W3111 State Road 16
West Salem, WI 54669
$829,000
3 bd · 2 ba · 3,287 sqft · Listed 23d ago
View on Realtor.com →Year built
1959
Sqft
3,287
Lot sqft
64,469
HOA / mo
$0
Furnished
No
List date
2026-09-08T19:07:10.000000Z
Revenue
Annual revenue
$56,238
ADR
$235
Occupancy
66%
Cleaning fees (12 mo)
$3,627
Confidence
Low (31.85), 6 comps
Comp revenue range (p25 / median / p75)
Farm House Beauty
House · 3 bd · 3 ba · sleeps 10 · 4.3 mi
Revenue $36,847ADR $221Occ ≈ 46%4.9★ (139)
Lazy Acres
Guest suite · 2 bd · 1 ba · sleeps 6 · 6.0 mi
Revenue $11,593ADR $107Occ ≈ 30%4.9★ (10)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Open Concept Country Home w/ A+ Location & Pool House | 3 bd · 3 ba · sleeps 10 | $76,301 | $735 | 28% | 4.7★ (19) | 2.7 mi | AirbnbVrbo |
Farm Stay: Show Me the Whey Farm stay | 2 bd · 1 ba · sleeps 4 | $12,948 | $111 | 32% | 5★ (52) | 3.7 mi | AirbnbVrbo |
Farm House Beauty House | 3 bd · 3 ba · sleeps 10 | $36,847 | $221 | 46% | 4.9★ (139) | 4.3 mi | Airbnb |
A-Frame Wellness Retreat | Pool• Hot Tub• Full Gym Cabin | 3 bd · 2 ba · sleeps 6 | $84,366 | $353 | 65% | 4.8★ (46) | 5.2 mi | AirbnbVrbo |
A-Frame Pool House With Hot Tub / Sleeps 6 Cabin | 3 bd · 2 ba · sleeps 6 | $49,613 | $408 | 33% | 4.8★ (48) | 5.3 mi | AirbnbVrbo |
Lazy Acres Guest suite | 2 bd · 1 ba · sleeps 6 | $11,593 | $107 | 30% | 4.9★ (10) | 6.0 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
$56,238
NOI
$25,118
Cash flow /mo
-$2,374
Cash needed
$259,910
Cash-on-cash
-11.0%
ROE (yr 1)
0.7%
Cap rate
3.0%
DSCR
0.47
Year-1 write-off
$96,789
Year-1 tax shield @ 32%
$30,973
Year-1 return on equity
- Cash flow (annual)-$28,488
- Principal paydown$5,425
- Appreciation at%$24,870
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)$11,248
- Platform fees (3% of revenue)$1,687
- Maintenance / capex (5% of revenue)$2,812
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,070
- Insurance (STR-rated)$4,104
Cash needed to close
- Down payment (25%)$207,250
- Closing costs (4.0%)$33,160
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,973
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
$413,000
Short-life (5/15-yr)
$76,000 · 18%
Year-1 deduction
$97,000
Year-1 tax shield @ 32%
$31,000
Land 50% (county tax record, assessed value split) · building $336,000 over 39 years · new furniture $20,000
Based on: 3,287 sq ft, built 1959, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $74,000 in year 1 (13% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$13,000 new × 40% good × 1.67 allocation
- $7,100
Kitchen countertopsdefault
$10,600 new × 40% good × 1.67 allocation
- $3,800
Decorative trimdefault
$5,800 new × 40% good × 1.67 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.67 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.67 allocation
- $5,500
Window coverings (33)default
$8,300 new × 40% good × 1.67 allocation
- $5,700
Carpet, vinyl & laminate (40% of floors)default
$8,500 new × 40% good × 1.67 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$10,100 new × 40% good × 1.67 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 40% good × 1.67 allocation
- $3,800
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.67 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)listing
$11,900 new × 50% good × 1.67 allocation
- $4,800
Landscaping (minimal)listing
$5,700 new × 50% good × 1.67 allocation
- $12,400
Patioslisting
$14,800 new × 50% good × 1.67 allocation
- $2,700
Decks & porches (attached)default
$3,200 new × 50% good × 1.67 allocation
- $238,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$357,700 new × 40% good × 1.67 allocation
- $24,800
Building plumbing & fixturesdefault
$37,100 new × 40% good × 1.67 allocation
- $26,000
Building electrical & lightingdefault
$38,900 new × 40% good × 1.67 allocation
- $24,700
HVACdefault
$37,000 new × 40% good × 1.67 allocation
- $8,500
Hardwood & tile floorsdefault
$12,700 new × 40% good × 1.67 allocation
- $3,500
Fireplaces (2)listing
$5,300 new × 40% good × 1.67 allocation
- $10,000
Septic systemlisting
$12,000 new × 50% good × 1.67 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,000 | $29,800 | $1,100 | $96,800 |
| 2 | $0 | $0 | $8,600 | $8,600 |
| 3 | $0 | $0 | $8,600 | $8,600 |
| 4 | $0 | $0 | $8,600 | $8,600 |
| 5 | $0 | $0 | $8,600 | $8,600 |
| 6+ | $0 | $0 | $300,800 | $300,800 |
| Total | $66,000 | $29,800 | $336,400 | $432,100 |
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.