1226 Denton St
La Crosse, WI 54601
$230,000
3 bd · 1.5 ba · 1,169 sqft · Listed 2d ago
View on Realtor.com →Year built
1900
Sqft
1,169
Lot sqft
6,098
HOA / mo
None
Furnished
No
List date
2026-11-10T18:37:41.000000Z
Revenue
Annual revenue
$38,288
ADR
$173
Occupancy
61%
Cleaning fees (12 mo)
$5,074
Confidence
Med (68.45), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $42,014
Lovely La Crosse bungalow
House · 3 bd · 2 ba · sleeps 6 · 466 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $24,087ADR $164Occ ≈ 40%4.8★ (28)
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $62,976ADR $292Occ ≈ 59%5★ (48)
Cozy 3BR Apt by Mayo, 50-ft Parking
Apartment · 3 bd · 1 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $43,774ADR $163Occ ≈ 74%5★ (221)
Modern Driftless Getaway. Dogs and Family Friendly
House · 3 bd · 2.5 ba · sleeps 8 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $32,919ADR $221Occ ≈ 41%4.8★ (182)
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse
House · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $40,253ADR $171Occ ≈ 64%5★ (179)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lovely La Crosse bungalow House
| 3 bd · 2 ba · sleeps 6 | $24,087 | $164 | 40% | 4.8★ (28) | 466 ft | Airbnb |
Charming Southside Home House
| 3 bd · 2 ba · sleeps 8 | $62,976 | $292 | 59% | 5★ (48) | 0.3 mi | Airbnb |
Cozy 3BR Apt by Mayo, 50-ft Parking Apartment
| 3 bd · 1 ba · sleeps 6 | $43,774 | $163 | 74% | 5★ (221) | 0.3 mi | Airbnb |
Modern Driftless Getaway. Dogs and Family Friendly House
| 3 bd · 2.5 ba · sleeps 8 | $32,919 | $221 | 41% | 4.8★ (182) | 0.3 mi | Airbnb |
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse House | 3 bd · 2 ba · sleeps 7 | $40,253 | $171 | 64% | 5★ (179) | 0.5 mi | Vrbo |
Downtown Boho Home w/Office, Yoga Studio,King Bed House
| 3 bd · 2 ba · sleeps 8 | $44,495 | $249 | 49% | 4.8★ (28) | 0.6 mi | AirbnbVrboBooking |
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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$38,288
NOI
$19,003
Cash flow /mo
$326
Cash needed
$86,200
Cash-on-cash
4.5%
ROE (yr 1)
14.2%
Cap rate
8.3%
DSCR
1.26
Year-1 write-off
$71,333
Year-1 tax shield @ 32%
$22,826
Year-1 return on equity
- Cash flow (annual)$3,915
- Principal paydown$1,461
- Appreciation at%$6,900
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)$7,658
- Platform fees (3% of revenue)$1,149
- Maintenance / capex (5% of revenue)$1,914
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,226
- Insurance (STR-rated)$1,139
Cash needed to close
- Down payment (25%)$57,500
- Closing costs (4.0%)$9,200
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,826
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
$187,000
Short-life (5/15-yr)
$52,000 · 28%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 19% (county tax record, assessed value split) · building $135,000 over 39 years · new furniture $20,000
Based on: 1,169 sq ft, built 1900, 3 bd / 1.5 ba, unfurnished, listing features (fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (19% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$8,400 new × 40% good × 1.96 allocation
- $5,400
Kitchen countertopsdefault
$6,800 new × 40% good × 1.96 allocation
- $1,600
Decorative trimdefault
$2,000 new × 40% good × 1.96 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.96 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.96 allocation
- $2,400
Window coverings (12)default
$3,000 new × 40% good × 1.96 allocation
- $5,100
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 1.96 allocation
- $3,100
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 1.96 allocation
- $4,700
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 1.96 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,000
Paving: driveway & walks (paved)listing
$7,100 new × 50% good × 1.96 allocation
- $6,700
Landscaping (typical)default
$6,800 new × 50% good × 1.96 allocation
- $1,100
Patiosdefault
$1,200 new × 50% good × 1.96 allocation
- $1,100
Decks & porches (attached)default
$1,200 new × 50% good × 1.96 allocation
- $5,900
Fencinglisting
$6,000 new × 50% good × 1.96 allocation
- $99,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$126,400 new × 40% good × 1.96 allocation
- $10,300
Building plumbing & fixturesdefault
$13,100 new × 40% good × 1.96 allocation
- $9,500
Building electrical & lightingdefault
$12,100 new × 40% good × 1.96 allocation
- $10,300
HVACdefault
$13,200 new × 40% good × 1.96 allocation
- $5,900
Hardwood & tile floorsdefault
$7,500 new × 40% good × 1.96 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $49,400 | $21,800 | $100 | $71,300 |
| 2 | $0 | $0 | $3,500 | $3,500 |
| 3 | $0 | $0 | $3,500 | $3,500 |
| 4 | $0 | $0 | $3,500 | $3,500 |
| 5 | $0 | $0 | $3,500 | $3,500 |
| 6+ | $0 | $0 | $121,300 | $121,300 |
| Total | $49,400 | $21,800 | $135,300 | $206,500 |
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.