Underwrite Algoma Rental Without a Door County blend
Updated: Aug 30
An Algoma note that uses Kewaunee's $18,551 is the wrong city. This extract is $15,882 from 41 listings. The officer should see that this city moved down while listings were added in the August 2025 through July 2026 window. If the parcel is a Kewaunee city listings, the published year on that cell is $18,551 and Algoma does not own it.
City desks stay with the deed at 416 Fremont. Clerk Erin Mueller and Treasurer Jamie Jackson share, and license after ten nights is $100. DATCP is, and room tax is 6 percent. Carry $15,882,, ADR $244, occupancy 31.1 percent, RevPAR $76, peak-3 August October July, August peak, February hole, minus 21.8 percent, supply plus 36.7 percent, stay 3.7, lead 57, Milwaukee origin, Madison second, 24.4 percent professionally managed, Krissi 6, Evolve 4, eight thirties at 19.5 percent, one-night and two-night tied at 34.1 percent, entire-home 100 percent, houses 51.2 percent, two-bedroom 39 percent, capacity eight-plus 39 percent, Superhost 56.1 percent, 416 Fremont, (920) 487-5203, license after ten nights, July 1 through June 30, fee $100, first stay not six or fewer until.
Kewaunee at $18,551 is another hall, year over year minus 20.9 percent. City year over year is minus 21.8 percent, and supply grew 36.7 percent. Town of Algoma $17,316 is Oshkosh, and those years do not cancel. Algoma printed minus 21.8 percent year over year on a forty-one listings sample. Kewaunee $18,551 labeled Town of Algoma $17,316 is Oshkosh and Winnebago, not this county.
Price the Note on $15,882
A DSCR file starts with the published typical year on the city that holds the driveway. For a City of Algoma parcel, that year is $15,882. It is not a Kewaunee median, and it is not a Door County blend. It is 41 listings, ADR $244, occupancy 31.1 percent, RevPAR $76, vintage August 2025 through July 2026. Peak month is August, and october and July sit with it. February is the hole, and stay is 3.7 nights. Lead is 57 days, and professionally managed share is 24.4 percent. Eight listings set 30-plus. Those are sample facts, not a promise the next deed will print the same night.
A lender who wants a ratio still needs PITI, taxes, insurance, and a vacancy haircut that names February. This page does not invent a purchase price or a coverage number. It names the only published Algoma year the packet can carry. If the officer asks for last twelve months of actuals on a specific address, send that address. If the officer asks for a Kewaunee rent roll, refuse.The buyer packetalready says the same thing in acquisition language. Finance language is stricter. The note does not get a shore blend.
Confirm the use can exist before you underwrite the use. City license after ten nights. First stay cannot be six or fewer consecutive days until licensed. DATCP before night one, and room tax 6 percent after. AirROI Low does not override Ordinance 844. A DSCR that assumes a peninsula field is a costume.City STR rulesare the companion, not a substitute for the clerk. Underwrite the year.
Kewaunee's $18,551 Does Not Travel
A blended Kewaunee year is the most common costume in this file. Someone takes Algoma $15,882 and Kewaunee $18,551, splits the difference, and writes a shore T12 as if the two cells were one rent roll. They are not. They have different occupancy, different sample sizes, different holes, and different origins. Algoma occupancy is 31.1 percent on 41 listings, and kewaunee occupancy is 32.9 percent on 33 listings. Averaging those desks is not diligence, and it is a blend.
Kewaunee peak-3 is August, July, June, and algoma peak-3 is August, October, July. October is peak three here, and it is not a hole. Kewaunee hole is April, and algoma hole is February. Kewaunee origin is Chicago, and algoma origin is Milwaukee. Kewaunee stay is 4.5, and algoma stay is 3.7. Kewaunee professionally managed share is 12.1 percent, and algoma is 24.4 percent.Two pinskeep the towns apart on the tile. The loan file has to keep them apart on the number. Town of Algoma $17,316 is Oshkosh, and do not treat it as missing Algoma upside.
If the parcel is not in City of Algoma, stop using $15,882. If the parcel is a Kewaunee city listings, the published year on that cell is $18,551 and Algoma does not own it. A note that needs a year the extract did not print is a note you should not Keep. Stay length is 3.7 nights on Algoma, and that length does not average into 4.5 either. Keep one city, and file one year. Leave the neighbor labeled, and two holes do not become one county T12. Two origins do not become one drive.
