1603 Charles St
La Crosse, WI 54603
$289,000
4 bd · 2 ba · 2,442 sqft · Listed 22d ago
View on Realtor.com →Year built
1900
Sqft
2,442
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-09-09T14:38:12.000000Z
Revenue
Annual revenue
$37,999
ADR
$177
Occupancy
59%
Cleaning fees (12 mo)
$3,458
Confidence
Low (48.43), 23 comps
Comp revenue range (p25 / median / p75)
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $40,782ADR $200Occ ≈ 56%4.9★ (132)
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 0.9 mi
Revenue $10,830ADR $148Occ ≈ 20%—
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 0.9 mi
Revenue $65,162ADR $331Occ ≈ 54%5★ (57)
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 0.9 mi
Revenue $8,007ADR $168Occ ≈ 13%4.2★ (8)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 0.9 mi
Revenue $28,038ADR $256Occ ≈ 30%4.8★ (18)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Historic Carter House-Rivertown Romance-Licensed! House | 3 bd · 1.5 ba · sleeps 10 | $41,294 | $161 | 70% | 4.9★ (254) | 0.2 mi | AirbnbVrbo |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 0.3 mi | Airbnb |
River Front Property House | 3 bd · 1 ba · sleeps 6 | $40,782 | $200 | 56% | 4.9★ (132) | 0.6 mi | Vrbo |
The Drift Inn, Old charm, Quiet, Fenced backyard House | 3 bd · 1 ba · sleeps 6 | $27,605 | $127 | 60% | 4.6★ (36) | 0.6 mi | AirbnbVrboBooking |
River Rambler House | 3 bd · 2 ba · sleeps 7 | $49,955 | $226 | 61% | 4.9★ (208) | 0.7 mi | AirbnbVrbo |
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $10,830 | $148 | 20% | — | 0.9 mi | Airbnb |
Cozy 3-bedroom home on the river House | 3 bd · 1 ba · sleeps 7 | $65,162 | $331 | 54% | 5★ (57) | 0.9 mi | Airbnb |
3-bedroom villa in enchanting La Crosse with river access House | 3 bd · 1 ba · sleeps 5 | $8,007 | $168 | 13% | 4.2★ (8) | 0.9 mi | Vrbo |
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $11,392 | $122 | 26% | 3.8★ (38) | 0.9 mi | AirbnbVrbo |
Luxurious Floating Cabin House boat | 3 bd · 2 ba · sleeps 8 | $28,038 | $256 | 30% | 4.8★ (18) | 0.9 mi | Airbnb |
Show all 23 comps
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 0.9 mi
Revenue $60,884ADR $211Occ ≈ 79%—
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 0.9 mi
Revenue $23,407ADR $247Occ ≈ 26%4.9★ (12)
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 1.0 mi
Revenue $20,424ADR $125Occ ≈ 45%3.9★ (48)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.1 mi
Revenue $43,551ADR $501Occ ≈ 24%5★ (21)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.1 mi
Revenue $48,488ADR $231Occ ≈ 58%4.6★ (11)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 1.3 mi
Revenue $47,386ADR $259Occ ≈ 50%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
b3 FIVE7 Yacht House boat | 3 bd · 1 ba · sleeps 8 | $30,583 | $130 | 64% | 4.8★ (51) | 0.9 mi | AirbnbVrbo |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,884 | $211 | 79% | — | 0.9 mi | Booking |
Riverfront Home with Eagle Views House | 3 bd · 2 ba · sleeps 6 | $60,646 | $379 | 44% | 5★ (130) | 0.9 mi | AirbnbVrbo |
Bayfront Chalet on Richmond Bay Chalet | 3 bd · 2 ba · sleeps 8 | $50,179 | $267 | 51% | 4.8★ (230) | 0.9 mi | AirbnbVrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat | 3 bd · 2 ba · sleeps 6 | $23,407 | $247 | 26% | 4.9★ (12) | 0.9 mi | Airbnb |
Cute Cottage on the River House | 3 bd · 1 ba · sleeps 5 | $23,435 | $120 | 54% | 4.7★ (50) | 1.0 mi | AirbnbVrbo |
