2206 Prospect St
La Crosse, WI 54603
$259,900
3 bd · 1.5 ba · 1,238 sqft · Listed 7d ago
View on Realtor.com →Year built
1938
Sqft
1,238
Lot sqft
5,663
HOA / mo
None
Furnished
No
List date
2026-09-24T16:37:21.000000Z
Revenue
Annual revenue
$28,513
ADR
$98
Occupancy
80%
Cleaning fees (12 mo)
$2,325
Confidence
Med (53.73), 7 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)
Travelers home base just off I90
Townhouse · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $8,697ADR $62Occ ≈ 38%5★ (2)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Drift Inn, Old charm, Quiet, Fenced backyard House | 3 bd · 1 ba · sleeps 6 | $27,605 | $127 | 60% | 4.6★ (36) | 312 ft | AirbnbVrboBooking |
Nostalgic Retro Cottage-Faye's Place-Fully Fenced House | 2 bd · 1 ba · sleeps 5 | $34,038 | $123 | 76% | 4.9★ (245) | 0.3 mi | AirbnbVrbo |
Travelers home base just off I90 Townhouse | 2 bd · 1 ba · sleeps 4 | $19,255 | $94 | 56% | — | 0.3 mi | AirbnbVrbo |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 0.3 mi | Airbnb |
Travelers home base just off I90 Townhouse | 2 bd · 1 ba · sleeps 4 | $8,697 | $62 | 38% | 5★ (2) | 0.4 mi | Airbnb |
Historic Carter House-Rivertown Romance-Licensed! House | 3 bd · 1.5 ba · sleeps 10 | $41,294 | $161 | 70% | 4.9★ (254) | 0.5 mi | AirbnbVrbo |
Cozy 2 bedroom home-Close to the Mississippi River House | 2 bd · 1 ba · sleeps 5 | $35,134 | $131 | 73% | 5★ (168) | 0.7 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
$28,513
NOI
$11,707
Cash flow /mo
$976
Cash needed
$289,796
Cash-on-cash (all cash)
4.0%
ROE (yr 1)
6.7%
Cap rate
4.5%
DSCR
—
Year-1 write-off
$83,104
Year-1 tax shield @ 32%
$26,593
Year-1 return on equity
- Cash flow (annual)$11,707
- Principal paydown (n/a, cash)$0
- Appreciation at%$7,797
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)$5,703
- Platform fees (3% of revenue)$855
- Maintenance / capex (5% of revenue)$1,426
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,336
- Insurance (STR-rated)$1,287
Cash needed to close
- Purchase price (all cash)$259,900
- Closing costs (4.0%)$10,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,593
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
$231,000
Short-life (5/15-yr)
$63,000 · 27%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$27,000
Land 11% (county tax record, assessed value split) · building $168,000 over 39 years · new furniture $20,000
Based on: 1,238 sq ft, built 1938, 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: $64,000 in year 1 (19% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,800
Kitchen cabinetsdefault
$8,500 new × 40% good × 2.29 allocation
- $6,400
Kitchen countertopsdefault
$7,000 new × 40% good × 2.29 allocation
- $2,000
Decorative trimdefault
$2,200 new × 40% good × 2.29 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.29 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.29 allocation
- $2,800
Window coverings (12)default
$3,000 new × 40% good × 2.29 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$6,600 new × 40% good × 2.29 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 2.29 allocation
- $7,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.29 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,400
Paving: driveway & walks (paved)default
$7,300 new × 50% good × 2.29 allocation
- $8,000
Landscaping (typical)default
$7,000 new × 50% good × 2.29 allocation
- $1,400
Patiosdefault
$1,200 new × 50% good × 2.29 allocation
- $1,400
Decks & porches (attached)default
$1,200 new × 50% good × 2.29 allocation
- $6,900
Fencinglisting
$6,000 new × 50% good × 2.29 allocation
- $122,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$133,900 new × 40% good × 2.29 allocation
- $12,700
Building plumbing & fixturesdefault
$13,900 new × 40% good × 2.29 allocation
- $11,900
Building electrical & lightingdefault
$13,000 new × 40% good × 2.29 allocation
- $12,800
HVACdefault
$13,900 new × 40% good × 2.29 allocation
- $7,300
Hardwood & tile floorsdefault
$8,000 new × 40% good × 2.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $56,500 | $26,100 | $500 | $83,100 |
| 2 | $0 | $0 | $4,300 | $4,300 |
| 3 | $0 | $0 | $4,300 | $4,300 |
| 4 | $0 | $0 | $4,300 | $4,300 |
| 5 | $0 | $0 | $4,300 | $4,300 |
| 6+ | $0 | $0 | $149,800 | $149,800 |
| Total | $56,500 | $26,100 | $167,500 | $250,100 |
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.