601 Evergreen Dr
Holmen, WI 54636
$347,000
4 bd · 2 ba · 1,596 sqft · Listed 1d ago
View on Realtor.com →Year built
1988
Sqft
1,596
Lot sqft
9,583
HOA / mo
None
Furnished
No
List date
2026-10-30T13:24:25.000000Z
Revenue
Annual revenue
$33,115
ADR
$148
Occupancy
61%
Cleaning fees (12 mo)
$3,082
Confidence
Low (38.28), 12 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $23,986
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 2.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $24,263ADR $142Occ ≈ 47%4.9★ (168)
Waterfront Retreat | Sunset View | Family Friendly
Guest suite · 3 bd · 1 ba · sleeps 5 · 2.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $16,817ADR $159Occ ≈ 29%4.9★ (42)
Home Sweet Home
House · 3 bd · 2 ba · sleeps 5 · 3.1 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $13,961ADR $169Occ ≈ 23%4.5★ (23)
Charming and comfy: 3BR home on quiet street
House · 3 bd · 2 ba · sleeps 7 · 3.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $23,708ADR $175Occ ≈ 37%5★ (43)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 0.8 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 1.1 mi | Delisted |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $45,181 | $191 | 65% | 4.8★ (4) | 1.1 mi | AirbnbBooking |
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 1.1 mi | Airbnb |
House on onalaska Wisconsin 4 bedroom 3 Beth House
| 4 bd · 2.5 ba · sleeps 8 | $24,263 | $142 | 47% | 4.9★ (168) | 2.4 mi | Airbnb |
Corto's Ona-Lake House Rental, LLC House
| 3 bd · 2 ba · sleeps 12 | $43,431 | $239 | 50% | 5★ (158) | 2.5 mi | AirbnbVrbo |
Dream Cottage on Lake Onalaska- Kayaks, Canoes Cabin
| 3 bd · 1.5 ba · sleeps 8 | $41,153 | $359 | 31% | 4.8★ (81) | 2.7 mi | AirbnbVrbo |
Waterfront Retreat | Sunset View | Family Friendly Guest suite
| 3 bd · 1 ba · sleeps 5 | $16,817 | $159 | 29% | 4.9★ (42) | 2.7 mi | Airbnb |
Home Sweet Home House
| 3 bd · 2 ba · sleeps 5 | $13,961 | $169 | 23% | 4.5★ (23) | 3.1 mi | Airbnb |
Charming and comfy: 3BR home on quiet street House
| 3 bd · 2 ba · sleeps 7 | $23,708 | $175 | 37% | 5★ (43) | 3.2 mi | Airbnb |
Show 2 more
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Cozy Corner Cottages 3 Bedroom House Rental House
| 3 bd · 2 ba · sleeps 6 | $3,588 | $299 | 3% | 4.8★ (11) | 3.2 mi | AirbnbVrbo |
 3 bedroom, 2 bath Townhouse with private driveway. Townhouse
| 3 bd · 2 ba · sleeps 6 | $44,558 | $201 | 61% | 5★ (98) | 3.3 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
Rate 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$33,115
NOI
$13,905
Cash flow /mo
-$749
Cash needed
$123,630
Cash-on-cash
-7.3%
ROE (yr 1)
2.9%
Cap rate
4.0%
DSCR
0.61
Year-1 write-off
$107,984
Year-1 tax shield @ 32%
$34,555
Year-1 return on equity
- Cash flow (annual)-$8,989
- Principal paydown$2,178
- Appreciation at%$10,410
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)$6,623
- Platform fees (3% of revenue)$993
- Maintenance / capex (5% of revenue)$1,656
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,020
- Insurance (STR-rated)$1,718
Cash needed to close
- Down payment (25%)$86,750
- Closing costs (4.0%)$13,880
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,555
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
$282,000
Short-life (5/15-yr)
$85,000 · 30%
Year-1 deduction
$108,000
Year-1 tax shield @ 32%
$35,000
Land 19% (county tax record, assessed value split) · building $197,000 over 39 years · new furniture $23,000
Based on: 1,596 sq ft, built 1988, 4 bd / 2 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $72,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.06 allocation
- $6,300
Kitchen countertopsdefault
$7,600 new × 40% good × 2.06 allocation
- $2,300
Decorative trimdefault
$2,800 new × 40% good × 2.06 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.06 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.06 allocation
- $3,300
Window coverings (16)default
$4,000 new × 40% good × 2.06 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.06 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.06 allocation
- $6,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.06 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,500
Paving: driveway & walks (paved)listing
$8,300 new × 50% good × 2.06 allocation
- $8,200
Landscaping (typical)default
$8,000 new × 50% good × 2.06 allocation
- $7,400
Patioslisting
$7,200 new × 50% good × 2.06 allocation
- $18,500
Decks & porches (attached)listing
$18,000 new × 50% good × 2.06 allocation
- $5,200
Gazebo / pergolalisting
$5,000 new × 50% good × 2.06 allocation
- $142,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$172,600 new × 40% good × 2.06 allocation
- $14,800
Building plumbing & fixturesdefault
$17,900 new × 40% good × 2.06 allocation
- $14,400
Building electrical & lightingdefault
$17,500 new × 40% good × 2.06 allocation
- $14,800
HVACdefault
$18,000 new × 40% good × 2.06 allocation
- $8,500
Hardwood & tile floorsdefault
$10,300 new × 40% good × 2.06 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,000 | $47,800 | $200 | $108,000 |
| 2 | $0 | $0 | $5,100 | $5,100 |
| 3 | $0 | $0 | $5,100 | $5,100 |
| 4 | $0 | $0 | $5,100 | $5,100 |
| 5 | $0 | $0 | $5,100 | $5,100 |
| 6+ | $0 | $0 | $176,600 | $176,600 |
| Total | $60,000 | $47,800 | $197,000 | $304,800 |
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.