N2067 County Road F
Shelby, WI 54601
$470,000
4 bd · 3 ba · 3,034 sqft · Listed 13d ago
View on Realtor.com →Year built
2003
Sqft
3,034
Lot sqft
—
HOA / mo
$350
Furnished
No
List date
2026-09-18T20:47:54.000000Z
Revenue
Annual revenue
$43,748
ADR
$338
Occupancy
35%
Cleaning fees (12 mo)
$5,495
Confidence
Low (48.59), 8 comps
Comp revenue range (p25 / median / p75)
Comfortably Lost
House · 3 bd · 2 ba · sleeps 4 · 1.6 mi
Revenue $30,491ADR $177Occ ≈ 47%5★ (28)
Designer Family Fun home, Arcade, secret nook!
House · 3 bd · 3.5 ba · sleeps 10 · 2.5 mi
Revenue $77,348ADR $411Occ ≈ 52%4.9★ (171)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 3.3 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Comfortably Lost House | 3 bd · 2 ba · sleeps 4 | $30,491 | $177 | 47% | 5★ (28) | 1.6 mi | Airbnb |
House in the Hills! Charming luxury right in town House | 5 bd · 3 ba · sleeps 10 | $58,092 | $431 | 37% | 5★ (200) | 2.3 mi | AirbnbVrbo |
Sunlit & spacious home in a quiet, natural setting House | 4 bd · 3.5 ba · sleeps 9 | $12,271 | $268 | 13% | 4.6★ (42) | 2.4 mi | AirbnbVrbo |
Adventurer’s Retreat House | 3 bd · 2.5 ba · sleeps 10 | $32,548 | $459 | 19% | 5★ (34) | 2.5 mi | AirbnbVrbo |
Designer Family Fun home, Arcade, secret nook! House | 3 bd · 3.5 ba · sleeps 10 | $77,348 | $411 | 52% | 4.9★ (171) | 2.5 mi | Airbnb |
Large Secluded Country Home Minutes from Town House | 4 bd · 2 ba · sleeps 12 | $34,977 | $220 | 44% | 5★ (221) | 2.7 mi | AirbnbVrbo |
Swedish Storybook in bluffs hiking trails & stream Place | 5 bd · 3 ba · sleeps 11 | $57,135 | $493 | 32% | 4.8★ (177) | 2.7 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 3.3 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
$43,748
NOI
$15,027
Cash flow /mo
-$1,280
Cash needed
$165,300
Cash-on-cash
-9.3%
ROE (yr 1)
1.1%
Cap rate
3.2%
DSCR
0.49
Year-1 write-off
$68,600
Year-1 tax shield @ 32%
$21,952
Year-1 return on equity
- Cash flow (annual)-$15,365
- Principal paydown$3,076
- Appreciation at%$14,100
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)$8,750
- Platform fees (3% of revenue)$1,312
- Maintenance / capex (5% of revenue)$2,187
- Utilities & supplies$4,200
- HOA$4,200
- Property tax$5,745
- Insurance (STR-rated)$2,327
Cash needed to close
- Down payment (25%)$117,500
- Closing costs (4.0%)$18,800
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,952
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
$385,000
Short-life (5/15-yr)
$38,000 · 10%
Year-1 deduction
$69,000
Year-1 tax shield @ 32%
$22,000
Land 18% (market default, no usable tax-record split) · building $347,000 over 39 years · new furniture $29,000
Based on: 3,034 sq ft, built 2003, 4 bd / 3 ba, unfurnished, listing features (deck, game room, fireplace, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $53,000 in year 1 (6% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,500
Kitchen cabinetsdefault
$12,500 new × 40% good × 1.30 allocation
- $5,300
Kitchen countertopsdefault
$10,200 new × 40% good × 1.30 allocation
- $2,800
Decorative trimdefault
$5,300 new × 40% good × 1.30 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.30 allocation
- $800
Shelvingdefault
$1,500 new × 40% good × 1.30 allocation
- $3,900
Window coverings (30)default
$7,500 new × 40% good × 1.30 allocation
- $4,100
Carpet, vinyl & laminate (40% of floors)default
$7,800 new × 40% good × 1.30 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$9,700 new × 54% good × 1.30 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 54% good × 1.30 allocation
- $4,000
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.30 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $264,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$329,600 new × 62% good × 1.30 allocation
- $24,100
Building plumbing & fixturesdefault
$34,200 new × 54% good × 1.30 allocation
- $25,100
Building electrical & lightingdefault
$35,700 new × 54% good × 1.30 allocation
- $17,800
HVACdefault
$34,200 new × 40% good × 1.30 allocation
- $6,100
Hardwood & tile floorsdefault
$11,700 new × 40% good × 1.30 allocation
- $1,400
Fireplacelisting
$2,600 new × 40% good × 1.30 allocation
- $7,800
Septic systemlisting
$12,000 new × 50% good × 1.30 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,500 | $0 | $1,100 | $68,600 |
| 2 | $0 | $0 | $8,900 | $8,900 |
| 3 | $0 | $0 | $8,900 | $8,900 |
| 4 | $0 | $0 | $8,900 | $8,900 |
| 5 | $0 | $0 | $8,900 | $8,900 |
| 6+ | $0 | $0 | $310,200 | $310,200 |
| Total | $67,500 | $0 | $346,900 | $414,400 |
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.