Town of Algoma $17,316 Is Oshkosh
The deed does not travel with a peninsula clerk. City of Algoma sits at 416 Fremont Street and answers at (920) 487-5203. Clerk Erin Mueller sits on the license, and treasurer Jamie Jackson sits on quarterly room tax. License year runs July 1 through June 30, and posted fee is $100. Display the license inside the main door, and parking is one space per four occupants. DATCP sits statewide at (608) 224-4923, and those desks travel with the deed. A DSCR that names Door County names the wrong hall.
A DSCR that names Kewaunee city names the wrong hall unless the tax map says Kewaunee. Origin is Milwaukee. Origin is not jurisdiction.The city hall registrationis the registration checklist. The finance file only repeats it so the note does not lose the hall. Confirm remittance at the desk that matches the tax map. Tax is not occupancy, but it is a line the underwriter will ask for. Six percent under Ordinance 856 is this city's line. Seventy percent chamber, and thirty percent city.
Do not file Kewaunee paper on an Algoma driveway because the guest might drive down the shore. Do not file peninsula paper because the guest might drive north.Startup costskeep the tax path off the furnish fantasy. Carry 416 Fremont and (920) 487-5203 in the packet even when the question is only DSCR. Carry DATCP, and carry 6 percent. Then budget 15,882, and the halls do not raise the year. They decide whether the year is legal to try. Keep Fremont on the packet, and Keep the statewide line next to it. Wrong hall is a costume note.
Year Over Year Is Minus 21.8 Percent
Algoma printed minus 21.8 percent year over year on a forty-one listings sample. Supply grew 36.7 percent on the same vintage, and that is a watch year. A packet that hides the minus and shows only $15,882 as if the cell were rising is selling a harbor the extract did not print. Put the sign in the file, and put the supply change next to it. The officer should see that this city moved down while listings were added in the August 2025 through July 2026 window.
Do not treat minus 21.8 percent as a reason to invent a Kewaunee recovery. Kewaunee printed minus 20.9 percent on 33 listings, and two minuses are still two files. Do not treat the minus as a reason to borrow October from some other calendar. October is already peak three here, and it does not repair the year.Shoulder seasonis the calendar companion. A DSCR that prices every month like August is not reading the extract.
If you have actuals on the subject address, those actuals outrank the typical year. If you do not, $15,882 is the published Algoma desk. Keep the vintage on the page, and keep February on the page. Peak-3 is August, October, and July, and stay is 3.7 nights. Lead is 57 days, and milwaukee is origin. Professionally managed share is 24.4 percent, and krissi holds 6. Evolve holds 4, and those composition facts do not erase the minus. They also do not authorize a blended forecast with Kewaunee plus whatever a broker memo hopes for. File the watch, and put the minus in the first table. Do not hide it behind August.
Visitor Spend Is Not Debt Service
Shanty Days 2026 is August 14 through 16 at Legion Park. That weekend is visitor demand inside August, and it is not debt service. Pierhead light photographs are not debt service, and crescent Beach day-trippers are not debt service. Ahnapee State Trail miles are not debt service, and charter tickets are not debt service. Chamber copy that quotes visitor dollars is tourism.Tourism datakeeps those dollars off the extract. The note should keep them off the ratio.
Room tax at 6 percent is remittance, not occupancy. Seventy percent of that tax goes to the chamber. That split does not become T12. A lender who wants festival headcount in the numerator is asking you to lie. August is already the peak month. The festival sits inside a month the extract named. Do not raise DSCR because Legion Park draws a crowd. Do not raise DSCR because Milwaukee is origin, and origin is the drive. Origin is not revenue, and a lighthouse photograph is not a coverage ratio. Beach traffic is not PITI, and trail miles are not a vacancy haircut. Keep visitor landscape in the appendix, and keep $15,882 in the numerator you actually have.
Typical year is $15,882 on 41 listings, and aDR is $244. Occupancy is 31.1 percent, and revPAR is $76. Peak-3 is August, October, and July, and february is the hole. Year over year is minus 21.8 percent, and supply grew 36.7 percent. Stay is 3.7 nights, and lead is 57 days. Milwaukee is origin, and professionally managed share is 24.4 percent. Kewaunee $18,551 stays labeled, and file visitor spend as visitor spend. File debt service on $15,882, and those desks do not mix.
