N1177 Breidel Coulee Rd Unit N1175
Shelby, WI 54601
$749,900
6 bd · 4 ba · 3,666 sqft · Listed 1d ago
View on Realtor.com →Year built
2025
Sqft
3,666
Lot sqft
64,033
HOA / mo
None
Furnished
No
List date
2026-10-23T21:42:30.000000Z
Revenue
Annual revenue
$62,516
ADR
$436
Occupancy
39%
Cleaning fees (12 mo)
$7,808
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $57,940
Secluded, Romantic, Family Friendly and Cozy, Last House in the Valley.
House · 5 bd · 3 ba · sleeps 18 · 3.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $46,062ADR $341Occ ≈ 37%5★ (426)
The Bluff View Collective
House · 6 bd · 4.5 ba · sleeps 13 · 4.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $68,889ADR $546Occ ≈ 35%4.8★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Swedish Storybook in bluffs hiking trails & stream Place
| 5 bd · 3 ba · sleeps 11 | $57,731 | $498 | 32% | 4.8★ (181) | 3.2 mi | AirbnbVrbo |
House in the Hills! Charming luxury right in town House
| 5 bd · 3 ba · sleeps 10 | $58,149 | $432 | 37% | 5★ (201) | 3.3 mi | AirbnbVrbo |
Secluded, Romantic, Family Friendly and Cozy, Last House in the Valley. House
| 5 bd · 3 ba · sleeps 18 | $46,062 | $341 | 37% | 5★ (426) | 3.7 mi | Vrbo |
The Bluff View Collective House
| 6 bd · 4.5 ba · sleeps 13 | $68,889 | $546 | 35% | 4.8★ (11) | 4.4 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$62,516
NOI
$20,377
Cash flow /mo
-$2,456
Cash needed
$247,471
Cash-on-cash
-11.9%
ROE (yr 1)
-0.9%
Cap rate
2.7%
DSCR
0.41
Year-1 write-off
$134,487
Year-1 tax shield @ 32%
$43,036
Year-1 return on equity
- Cash flow (annual)-$29,475
- Principal paydown$4,633
- Appreciation at%$22,497
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)$12,503
- Platform fees (3% of revenue)$1,875
- Maintenance / capex (5% of revenue)$3,126
- Utilities & supplies$4,200
- HOA$0
- Property tax$16,723
- Insurance (STR-rated)$3,712
Cash needed to close
- Down payment (25%)$187,475
- Closing costs (4.0%)$29,996
- Furnishing (bought new)$30,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,036
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
$615,000
Short-life (5/15-yr)
$104,000 · 17%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 18% (market default, no usable tax-record split) · building $511,000 over 39 years · new furniture $30,000
Based on: 3,666 sq ft, built 2025, 6 bd / 4 ba, unfurnished, listing features (patio, flooring types, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $101,000 in year 1 (11% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $12,400
Kitchen cabinetsdefault
$13,800 new × 96% good × 0.93 allocation
- $10,100
Kitchen countertopsdefault
$11,300 new × 96% good × 0.93 allocation
- $5,700
Decorative trimdefault
$6,400 new × 96% good × 0.93 allocation
- $500
Mirrorsdefault
$600 new × 92% good × 0.93 allocation
- $1,900
Shelvingdefault
$2,100 new × 96% good × 0.93 allocation
- $7,800
Window coverings (37)default
$9,300 new × 90% good × 0.93 allocation
- $9,800
Kitchen & laundry equipment plumbingdefault
$10,800 new × 98% good × 0.93 allocation
- $5,900
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 98% good × 0.93 allocation
- $6,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 92% good × 0.93 allocation
- $30,000
Furniture bought newlisting
$30,000 new × 100% good · bought separately
- $14,000
Paving: driveway & walks (paved)listing
$15,700 new × 96% good × 0.93 allocation
- $10,800
Landscaping (typical)default
$12,100 new × 96% good × 0.93 allocation
- $14,800
Patioslisting
$16,500 new × 96% good × 0.93 allocation
- $3,200
Decks & porches (attached)default
$3,600 new × 95% good × 0.93 allocation
- $364,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$397,900 new × 98% good × 0.93 allocation
- $37,800
Building plumbing & fixturesdefault
$41,400 new × 98% good × 0.93 allocation
- $40,000
Building electrical & lightingdefault
$43,700 new × 98% good × 0.93 allocation
- $36,600
HVACdefault
$41,300 new × 95% good × 0.93 allocation
- $21,100
Hardwood & tile floorsdefault
$23,600 new × 96% good × 0.93 allocation
- $10,700
Septic systemlisting
$12,000 new × 96% good × 0.93 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $91,100 | $42,800 | $500 | $134,500 |
| 2 | $0 | $0 | $13,100 | $13,100 |
| 3 | $0 | $0 | $13,100 | $13,100 |
| 4 | $0 | $0 | $13,100 | $13,100 |
| 5 | $0 | $0 | $13,100 | $13,100 |
| 6+ | $0 | $0 | $458,000 | $458,000 |
| Total | $91,100 | $42,800 | $511,000 | $644,900 |
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.