1317 Farnam St
La Crosse, WI 54601
$329,900
5 bd · 2 ba · 2,280 sqft · Listed today
View on Realtor.com →Year built
1898
Sqft
2,280
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-10-02T11:36:11.000000Z
Revenue
Annual revenue
$66,470
ADR
$274
Occupancy
66%
Cleaning fees (12 mo)
$9,975
Confidence
Med (57.86), 12 comps
Comp revenue range (p25 / median / p75)
Beautiful Craftsman Bungalow - Centrally located!
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $45,336ADR $321Occ ≈ 39%4.8★ (218)
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $42,138ADR $289Occ ≈ 40%5★ (70)
Historic Withee Home / Main Level + Bowling Alley
Apartment · 4 bd · 1.5 ba · sleeps 8 · 0.7 mi
Revenue $95,976ADR $1,074Occ ≈ 24%4.8★ (12)
Bentley-Wheeler B&B - GUEST HOUSE
House · 4 bd · 2 ba · sleeps 8 · 0.8 mi
Revenue $27,364ADR $191Occ ≈ 39%4.8★ (246)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 0.9 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 1.1 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 5BR Duplex by Mayo, 50-ft Parking House | 5 bd · 2 ba · sleeps 10 | $103,056 | $313 | 90% | 5★ (15) | 0.2 mi | AirbnbVrbo |
Beautiful Craftsman Bungalow - Centrally located! House | 4 bd · 2 ba · sleeps 8 | $45,336 | $321 | 39% | 4.8★ (218) | 0.4 mi | Airbnb |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $42,138 | $289 | 40% | 5★ (70) | 0.6 mi | Airbnb |
Historic Withee Home / Main Level + Bowling Alley Apartment | 4 bd · 1.5 ba · sleeps 8 | $95,976 | $1,074 | 24% | 4.8★ (12) | 0.7 mi | Airbnb |
Bentley-Wheeler B&B - GUEST HOUSE House | 4 bd · 2 ba · sleeps 8 | $27,364 | $191 | 39% | 4.8★ (246) | 0.8 mi | Airbnb |
Bright 4BR Retreat | UW-La Crosse House | 4 bd · 2 ba · sleeps 10 | $59,726 | $252 | 65% | 4.8★ (87) | 0.8 mi | AirbnbVrbo |
✨ Cobblestone Cottage, 4 bedroom,centrally located House | 4 bd · 2.5 ba · sleeps 8 | $42,645 | $381 | 31% | 4.8★ (80) | 0.9 mi | AirbnbVrbo |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 0.9 mi | Airbnb |
Mod Manor on Main- Celebrations, Reunions, Events House | 6 bd · 2.5 ba · sleeps 15 | $71,299 | $569 | 34% | 4.9★ (125) | 1.0 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 1.1 mi | Airbnb |
Show all 13 comps
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Luxury Downtown La Crosse Apartment - Sleeps 8! Apartment | 4 bd · 3 ba · sleeps 10 | $79,892 | $341 | 64% | 4.9★ (176) | 1.2 mi | AirbnbVrboBooking |
 King Beds | Fenced Yard | Near Downtown House | 5 bd · 2 ba · sleeps 10 | $99,439 | $432 | 63% | 5★ (183) | 1.7 mi | AirbnbVrbo |
 4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $54,809 | $273 | 55% | 4.8★ (42) | 1.7 mi | 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
Est. revenue
$66,470
NOI
$36,017
Cash flow /mo
$3,001
Cash needed
$369,596
Cash-on-cash (all cash)
9.7%
ROE (yr 1)
12.4%
Cap rate
10.9%
DSCR
—
Year-1 write-off
$102,064
Year-1 tax shield @ 32%
$32,661
Year-1 return on equity
- Cash flow (annual)$36,017
- Principal paydown (n/a, cash)$0
- Appreciation at%$9,897
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)$13,294
- Platform fees (3% of revenue)$1,994
- Maintenance / capex (5% of revenue)$3,324
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,008
- Insurance (STR-rated)$1,633
Cash needed to close
- Purchase price (all cash)$329,900
- Closing costs (4.0%)$13,196
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,661
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
$290,000
Short-life (5/15-yr)
$75,000 · 26%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 12% (county tax record, assessed value split) · building $215,000 over 39 years · new furniture $27,000
Based on: 2,280 sq ft, built 1898, 5 bd / 2 ba, unfurnished, listing features (deck, fence, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (13% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$10,800 new × 40% good × 1.57 allocation
- $5,600
Kitchen countertopsdefault
$8,800 new × 40% good × 1.57 allocation
- $2,500
Decorative trimdefault
$4,000 new × 40% good × 1.57 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.57 allocation
- $1,100
Shelvingdefault
$1,800 new × 40% good × 1.57 allocation
- $3,600
Window coverings (23)default
$5,800 new × 40% good × 1.57 allocation
- $5,300
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 1.57 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 1.57 allocation
- $3,300
Appliances (dishwasher, refrigerator, washer, dryer)listing
$5,200 new × 40% good × 1.57 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $9,700
Paving: driveway & walks (paved)default
$12,400 new × 50% good × 1.57 allocation
- $7,500
Landscaping (typical)default
$9,500 new × 50% good × 1.57 allocation
- $1,800
Patiosdefault
$2,300 new × 50% good × 1.57 allocation
- $20,100
Decks & porches (attached)listing
$25,700 new × 50% good × 1.57 allocation
- $4,700
Fencinglisting
$6,000 new × 50% good × 1.57 allocation
- $155,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$247,000 new × 40% good × 1.57 allocation
- $16,100
Building plumbing & fixturesdefault
$25,700 new × 40% good × 1.57 allocation
- $16,400
Building electrical & lightingdefault
$26,200 new × 40% good × 1.57 allocation
- $16,100
HVACdefault
$25,700 new × 40% good × 1.57 allocation
- $9,200
Hardwood & tile floorsdefault
$14,700 new × 40% good × 1.57 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.57 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,000 | $43,800 | $200 | $102,100 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $192,500 | $192,500 |
| Total | $58,000 | $43,800 | $214,800 | $316,600 |
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.