19.5 Percent 30-Plus Is Not Filled February
Eight listings, 19.5 percent, set 30-plus, and that is not the common minimum. One-night and two-night minimums tie at 34.1 percent, and stay is 3.7 nights. Occupancy is 31.1 percent, and february is the hole. Those facts do not collapse into a filled-month story. Leave out unverified the reason.Remote staysKeep the desk, and they do not convert 30-plus into February occupancy. City short-term is fewer than 30 consecutive days under Wis. Stats, and § 66.0615. A 30-plus setting may be a different product, and it may be a calendar habit. You do not get to pick a story for the lender.
Keep the setting, and Keep occupancy separately. budget 15,882 as the year, not as eight months sold. Capacity eight-plus at 39 percent still caps what a month looks like on this sample. Two-bedroom share is 39 percent. Do not underwrite a twelve-guest inn this sample is not. Lead 57 days is planning time, and it is not a filled hole. Milwaukee origin is origin, and it is not a winter desk promise. Leave out unverified a filled February from a 30-plus filter.
Typical year is $15,882 on 41 listings, and aDR is $244. Occupancy is 31.1 percent, and peak-3 is August, October, and July. February is the hole, and year over year is minus 21.8 percent. Stay is 3.7 nights, and lead is 57 days. Milwaukee is origin, and professionally managed share is 24.4 percent. Eight listings set 30-plus, 19.5 percent, and kewaunee $18,551 stays labeled. Kewaunee 30-plus is 24.2 percent on their cell, and Keep that too.
Wisconsin Use Facts Only
Use this Wisconsin cell, and city of Algoma $15,882. Kewaunee $18,551 labeled Town of Algoma $17,316 is Oshkosh and Winnebago, not this county. Do not import leftover figures from other leftover geos. Do not import weekly percent costumes, and do not import a peninsula year. Do not import a leftover scrape as Algoma, and wisconsin here means Algoma's extract and Algoma's halls. AirROI Low is a scrape. Named desks are 416 Fremont and DATCP at (608) 224-4923. Keep the city stack in the packet.
Shoulder seasonis the calendar.DIY versus hireis Krissi 6, Evolve 4, and 24.4 percent professionally managed.Who books an Algoma rentalis Milwaukee and August, and those pages stay in this county. They do not borrow another state's occupancy, and they do not borrow another cluster's ADR. A DSCR that needs a costume from outside Kewaunee County is already off Algoma. File this city, and leave the rest off the note.
Typical year is $15,882 on 41 listings, and aDR is $244. Occupancy is 31.1 percent, and revPAR is $76. Peak-3 is August, October, and July, and february is the hole. Year over year is minus 21.8 percent, and supply grew 36.7 percent. Stay is 3.7 nights, and lead is 57 days. Superhost share is 56.1 percent, and kewaunee $18,551 stays labeled. File Wisconsin facts that belong to this driveway, and leave every other leftover geo off the note.
What a Lender Packet Should Carry
Carry $15,882,, ADR $244, occupancy 31.1 percent, RevPAR $76, peak-3 August October July, August peak, February hole, minus 21.8 percent, supply plus 36.7 percent, stay 3.7, lead 57, Milwaukee origin, Madison second, 24.4 percent professionally managed, Krissi 6, Evolve 4, eight thirties at 19.5 percent, one-night and two-night tied at 34.1 percent, entire-home 100 percent, houses 51.2 percent, two-bedroom 39 percent, capacity eight-plus 39 percent, Superhost 56.1 percent, 416 Fremont, (920) 487-5203, license after ten nights, July 1 through June 30, fee $100, first stay not six or fewer until licensed, DATCP (608) 224-4923, room tax 6 percent, Kewaunee $18,551 labeled.
Leave Shanty Days headcount off the ratio, and leave Crescent Beach traffic off the ratio. Leave a Door County calendar off the ratio.The visitor guidecan sit in an appendix. The note cares about the year and the hall. Cite only $15,882 this year, and dSCR on that number. Keep the cell the driveway actually has, and october stays on peak three. February stays the hole.
