2525 Main St
La Crosse, WI 54601
$350,000
5 bd · 2 ba · 2,785 sqft · Listed 22d ago
View on Realtor.com →Year built
1951
Sqft
2,785
Lot sqft
7,841
HOA / mo
None
Furnished
No
List date
2026-09-09T20:36:55.000000Z
Revenue
Annual revenue
$62,063
ADR
$275
Occupancy
62%
Cleaning fees (12 mo)
$8,157
Confidence
Med (59.67), 14 comps
Comp revenue range (p25 / median / p75)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 0.8 mi
Revenue $42,138ADR $289Occ ≈ 40%5★ (70)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.8 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
Historic Withee Home / Main Level + Bowling Alley
Apartment · 4 bd · 1.5 ba · sleeps 8 · 0.9 mi
Revenue $95,976ADR $1,074Occ ≈ 24%4.8★ (12)
Beautiful Craftsman Bungalow - Centrally located!
House · 4 bd · 2 ba · sleeps 8 · 1.0 mi
Revenue $45,336ADR $321Occ ≈ 39%4.8★ (218)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $54,809 | $273 | 55% | 4.8★ (42) | 0.5 mi | AirbnbVrbo |
✨ Cobblestone Cottage, 4 bedroom,centrally located House | 4 bd · 2.5 ba · sleeps 8 | $42,645 | $381 | 31% | 4.8★ (80) | 0.6 mi | AirbnbVrbo |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 0.6 mi | Airbnb |
King Beds | Fenced Yard | Near Downtown House | 5 bd · 2 ba · sleeps 10 | $99,439 | $432 | 63% | 5★ (183) | 0.6 mi | AirbnbVrbo |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $42,138 | $289 | 40% | 5★ (70) | 0.8 mi | Airbnb |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 0.8 mi | Airbnb |
Mod Manor on Main- Celebrations, Reunions, Events House | 6 bd · 2.5 ba · sleeps 15 | $71,299 | $569 | 34% | 4.9★ (125) | 0.9 mi | AirbnbVrbo |
Historic Withee Home / Main Level + Bowling Alley Apartment | 4 bd · 1.5 ba · sleeps 8 | $95,976 | $1,074 | 24% | 4.8★ (12) | 0.9 mi | Airbnb |
Bright 4BR Retreat | UW-La Crosse House | 4 bd · 2 ba · sleeps 10 | $59,726 | $252 | 65% | 4.8★ (87) | 1.0 mi | AirbnbVrbo |
Beautiful Craftsman Bungalow - Centrally located! House | 4 bd · 2 ba · sleeps 8 | $45,336 | $321 | 39% | 4.8★ (218) | 1.0 mi | Airbnb |
Show all 15 comps
Bentley-Wheeler B&B - GUEST HOUSE
House · 4 bd · 2 ba · sleeps 8 · 1.2 mi
Revenue $27,364ADR $191Occ ≈ 39%4.8★ (246)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 2.0 mi
Revenue $47,386ADR $259Occ ≈ 50%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bentley-Wheeler B&B - GUEST HOUSE House | 4 bd · 2 ba · sleeps 8 | $27,364 | $191 | 39% | 4.8★ (246) | 1.2 mi | Airbnb |
Cozy 5BR Duplex by Mayo, 50-ft Parking House | 5 bd · 2 ba · sleeps 10 | $103,056 | $313 | 90% | 5★ (15) | 1.4 mi | AirbnbVrbo |
Luxury Downtown La Crosse Apartment - Sleeps 8! Apartment | 4 bd · 3 ba · sleeps 10 | $79,892 | $341 | 64% | 4.9★ (176) | 1.6 mi | AirbnbVrboBooking |
House in the Hills! Charming luxury right in town House | 5 bd · 3 ba · sleeps 10 | $58,092 | $431 | 37% | 5★ (200) | 1.7 mi | AirbnbVrbo |
Top Shelf Suite Apartment | 4 bd · 1.5 ba · sleeps 8 | $47,386 | $259 | 50% | 5★ (25) | 2.0 mi | Airbnb |
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
$62,063
NOI
$34,009
Cash flow /mo
$2,834
Cash needed
$390,500
Cash-on-cash (all cash)
8.7%
ROE (yr 1)
11.4%
Cap rate
9.7%
DSCR
—
Year-1 write-off
$93,550
Year-1 tax shield @ 32%
$29,936
Year-1 return on equity
- Cash flow (annual)$34,009
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,500
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)$12,413
- Platform fees (3% of revenue)$1,862
- Maintenance / capex (5% of revenue)$3,103
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,744
- Insurance (STR-rated)$1,733
Cash needed to close
- Purchase price (all cash)$350,000
- Closing costs (4.0%)$14,000
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,936
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
$302,000
Short-life (5/15-yr)
$66,000 · 22%
Year-1 deduction
$94,000
Year-1 tax shield @ 32%
$30,000
Land 14% (county tax record, assessed value split) · building $236,000 over 39 years · new furniture $27,000
Based on: 2,785 sq ft, built 1951, 5 bd / 2 ba, unfurnished, listing features (covered patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $76,000 in year 1 (16% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,700
Kitchen cabinetsdefault
$11,900 new × 40% good × 1.41 allocation
- $5,500
Kitchen countertopsdefault
$9,700 new × 40% good × 1.41 allocation
- $2,700
Decorative trimdefault
$4,900 new × 40% good × 1.41 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.41 allocation
- $1,000
Shelvingdefault
$1,800 new × 40% good × 1.41 allocation
- $3,900
Window coverings (28)default
$7,000 new × 40% good × 1.41 allocation
- $5,200
Kitchen & laundry equipment plumbingdefault
$9,300 new × 40% good × 1.41 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 40% good × 1.41 allocation
- $4,600
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.41 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $7,700
Paving: driveway & walks (paved)listing
$10,900 new × 50% good × 1.41 allocation
- $7,400
Landscaping (typical)default
$10,500 new × 50% good × 1.41 allocation
- $16,200
Covered patiolisting
$23,000 new × 50% good × 1.41 allocation
- $1,900
Decks & porches (attached)default
$2,700 new × 50% good × 1.41 allocation
- $170,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$302,200 new × 40% good × 1.41 allocation
- $17,700
Building plumbing & fixturesdefault
$31,400 new × 40% good × 1.41 allocation
- $18,400
Building electrical & lightingdefault
$32,600 new × 40% good × 1.41 allocation
- $17,700
HVACdefault
$31,400 new × 40% good × 1.41 allocation
- $10,100
Hardwood & tile floorsdefault
$17,900 new × 40% good × 1.41 allocation
- $1,500
Fireplacelisting
$2,600 new × 40% good × 1.41 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,500 | $33,300 | $800 | $93,500 |
| 2 | $0 | $0 | $6,000 | $6,000 |
| 3 | $0 | $0 | $6,000 | $6,000 |
| 4 | $0 | $0 | $6,000 | $6,000 |
| 5 | $0 | $0 | $6,000 | $6,000 |
| 6+ | $0 | $0 | $210,800 | $210,800 |
| Total | $59,500 | $33,300 | $235,800 | $328,500 |
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.