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

N7829 Amsterdam Prairie Rd

N7829 Amsterdam Prairie Rd

Holland, WI 54636

$514,500

5 bd · 2.5 ba · 2,551 sqft · Listed 3d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1998

Sqft

2,551

Lot sqft

80,150

HOA / mo

None

Furnished

No

List date

2026-10-08T07:26:48.000000Z

Revenue

Annual revenue

$46,515

ADR

$224

Occupancy

57%

Cleaning fees (12 mo)

$3,546

Confidence

Low (—), 2 comps

Comp revenue range (p25 / median / p75)

$41,301$46,381$51,462

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

Median revenue of shown comps: $46,381

  • Backwater hideaway. Big house with water access.

    House · 4 bd · 2.5 ba · sleeps 8 · 4.3 mi

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

    Revenue $36,220ADR $211Occ ≈ 47%4.8★ (120)

    AirbnbVrbo

  • Northshore Getaway

    House · 4 bd · 2 ba · sleeps 6 · 4.3 mi

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

    Revenue $56,542ADR $236Occ ≈ 66%4.7★ (32)

    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

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

Est. revenue

$46,515

NOI

$22,142

Cash flow /mo

-$1,027

Cash needed

$175,705

Cash-on-cash

-7.0%

ROE (yr 1)

3.6%

Cap rate

4.3%

DSCR

0.64

Year-1 write-off

$101,857

Year-1 tax shield @ 32%

$32,594

Year-1 return on equity

  • Cash flow (annual)-$12,320
  • Principal paydown$3,129
  • Appreciation at%$15,435
ROE3.6%

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)$9,303
  • Platform fees (3% of revenue)$1,395
  • Maintenance / capex (5% of revenue)$2,326
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$4,602
  • Insurance (STR-rated)$2,547

Cash needed to close

  • Down payment (25%)$128,625
  • Closing costs (4.0%)$20,580
  • Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$32,594

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

$434,000

Short-life (5/15-yr)

$75,000 · 17%

Year-1 deduction

$102,000

Year-1 tax shield @ 32%

$33,000

Land 16% (county tax record, assessed value split) · building $359,000 over 39 years · new furniture $27,000

Based on: 2,551 sq ft, built 1998, 5 bd / 2.5 ba, unfurnished, listing features (patio, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $80,000 in year 1 (12% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$67,800

  • Kitchen cabinetsdefault

    $11,400 new × 40% good × 1.81 allocation

    $8,200

  • Kitchen countertopsdefault

    $9,300 new × 40% good × 1.81 allocation

    $6,700

  • Decorative trimdefault

    $4,500 new × 40% good × 1.81 allocation

    $3,200

  • Mirrorsdefault

    $300 new × 40% good × 1.81 allocation

    $200

  • Shelvingdefault

    $1,800 new × 40% good × 1.81 allocation

    $1,300

  • Window coverings (26)default

    $6,500 new × 40% good × 1.81 allocation

    $4,700

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 44% good × 1.81 allocation

    $7,100

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 44% good × 1.81 allocation

    $4,300

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

    $7,700 new × 40% good × 1.81 allocation

    $5,600

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500
15-year land improvements$33,600

  • Paving: driveway & walks (paved)default

    $13,100 new × 50% good × 1.81 allocation

    $11,800

  • Landscaping (typical)default

    $10,100 new × 50% good × 1.81 allocation

    $9,100

  • Patioslisting

    $11,500 new × 50% good × 1.81 allocation

    $10,400

  • Decks & porches (attached)default

    $2,500 new × 50% good × 1.81 allocation

    $2,300
Building, 39-year$358,900

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

    $276,600 new × 53% good × 1.81 allocation

    $267,000

  • Building plumbing & fixturesdefault

    $28,700 new × 44% good × 1.81 allocation

    $22,900

  • Building electrical & lightingdefault

    $29,600 new × 44% good × 1.81 allocation

    $23,600

  • HVACdefault

    $28,700 new × 40% good × 1.81 allocation

    $20,800

  • Hardwood & tile floorsdefault

    $16,400 new × 40% good × 1.81 allocation

    $11,900

  • Fireplacelisting

    $2,600 new × 40% good × 1.81 allocation

    $1,900

  • Septic systemlisting

    $12,000 new × 50% good × 1.81 allocation

    $10,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$67,800$33,600$400$101,900
2$0$0$9,200$9,200
3$0$0$9,200$9,200
4$0$0$9,200$9,200
5$0$0$9,200$9,200
6+$0$0$321,700$321,700
Total$67,800$33,600$358,900$460,400

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.