Typical year is $15,882 on 41 listings, and aDR is $244. Occupancy is 31.1 percent, and peak-3 is August, October, and July. February is the hole, and year over year is minus 21.8 percent. Supply grew 36.7 percent, and stay is 3.7 nights. Lead is 57 days, and milwaukee is origin. Professionally managed share is 24.4 percent, and kewaunee $18,551 stays labeled. Town of Algoma $17,316 is Oshkosh, and never blend. File this Wisconsin cell, and stop.
Frequently Asked Questions
What figures should a DSCR file use for City of Algoma, Wisconsin?
Use $15,882 as the typical year across 41 tracked listings, with ADR at $244, occupancy at 31.1 percent, and RevPAR at $76, all from the same August 2025-through-July 2026 vintage. Peak months run August, October, and July, with February as the hole. Don't mint Kewaunee's $18,551 figure into this file, and be aware that a "$17,316 Town of Algoma" figure circulating in some copy is actually mislabeled Oshkosh data — it doesn't belong in an Algoma packet at all.
Can Kewaunee's revenue figure be blended into an Algoma DSCR note?
No. Kewaunee is a different city with its own extract — $18,551 on 33 listings, 32.9 percent occupancy, an April hole rather than February, Chicago-origin guests rather than Algoma's Milwaukee-heavy base, and a longer 4.5-night average stay. Averaging the two towns' figures is a blend, not diligence; if the parcel in question is actually in Kewaunee, the file should stop using $15,882 and underwrite Kewaunee's own extract instead.
Which local desks apply to an Algoma short-term rental permit?
Algoma City Hall, at 416 Fremont, handles licensing through the clerk-treasurer's office at (920) 487-5203 — a license is required after ten nights of rental use, runs on a July 1-through-June 30 year, and costs $100. The state's DATCP office at (608) 224-4923 and the city's 6 percent room tax under Ordinance 856 round out the compliance picture. Door County and Kewaunee city hall are the wrong desks unless the parcel's tax map actually places it there.
How should the year-over-year decline sit in an Algoma loan file?
Put the minus-21.8-percent year-over-year figure directly next to the $15,882 typical year, and note the 36.7 percent supply growth alongside it — more listings competing for the same demand likely explains part of the decline. Treat this as one watch year on a 41-listing sample, not a confirmed trend; Kewaunee's own minus-20.9-percent figure is that market's separate watch number, not evidence of an area-wide recovery an Algoma file can borrow.
Does Shanty Days festival weekend count as debt-service income?
No. Shanty Days runs August 14 through 16, 2026 at Legion Park, and that weekend's crowd falls inside August, which is already one of Algoma's peak-three months in the extract. Pier photos and beach day-trippers are a tourism draw, not an occupancy figure, and the city's 6 percent room tax is a remittance line, not proof of booked nights. File festival demand as marketing color, separate from the income line.
Does a 30-plus-night minimum fill Algoma's slow February?
No. Only 8 of the 41 listings, about 19.5 percent, are set to a 30-night-or-longer minimum, while one-night and two-night minimums together account for a larger 34.1 percent share of the market. A long-stay setting is a booking filter, not a filled month, and the file should underwrite the full-year $15,882 figure rather than assuming eight months of strong bookings represent the whole calendar.
What does the management and stay-length data say about this market?
The average stay across Algoma's 41-listing sample runs 3.7 nights, with guests booking about 57 days ahead. Professionally managed listings make up 24.4 percent of the market, with one manager, Krissi, holding 6 listings and Evolve holding 4 — together accounting for roughly a quarter of the professionally managed share. Most of the remaining listings are run by independent hosts marketing their own properties directly.
What should a complete Algoma DSCR lender packet include?
A defensible packet carries $15,882 with its ADR, 31.1 percent occupancy, and $76 RevPAR labeled to the 41-listing sample; peak months of August, October, and July with February as the hole; the minus-21.8-percent year-over-year figure against 36.7 percent supply growth; the 3.7-night average stay; and confirmed licensing through Algoma City Hall at (920) 487-5203. It should explicitly exclude the mislabeled "$17,316" figure and any blended Kewaunee number.
Related Reading
More Algoma, Wisconsin reading already live on Crest & Cove.
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Algoma's listing has to prove it's Algoma, not a Door County blend, before any guest books a stay here. That distinction sells the property; it doesn't underwrite it.
We help Algoma hosts write listing copy and photos that stand on this town's own $15,882 typical year instead of borrowing Door County's reputation to sell the stay.
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