Caroline Suite House | 3 bd · 2 ba · sleeps 8 | $68,406 | $269 | 70% | 5★ (63) | 1.0 mi | Airbnb |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,438 | $99 | 4% | — | 1.0 mi | Airbnb |
Bayfront Cottage is a 3 bedroom house on Richmond Bay. House | 3 bd · 1 ba · sleeps 6 | $20,424 | $125 | 45% | 3.9★ (48) | 1.0 mi | Vrbo |
Rustic Waterfront w/BOAT DOCK! House | 3 bd · 2 ba · sleeps 10 | $43,551 | $501 | 24% | 5★ (21) | 1.1 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $48,488 | $231 | 58% | 4.6★ (11) | 1.1 mi | Vrbo |
Top Shelf Suite Apartment | 4 bd · 1.5 ba · sleeps 8 | $47,386 | $259 | 50% | 5★ (25) | 1.3 mi | Airbnb |
Private home,accessible,parking House | 5 bd · 1.5 ba · sleeps 14 | $45,614 | $264 | 47% | 4.8★ (63) | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$37,999
NOI
$15,959
Cash flow /mo
-$227
Cash needed
$106,810
Cash-on-cash
-2.6%
ROE (yr 1)
7.3%
Cap rate
5.5%
DSCR
0.85
Year-1 write-off
$71,997
Year-1 tax shield @ 32%
$23,039
Year-1 return on equity
- Cash flow (annual)-$2,729
- Principal paydown$1,891
- Appreciation at%$8,670
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)$7,600
- Platform fees (3% of revenue)$1,140
- Maintenance / capex (5% of revenue)$1,900
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,770
- Insurance (STR-rated)$1,431
Cash needed to close
- Down payment (25%)$72,250
- Closing costs (4.0%)$11,560
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,039
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
$262,000
Short-life (5/15-yr)
$48,000 · 18%
Year-1 deduction
$72,000
Year-1 tax shield @ 32%
$23,000
Land 9% (county tax record, assessed value split) · building $214,000 over 39 years · new furniture $23,000
Based on: 2,442 sq ft, built 1900, 4 bd / 2 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $55,000 in year 1 (12% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$11,200 new × 40% good × 1.47 allocation
- $5,400
Kitchen countertopsdefault
$9,100 new × 40% good × 1.47 allocation
- $2,500
Decorative trimdefault
$4,300 new × 40% good × 1.47 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.47 allocation
- $900
Shelvingdefault
$1,500 new × 40% good × 1.47 allocation
- $3,500
Window coverings (24)default
$6,000 new × 40% good × 1.47 allocation
- $5,100
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 1.47 allocation
- $3,100
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 40% good × 1.47 allocation
- $2,800
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 1.47 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)listing
$10,200 new × 50% good × 1.47 allocation
- $7,200
Landscaping (typical)default
$9,900 new × 50% good × 1.47 allocation
- $1,800
Patiosdefault
$2,400 new × 50% good × 1.47 allocation
- $1,800
Decks & porches (attached)default
$2,400 new × 50% good × 1.47 allocation
- $155,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$265,000 new × 40% good × 1.47 allocation
- $16,200
Building plumbing & fixturesdefault
$27,500 new × 40% good × 1.47 allocation
- $16,600
Building electrical & lightingdefault
$28,200 new × 40% good × 1.47 allocation
- $16,200
HVACdefault
$27,500 new × 40% good × 1.47 allocation
- $9,200
Hardwood & tile floorsdefault
$15,700 new × 40% good × 1.47 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,000 | $18,300 | $700 | $72,000 |
| 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 | $191,500 | $191,500 |
| Total | $53,000 | $18,300 | $214,100 | $285,400 |
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.