W5363 Innsbruck Rd
Hamilton, WI 54669
$614,000
4 bd · 3.5 ba · 2,470 sqft · Listed 14d ago
View on Realtor.com →Year built
1979
Sqft
2,470
Lot sqft
70,132
HOA / mo
None
Furnished
No
List date
2026-09-17T12:32:34.000000Z
Revenue
Annual revenue
$54,866
ADR
$193
Occupancy
78%
Cleaning fees (12 mo)
$8,128
Confidence
Low (43.93), 7 comps
Comp revenue range (p25 / median / p75)
Charming and comfy: 3BR home on quiet street
House · 3 bd · 2 ba · sleeps 8 · 2.7 mi
Revenue $23,346ADR $184Occ ≈ 35%5★ (41)
Home Sweet Home
House · 3 bd · 2 ba · sleeps 5 · 3.2 mi
Revenue $12,041ADR $165Occ ≈ 20%4.5★ (19)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
A-Frame Pool House With Hot Tub / Sleeps 6 Cabin | 3 bd · 2 ba · sleeps 6 | $49,613 | $408 | 33% | 4.8★ (48) | 0.3 mi | AirbnbVrbo |
A-Frame Wellness Retreat | Pool• Hot Tub• Full Gym Cabin | 3 bd · 2 ba · sleeps 6 | $84,366 | $353 | 65% | 4.8★ (46) | 0.4 mi | AirbnbVrbo |
Aspen Valley Retreat • Spacious Family Home House | 3 bd · 3 ba · sleeps 7 | $32,527 | $273 | 33% | 4.3★ (19) | 1.9 mi | AirbnbVrbo |
Charming and comfy: 3BR home on quiet street House | 3 bd · 2 ba · sleeps 8 | $23,346 | $184 | 35% | 5★ (41) | 2.7 mi | Airbnb |
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House | 5 bd · 3 ba · sleeps 11 | $41,417 | $444 | 26% | 5★ (19) | 2.9 mi | AirbnbVrbo |
3 bedroom, 2 bath Townhouse with private driveway. Townhouse | 3 bd · 2 ba · sleeps 6 | $44,538 | $198 | 62% | 5★ (96) | 3.1 mi | AirbnbVrbo |
Home Sweet Home House | 3 bd · 2 ba · sleeps 5 | $12,041 | $165 | 20% | 4.5★ (19) | 3.2 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$54,866
NOI
$26,216
Cash flow /mo
-$1,124
Cash needed
$201,060
Cash-on-cash
-6.7%
ROE (yr 1)
4.5%
Cap rate
4.3%
DSCR
0.66
Year-1 write-off
$146,700
Year-1 tax shield @ 32%
$46,944
Year-1 return on equity
- Cash flow (annual)-$13,487
- Principal paydown$4,018
- Appreciation at%$18,420
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)$10,973
- Platform fees (3% of revenue)$1,646
- Maintenance / capex (5% of revenue)$2,743
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,048
- Insurance (STR-rated)$3,039
Cash needed to close
- Down payment (25%)$153,500
- Closing costs (4.0%)$24,560
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,944
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
$515,000
Short-life (5/15-yr)
$122,000 · 24%
Year-1 deduction
$147,000
Year-1 tax shield @ 32%
$47,000
Land 16% (county tax record, assessed value split) · building $393,000 over 39 years · new furniture $23,000
Based on: 2,470 sq ft, built 1979, 4 bd / 3.5 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $84,000 in year 1 (12% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$11,200 new × 40% good × 2.54 allocation
- $9,300
Kitchen countertopsdefault
$9,200 new × 40% good × 2.54 allocation
- $4,400
Decorative trimdefault
$4,300 new × 40% good × 2.54 allocation
- $500
Mirrorsdefault
$500 new × 40% good × 2.54 allocation
- $1,500
Shelvingdefault
$1,500 new × 40% good × 2.54 allocation
- $6,400
Window coverings (25)default
$6,300 new × 40% good × 2.54 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 2.54 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 40% good × 2.54 allocation
- $5,800
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.54 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,100
Paving: driveway & walks (paved)listing
$10,300 new × 50% good × 2.54 allocation
- $6,300
Landscaping (minimal)listing
$5,000 new × 50% good × 2.54 allocation
- $14,100
Patioslisting
$11,100 new × 50% good × 2.54 allocation
- $35,300
Decks & porches (attached)listing
$27,800 new × 50% good × 2.54 allocation
- $272,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$267,900 new × 40% good × 2.54 allocation
- $28,300
Building plumbing & fixturesdefault
$27,800 new × 40% good × 2.54 allocation
- $29,100
Building electrical & lightingdefault
$28,600 new × 40% good × 2.54 allocation
- $28,300
HVACdefault
$27,800 new × 40% good × 2.54 allocation
- $16,200
Hardwood & tile floorsdefault
$15,900 new × 40% good × 2.54 allocation
- $2,700
Fireplacelisting
$2,600 new × 40% good × 2.54 allocation
- $15,300
Septic systemlisting
$12,000 new × 50% good × 2.54 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $76,500 | $68,900 | $1,300 | $146,700 |
| 2 | $0 | $0 | $10,100 | $10,100 |
| 3 | $0 | $0 | $10,100 | $10,100 |
| 4 | $0 | $0 | $10,100 | $10,100 |
| 5 | $0 | $0 | $10,100 | $10,100 |
| 6+ | $0 | $0 | $351,000 | $351,000 |
| Total | $76,500 | $68,900 | $392,500 | $538,000 |
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.