Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

W4591 Drectrah Rd

Barre, WI 54601

$725,000

3 bd · 2.5 ba · 3,227 sqft · Listed 1d ago

View on Realtor.com →

Negative cash flow

Year built

1980

Sqft

3,227

Lot sqft

280,526

HOA / mo

None

Furnished

List date

2026-10-07T17:37:51.000000Z

Revenue

Annual revenue

$41,040

ADR

$247

Occupancy

46%

Cleaning fees (12 mo)

$4,653

Confidence

High (72.14), 11 comps

Comp revenue range (p25 / median / p75)

$31,161$36,414$40,974

Median revenue of shown comps: $38,163

Adventurer’s Retreat
House · 3 bd · 2.5 ba · sleeps 10 · 3.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $33,752ADR $463Occ ≈ 20%5★ (37)
Airbnb Vrbo
Cheerful home with driveway and backyard!
House · 3 bd · 1.5 ba · sleeps 6 · 4.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $36,414ADR $226Occ ≈ 44%4.8★ (123)
Airbnb Vrbo
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 4.1 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 · 4.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +4
Revenue $29,754ADR $273Occ ≈ 30%4.9★ (140)
Airbnb Vrbo
Near Dwtn La Crosse | King Bed | Porch | Parking
House · 3 bd · 1.5 ba · sleeps 6 · 4.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $28,711ADR $194Occ ≈ 41%4.9★ (41)
Airbnb
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 4.4 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 4.4 mi
Revenue $41,483ADR $639Occ ≈ 18%5★ (1)
Delisted
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 4.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $39,911ADR $232Occ ≈ 47%5★ (51)
Airbnb
NEST - Cozy, Stylish, & Relaxing & Newly updated!
House · 3 bd · 1.5 ba · sleeps 6 · 4.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $40,465ADR $222Occ ≈ 50%5★ (59)
Airbnb Vrbo
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 4.5 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $31,635ADR $411Occ ≈ 21%5★ (35)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Adventurer’s Retreat House A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 10	$33,752	$463	20%	5★ (37)	3.4 mi	Airbnb Vrbo
Cheerful home with driveway and backyard! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$36,414	$226	44%	4.8★ (123)	4.0 mi	Airbnb Vrbo
Spacious Bluffside Home House A/C Free parking Pets OK Wifi +2	3 bd · 2 ba · sleeps 8	$52,036	$318	45%	5★ (109)	4.1 mi	Airbnb
Capeside Cottage House A/C Free parking Wifi Kitchen +4	3 bd · 1.5 ba · sleeps 6	$29,754	$273	30%	4.9★ (140)	4.1 mi	Airbnb Vrbo
Near Dwtn La Crosse \| King Bed \| Porch \| Parking House A/C Free parking Wifi Kitchen +1	3 bd · 1.5 ba · sleeps 6	$28,711	$194	41%	4.9★ (41)	4.2 mi	Airbnb
Cozy Cottage on the Corner House	3 bd · 2 ba · sleeps 7	$64,587	$349	51%	5★ (16)	4.4 mi	Delisted
Modern Nest \| Campus Steps Away + Free Parking House	3 bd · 2.5 ba · sleeps 6	$41,483	$639	18%	5★ (1)	4.4 mi	Delisted
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$39,911	$232	47%	5★ (51)	4.4 mi	Airbnb
NEST - Cozy, Stylish, & Relaxing & Newly updated! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$40,465	$222	50%	5★ (59)	4.4 mi	Airbnb Vrbo
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House Pool A/C Free parking Wifi +2	3 bd · 2 ba · sleeps 7	$31,635	$411	21%	5★ (35)	4.5 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

Financing

Management

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium

Est. revenue

$41,040

NOI

$16,150

Cash flow /mo

-$2,655

Cash needed

$229,750

Cash-on-cash

-13.9%

ROE (yr 1)

-2.4%

Cap rate

2.2%

DSCR

0.34

Year-1 write-off

$160,900

Year-1 tax shield @ 32%

$51,488

Year-1 return on equity

Cash flow (annual)-$31,865
Principal paydown$4,515
Appreciation at%$21,750

ROE-2.4%

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)$8,208
Platform fees (3% of revenue)$1,231
Maintenance / capex (5% of revenue)$2,052
Utilities & supplies$4,200
HOA$0
Property tax$5,610
Insurance (STR-rated)$3,589

Cash needed to close

Down payment (25%)$181,250
Closing costs (4.0%)$29,000
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$51,488

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

$609,000

Short-life (5/15-yr)

$141,000 · 23%

Year-1 deduction

$161,000

Year-1 tax shield @ 32%

$51,000

Land 16% (county tax record, assessed value split) · building $468,000 over 39 years · new furniture $20,000

Based on: 3,227 sq ft, built 1980, 3 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $89,000 in year 1 (11% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$86,000

Kitchen cabinetsdefault
$12,900 new × 40% good × 2.38 allocation
$12,200
Kitchen countertopsdefault
$10,500 new × 40% good × 2.38 allocation
$10,000
Decorative trimdefault
$5,600 new × 40% good × 2.38 allocation
$5,400
Mirrorsdefault
$300 new × 40% good × 2.38 allocation
$300
Shelvingdefault
$1,200 new × 40% good × 2.38 allocation
$1,100
Window coverings (32)default
$8,000 new × 40% good × 2.38 allocation
$7,600
Carpet, vinyl & laminate (40% of floors)default
$8,300 new × 40% good × 2.38 allocation
$7,900
Kitchen & laundry equipment plumbingdefault
$10,000 new × 40% good × 2.38 allocation
$9,500
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 40% good × 2.38 allocation
$5,800
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.38 allocation
$6,700
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$74,400

Paving: driveway & walks (paved)listing
$11,800 new × 50% good × 2.38 allocation
$14,000
Landscaping (typical)default
$11,300 new × 50% good × 2.38 allocation
$13,500
Patiosdefault
$3,200 new × 50% good × 2.38 allocation
$3,800
Decks & porches (attached)listing
$36,300 new × 50% good × 2.38 allocation
$43,200

Building, 39-year$468,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$351,100 new × 40% good × 2.38 allocation
$333,900
Building plumbing & fixturesdefault
$36,400 new × 40% good × 2.38 allocation
$34,600
Building electrical & lightingdefault
$38,200 new × 40% good × 2.38 allocation
$36,300
HVACdefault
$36,400 new × 40% good × 2.38 allocation
$34,600
Hardwood & tile floorsdefault
$12,500 new × 40% good × 2.38 allocation
$11,800
Fireplacelisting
$2,600 new × 40% good × 2.38 allocation
$2,500
Septic systemlisting
$12,000 new × 50% good × 2.38 allocation
$14,300

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$86,000	$74,400	$500	$160,900
2	$0	$0	$12,000	$12,000
3	$0	$0	$12,000	$12,000
4	$0	$0	$12,000	$12,000
5	$0	$0	$12,000	$12,000
6+	$0	$0	$419,500	$419,500
Total	$86,000	$74,400	$468,000	$628,400

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.