occ ≈ 30%4.9★ (140)

    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

Est. revenue

$27,789

NOI

$4,527

Cash flow /mo

$377

Cash needed

$466,700

Cash-on-cash (all cash)

1.0%

ROE (yr 1)

3.7%

Cap rate

1.1%

DSCR

—

Year-1 write-off

$53,149

Year-1 tax shield @ 32%

$17,008

Year-1 return on equity

  • Cash flow (annual)$4,527
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$12,900
ROE3.7%

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)$5,558
  • Platform fees (3% of revenue)$834
  • Maintenance / capex (5% of revenue)$1,389
  • Utilities & supplies$4,200
  • HOA$4,020
  • Property tax$5,133
  • Insurance (STR-rated)$2,129

Cash needed to close

  • Purchase price (all cash)$430,000
  • Closing costs (4.0%)$17,200
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$17,008

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

$353,000

Short-life (5/15-yr)

$33,000 · 9%

Year-1 deduction

$53,000

Year-1 tax shield @ 32%

$17,000

Land 18% (market default, no usable tax-record split) · building $319,000 over 39 years · new furniture $20,000

Based on: 2,523 sq ft, built 2014, 3 bd / 3 ba, unfurnished, listing features (deck, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $38,000 in year 1 (5% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$52,800

  • Kitchen cabinetsdefault

    $11,300 new × 52% good × 1.10 allocation

    $6,500

  • Kitchen countertopsdefault

    $9,300 new × 52% good × 1.10 allocation

    $5,300

  • Decorative trimdefault

    $4,400 new × 52% good × 1.10 allocation

    $2,500

  • Mirrorsdefault

    $500 new × 40% good × 1.10 allocation

    $200

  • Shelvingdefault

    $1,200 new × 52% good × 1.10 allocation

    $700

  • Window coverings (25)default

    $6,300 new × 40% good × 1.10 allocation

    $2,700

  • Kitchen & laundry equipment plumbingdefault

    $8,800 new × 76% good × 1.10 allocation

    $7,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,300 new × 76% good × 1.10 allocation

    $4,500

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing

    $8,100 new × 40% good × 1.10 allocation

    $3,600

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
Building, 39-year$319,300

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

    $274,000 new × 80% good × 1.10 allocation

    $241,000

  • Building plumbing & fixturesdefault

    $28,400 new × 76% good × 1.10 allocation

    $23,700

  • Building electrical & lightingdefault

    $29,300 new × 76% good × 1.10 allocation

    $24,400

  • HVACdefault

    $28,400 new × 40% good × 1.10 allocation

    $12,500

  • Hardwood & tile floorsdefault

    $16,200 new × 52% good × 1.10 allocation

    $9,300

  • Fireplacelisting

    $2,600 new × 52% good × 1.10 allocation

    $1,500

  • Septic systemlisting

    $12,000 new × 52% good × 1.10 allocation

    $6,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$52,800$0$300$53,100
2$0$0$8,200$8,200
3$0$0$8,200$8,200
4$0$0$8,200$8,200
5$0$0$8,200$8,200
6+$0$0$286,200$286,200
Total$52,800$0$319,300$372,100

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.