1715 31st St S
La Crosse, WI 54601
$279,900
3 bd · 2 ba · 1,749 sqft · Listed 1d ago
View on Realtor.com →Year built
1953
Sqft
1,749
Lot sqft
7,405
HOA / mo
None
Furnished
No
List date
2026-10-23T15:37:34.000000Z
Revenue
Annual revenue
$41,204
ADR
$218
Occupancy
52%
Cleaning fees (12 mo)
$5,947
Confidence
Med (65.93), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $36,414
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,370ADR $467Occ ≈ 18%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 289 ft | AirbnbVrbo |
Stone's Throw Cottage Cottage
| 2 bd · 1 ba · sleeps 5 | $29,895 | $119 | 69% | 5★ (186) | 0.1 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 0.4 mi | Delisted |
The Bluff View Collective Main House + Studio House
| 4 bd · 2.5 ba · sleeps 8 | $30,370 | $467 | 18% | 5★ (1) | 0.5 mi | Airbnb |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,752 | $463 | 20% | 5★ (37) | 0.6 mi | AirbnbVrbo |
Bluff View Haven | Steps to Campus House
| 4 bd · 2 ba · sleeps 10 | $60,855 | $258 | 65% | 4.8★ (90) | 0.6 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,465 | $222 | 50% | 5★ (59) | 0.6 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$41,204
NOI
$20,230
Cash flow /mo
$135
Cash needed
$100,671
Cash-on-cash
1.6%
ROE (yr 1)
11.7%
Cap rate
7.2%
DSCR
1.09
Year-1 write-off
$73,581
Year-1 tax shield @ 32%
$23,546
Year-1 return on equity
- Cash flow (annual)$1,623
- Principal paydown$1,729
- Appreciation at%$8,397
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)$8,241
- Platform fees (3% of revenue)$1,236
- Maintenance / capex (5% of revenue)$2,060
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,851
- Insurance (STR-rated)$1,386
Cash needed to close
- Down payment (25%)$69,975
- Closing costs (4.0%)$11,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,546
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
$234,000
Short-life (5/15-yr)
$54,000 · 23%
Year-1 deduction
$74,000
Year-1 tax shield @ 32%
$24,000
Land 16% (county tax record, assessed value split) · building $181,000 over 39 years · new furniture $20,000
Based on: 1,749 sq ft, built 1953, 3 bd / 2 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (16% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$9,600 new × 40% good × 1.77 allocation
- $5,600
Kitchen countertopsdefault
$7,900 new × 40% good × 1.77 allocation
- $2,200
Decorative trimdefault
$3,100 new × 40% good × 1.77 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.77 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.77 allocation
- $3,000
Window coverings (17)default
$4,300 new × 40% good × 1.77 allocation
- $3,200
Carpet, vinyl & laminate (40% of floors)default
$4,500 new × 40% good × 1.77 allocation
- $5,300
Kitchen & laundry equipment plumbingdefault
$7,500 new × 40% good × 1.77 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 1.77 allocation
- $5,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.77 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,700
Paving: driveway & walks (paved)listing
$8,700 new × 50% good × 1.77 allocation
- $7,400
Landscaping (typical)default
$8,300 new × 50% good × 1.77 allocation
- $1,500
Patiosdefault
$1,700 new × 50% good × 1.77 allocation
- $1,500
Decks & porches (attached)default
$1,700 new × 50% good × 1.77 allocation
- $134,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$189,600 new × 40% good × 1.77 allocation
- $13,900
Building plumbing & fixturesdefault
$19,700 new × 40% good × 1.77 allocation
- $13,800
Building electrical & lightingdefault
$19,400 new × 40% good × 1.77 allocation
- $13,900
HVACdefault
$19,700 new × 40% good × 1.77 allocation
- $4,800
Hardwood & tile floorsdefault
$6,800 new × 40% good × 1.77 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,300 | $18,100 | $200 | $73,600 |
| 2 | $0 | $0 | $4,600 | $4,600 |
| 3 | $0 | $0 | $4,600 | $4,600 |
| 4 | $0 | $0 | $4,600 | $4,600 |
| 5 | $0 | $0 | $4,600 | $4,600 |
| 6+ | $0 | $0 | $161,900 | $161,900 |
| Total | $55,300 | $18,100 | $180,600 | $254,000 |
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.