2778 Hanifl Rd Unit 2780
Shelby, WI 54601
$679,900
3 bd · 1.5 ba · 1,175 sqft · Listed 9d ago
View on Realtor.com →Year built
—
Sqft
1,175
Lot sqft
74,488
HOA / mo
None
Furnished
No
List date
2026-09-22T21:24:48.000000Z
Revenue
Annual revenue
$42,218
ADR
$216
Occupancy
54%
Cleaning fees (12 mo)
$5,412
Confidence
Med (52.55), 15 comps
Comp revenue range (p25 / median / p75)
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $15,088ADR $180Occ ≈ 23%4.7★ (12)
Modern Driftless Getaway. Dogs and Family Friendly
House · 3 bd · 2.5 ba · sleeps 8 · 1.2 mi
Revenue $36,036ADR $220Occ ≈ 45%4.8★ (177)
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 1.2 mi
Revenue $63,740ADR $285Occ ≈ 61%5★ (43)
Cozy 3BR Apartment near Mayo
Apartment · 3 bd · 1 ba · sleeps 6 · 1.3 mi
Revenue $46,033ADR $170Occ ≈ 74%5★ (217)
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse
House · 3 bd · 2 ba · sleeps 7 · 1.4 mi
Revenue $39,665ADR $181Occ ≈ 60%5★ (177)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.4 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 1.7 mi
Revenue $32,496ADR $310Occ ≈ 29%4.9★ (121)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The River House • Private Dock House | 3 bd · 1.5 ba · sleeps 8 | $17,566 | $325 | 15% | 5★ (4) | 0.3 mi | AirbnbVrbo |
The Bluffside Bungalow on the South Side La Crosse House | 3 bd · 1 ba · sleeps 6 | $15,088 | $180 | 23% | 4.7★ (12) | 1.1 mi | Airbnb |
Modern Driftless Getaway. Dogs and Family Friendly House | 3 bd · 2.5 ba · sleeps 8 | $36,036 | $220 | 45% | 4.8★ (177) | 1.2 mi | Airbnb |
Charming Southside Home House | 3 bd · 2 ba · sleeps 8 | $63,740 | $285 | 61% | 5★ (43) | 1.2 mi | Airbnb |
Cozy 3BR Apartment near Mayo Apartment | 3 bd · 1 ba · sleeps 6 | $46,033 | $170 | 74% | 5★ (217) | 1.3 mi | Airbnb |
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse House | 3 bd · 2 ba · sleeps 7 | $39,665 | $181 | 60% | 5★ (177) | 1.4 mi | Vrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 1.4 mi | Airbnb |
Downtown Boho Home w/Office, Yoga Studio,King Bed House | 3 bd · 2 ba · sleeps 8 | $47,138 | $262 | 49% | 4.8★ (27) | 1.5 mi | AirbnbVrboBooking |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 1.5 mi | AirbnbVrbo |
Charming Bungalow centrally located - cute porch! House | 3 bd · 1.5 ba · sleeps 6 | $32,496 | $310 | 29% | 4.9★ (121) | 1.7 mi | Airbnb |
Show all 15 comps
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 1.8 mi
Revenue $24,775ADR $169Occ ≈ 40%4.8★ (178)
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 1.8 mi
Revenue $31,226ADR $263Occ ≈ 33%4.8★ (57)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 1.9 mi
Revenue $6,401ADR $148Occ ≈ 12%5★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 1.7 mi | AirbnbVrbo |
Cozy Victorian Hideaway Townhouse | 3 bd · 1.5 ba · sleeps 6 | $24,775 | $169 | 40% | 4.8★ (178) | 1.8 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House | 3 bd · 2 ba · sleeps 6 | $67,418 | $258 | 72% | 5★ (200) | 1.8 mi | AirbnbVrboBooking |
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment | 3 bd · 2.5 ba · sleeps 6 | $31,226 | $263 | 33% | 4.8★ (57) | 1.8 mi | Airbnb |
River City Basecamp Guest suite | 3 bd · 1 ba · sleeps 7 | $6,401 | $148 | 12% | 5★ (11) | 1.9 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
$42,218
NOI
$19,050
Cash flow /mo
-$2,076
Cash needed
$216,671
Cash-on-cash
-11.5%
ROE (yr 1)
-0.0%
Cap rate
2.8%
DSCR
0.43
Year-1 write-off
$145,704
Year-1 tax shield @ 32%
$46,625
Year-1 return on equity
- Cash flow (annual)-$24,914
- Principal paydown$4,449
- Appreciation at%$20,397
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)$8,444
- Platform fees (3% of revenue)$1,267
- Maintenance / capex (5% of revenue)$2,111
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,781
- Insurance (STR-rated)$3,366
Cash needed to close
- Down payment (25%)$169,975
- Closing costs (4.0%)$27,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$46,625
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
$434,000
Short-life (5/15-yr)
$125,000 · 29%
Year-1 deduction
$146,000
Year-1 tax shield @ 32%
$47,000
Land 36% (county tax record, assessed value split) · building $308,000 over 39 years · new furniture $20,000
Based on: 1,175 sq ft, age unknown, 3 bd / 1.5 ba, unfurnished, listing features (deck, fireplace, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $88,000 in year 1 (16% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,800
Kitchen cabinetsdefault
$8,400 new × 40% good × 4.11 allocation
- $11,300
Kitchen countertopsdefault
$6,900 new × 40% good × 4.11 allocation
- $3,400
Decorative trimdefault
$2,100 new × 40% good × 4.11 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 4.11 allocation
- $2,000
Shelvingdefault
$1,200 new × 40% good × 4.11 allocation
- $4,900
Window coverings (12)default
$3,000 new × 40% good × 4.11 allocation
- $5,000
Carpet, vinyl & laminate (40% of floors)default
$3,000 new × 40% good × 4.11 allocation
- $10,700
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 4.11 allocation
- $6,500
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 4.11 allocation
- $9,400
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 4.11 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $14,600
Paving: driveway & walks (paved)listing
$7,100 new × 50% good × 4.11 allocation
- $14,000
Landscaping (typical)default
$6,800 new × 50% good × 4.11 allocation
- $2,400
Patiosdefault
$1,200 new × 50% good × 4.11 allocation
- $27,100
Decks & porches (attached)listing
$13,200 new × 50% good × 4.11 allocation
- $208,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$127,000 new × 40% good × 4.11 allocation
- $21,600
Building plumbing & fixturesdefault
$13,200 new × 40% good × 4.11 allocation
- $20,000
Building electrical & lightingdefault
$12,200 new × 40% good × 4.11 allocation
- $21,700
HVACdefault
$13,200 new × 40% good × 4.11 allocation
- $7,500
Hardwood & tile floorsdefault
$4,500 new × 40% good × 4.11 allocation
- $4,300
Fireplacelisting
$2,600 new × 40% good × 4.11 allocation
- $24,600
Septic systemlisting
$12,000 new × 50% good × 4.11 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $86,600 | $58,200 | $1,000 | $145,700 |
| 2 | $0 | $0 | $7,900 | $7,900 |
| 3 | $0 | $0 | $7,900 | $7,900 |
| 4 | $0 | $0 | $7,900 | $7,900 |
| 5 | $0 | $0 | $7,900 | $7,900 |
| 6+ | $0 | $0 | $275,900 | $275,900 |
| Total | $86,600 | $58,200 | $308,500 | $453,200 |
The building's share of the price ($434,000) is 4.1x our depreciated replacement cost of the home ($106,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.