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N2067 County Road F

N2067 County Road F

Shelby, WI 54601

$470,000

4 bd · 3 ba · 3,034 sqft · Listed 13d ago

View on Realtor.com →
Est. land %

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)

$29,449$33,763$57,374

  • Comfortably Lost

    House · 3 bd · 2 ba · sleeps 4 · 1.6 mi

    Revenue $30,491ADR $177Occ ≈ 47%5★ (28)

    Airbnb

  • House in the Hills! Charming luxury right in town

    House · 5 bd · 3 ba · sleeps 10 · 2.3 mi

    Revenue $58,092ADR $431Occ ≈ 37%5★ (200)

    AirbnbVrbo

  • Sunlit & spacious home in a quiet, natural setting

    House · 4 bd · 3.5 ba · sleeps 9 · 2.4 mi

    Revenue $12,271ADR $268Occ ≈ 13%4.6★ (42)

    AirbnbVrbo

  • Adventurer’s Retreat

    House · 3 bd · 2.5 ba · sleeps 10 · 2.5 mi

    Revenue $32,548ADR $459Occ ≈ 19%5★ (34)

    AirbnbVrbo

  • 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)

    Airbnb

  • Large Secluded Country Home Minutes from Town

    House · 4 bd · 2 ba · sleeps 12 · 2.7 mi

    Revenue $34,977ADR $220Occ ≈ 44%5★ (221)

    AirbnbVrbo

  • Swedish Storybook in bluffs hiking trails & stream

    Place · 5 bd · 3 ba · sleeps 11 · 2.7 mi

    Revenue $57,135ADR $493Occ ≈ 32%4.8★ (177)

    AirbnbVrbo

  • 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)

    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

Est. revenue

$43,748

NOI

$15,027

Cash flow /mo

$1,252

Cash needed

$517,800

Cash-on-cash (all cash)

2.9%

ROE (yr 1)

5.6%

Cap rate

3.2%

DSCR

—

Year-1 write-off

$68,600

Year-1 tax shield @ 32%

$21,952

Year-1 return on equity

  • Cash flow (annual)$15,027
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,100
ROE5.6%

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)$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

  • Purchase price (all cash)$470,000
  • 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.

5-year property$67,500

  • Kitchen cabinetsdefault

    $12,500 new × 40% good × 1.30 allocation

    $6,500

  • Kitchen countertopsdefault

    $10,200 new × 40% good × 1.30 allocation

    $5,300

  • Decorative trimdefault

    $5,300 new × 40% good × 1.30 allocation

    $2,800

  • Mirrorsdefault

    $500 new × 40% good × 1.30 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 1.30 allocation

    $800

  • Window coverings (30)default

    $7,500 new × 40% good × 1.30 allocation

    $3,900

  • Carpet, vinyl & laminate (40% of floors)default

    $7,800 new × 40% good × 1.30 allocation

    $4,100

  • Kitchen & laundry equipment plumbingdefault

    $9,700 new × 54% good × 1.30 allocation

    $6,800

  • Kitchen, laundry & data equipment electricaldefault

    $5,900 new × 54% good × 1.30 allocation

    $4,100

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

    $7,700 new × 40% good × 1.30 allocation

    $4,000

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
Building, 39-year$346,900

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

    $329,600 new × 62% good × 1.30 allocation

    $264,600

  • Building plumbing & fixturesdefault

    $34,200 new × 54% good × 1.30 allocation

    $24,100

  • Building electrical & lightingdefault

    $35,700 new × 54% good × 1.30 allocation

    $25,100

  • HVACdefault

    $34,200 new × 40% good × 1.30 allocation

    $17,800

  • Hardwood & tile floorsdefault

    $11,700 new × 40% good × 1.30 allocation

    $6,100

  • Fireplacelisting

    $2,600 new × 40% good × 1.30 allocation

    $1,400

  • Septic systemlisting

    $12,000 new × 50% good × 1.30 allocation

    $7,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.