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

N1253 Bloomer Mill Rd

N1253 Bloomer Mill Rd

Shelby, WI 54601

$429,900

3 bd · 2 ba · 2,585 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1962

Sqft

2,585

Lot sqft

40,511

HOA / mo

None

Furnished

No

List date

2026-10-07T23:36:55.000000Z

Revenue

Annual revenue

$40,450

ADR

$241

Occupancy

46%

Cleaning fees (12 mo)

$5,233

Confidence

Low (40.94), 7 comps

Comp revenue range (p25 / median / p75)

$24,238$33,752$45,795

Median revenue of shown comps: $33,752

  • River City Basecamp

    Guest suite · 3 bd · 1 ba · sleeps 7 · 2.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $8,174ADR $151Occ ≈ 15%5★ (15)

    Airbnb

  • 'RiverSong' Waterfront La Crosse Home w/ Dock

    House · 3 bd · 2 ba · sleeps 6 · 2.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $71,030ADR $266Occ ≈ 73%5★ (200)

    AirbnbVrboBooking

  • Adventurer’s Retreat

    House · 3 bd · 2.5 ba · sleeps 10 · 2.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $33,752ADR $463Occ ≈ 20%5★ (37)

    AirbnbVrbo

  • The Bluffside Bungalow on the South Side La Crosse

    House · 3 bd · 1 ba · sleeps 6 · 3.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $17,789ADR $176Occ ≈ 28%4.7★ (13)

    Airbnb

  • Cheerful home with driveway and backyard!

    House · 3 bd · 1.5 ba · sleeps 6 · 3.2 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,414ADR $226Occ ≈ 44%4.8★ (123)

    AirbnbVrbo

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

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

Est. revenue

$40,450

NOI

$19,224

Cash flow /mo

-$771

Cash needed

$150,171

Cash-on-cash

-6.2%

ROE (yr 1)

4.2%

Cap rate

4.5%

DSCR

0.68

Year-1 write-off

$103,934

Year-1 tax shield @ 32%

$33,259

Year-1 return on equity

  • Cash flow (annual)-$9,247
  • Principal paydown$2,677
  • Appreciation at%$12,897
ROE4.2%

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)$8,090
  • Platform fees (3% of revenue)$1,214
  • Maintenance / capex (5% of revenue)$2,023
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,572
  • Insurance (STR-rated)$2,128

Cash needed to close

  • Down payment (25%)$107,475
  • Closing costs (4.0%)$17,196
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$33,259

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

$345,000

Short-life (5/15-yr)

$78,000 · 23%

Year-1 deduction

$104,000

Year-1 tax shield @ 32%

$33,000

Land 20% (county tax record, assessed value split) · building $267,000 over 39 years · new furniture $26,000

Based on: 2,585 sq ft, built 1962, 3 bd / 2 ba, unfurnished, listing features (deck, game room, fireplace, flooring types, appliance list, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $62,000 in year 1 (11% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$60,400

  • Kitchen cabinetsdefault

    $11,500 new × 40% good × 1.65 allocation

    $7,600

  • Kitchen countertopsdefault

    $9,400 new × 40% good × 1.65 allocation

    $6,200

  • Decorative trimdefault

    $4,500 new × 40% good × 1.65 allocation

    $3,000

  • Mirrorsdefault

    $300 new × 40% good × 1.65 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.65 allocation

    $800

  • Window coverings (26)default

    $6,500 new × 40% good × 1.65 allocation

    $4,300

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 40% good × 1.65 allocation

    $5,900

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 40% good × 1.65 allocation

    $3,600

  • Appliances (range, dishwasher, refrigerator)listing

    $5,000 new × 40% good × 1.65 allocation

    $3,300

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500

  • Game-room equipment bought newlisting

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

    $6,000
15-year land improvements$43,300

  • Paving: driveway & walks (paved)listing

    $10,500 new × 50% good × 1.65 allocation

    $8,700

  • Landscaping (typical)default

    $10,100 new × 50% good × 1.65 allocation

    $8,400

  • Patiosdefault

    $2,600 new × 50% good × 1.65 allocation

    $2,100

  • Decks & porches (attached)listing

    $29,100 new × 50% good × 1.65 allocation

    $24,100
Building, 39-year$267,100

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

    $280,900 new × 40% good × 1.65 allocation

    $185,900

  • Building plumbing & fixturesdefault

    $29,100 new × 40% good × 1.65 allocation

    $19,300

  • Building electrical & lightingdefault

    $30,000 new × 40% good × 1.65 allocation

    $19,900

  • HVACdefault

    $29,100 new × 40% good × 1.65 allocation

    $19,300

  • Hardwood & tile floorsdefault

    $16,600 new × 40% good × 1.65 allocation

    $11,000

  • Fireplacelisting

    $2,600 new × 40% good × 1.65 allocation

    $1,700

  • Septic systemlisting

    $12,000 new × 50% good × 1.65 allocation

    $9,900

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$60,400$43,300$300$103,900
2$0$0$6,800$6,800
3$0$0$6,800$6,800
4$0$0$6,800$6,800
5$0$0$6,800$6,800
6+$0$0$239,400$239,400
Total$60,400$43,300$267,100$370,700

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.