3500 Cliffside Dr
La Crosse, WI 54601
$244,900
3 bd · 1 ba · 1,600 sqft · Listed 3d ago
View on Realtor.com →Year built
1967
Sqft
1,600
Lot sqft
7,405
HOA / mo
None
Furnished
No
List date
2026-09-28T14:12:32.000000Z
Revenue
Annual revenue
$45,352
ADR
$203
Occupancy
61%
Cleaning fees (12 mo)
$6,592
Confidence
Low (32.67), 7 comps
Comp revenue range (p25 / median / p75)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 0.9 mi
Revenue $6,401ADR $148Occ ≈ 12%5★ (11)
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.9 mi
Revenue $15,088ADR $180Occ ≈ 23%4.7★ (12)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.5 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River City Basecamp Guest suite | 3 bd · 1 ba · sleeps 7 | $6,401 | $148 | 12% | 5★ (11) | 0.9 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House | 3 bd · 2 ba · sleeps 6 | $67,418 | $258 | 72% | 5★ (200) | 0.9 mi | AirbnbVrboBooking |
The Bluffside Bungalow on the South Side La Crosse House | 3 bd · 1 ba · sleeps 6 | $15,088 | $180 | 23% | 4.7★ (12) | 0.9 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 1.5 mi | Airbnb |
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 1.5 mi | AirbnbVrbo |
The River House • Private Dock House | 3 bd · 1.5 ba · sleeps 8 | $17,566 | $325 | 15% | 5★ (4) | 1.9 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 2.0 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
$45,352
NOI
$23,755
Cash flow /mo
$660
Cash needed
$96,521
Cash-on-cash
8.2%
ROE (yr 1)
17.5%
Cap rate
9.7%
DSCR
1.50
Year-1 write-off
$86,360
Year-1 tax shield @ 32%
$27,635
Year-1 return on equity
- Cash flow (annual)$7,919
- Principal paydown$1,603
- Appreciation at%$7,347
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)$9,070
- Platform fees (3% of revenue)$1,361
- Maintenance / capex (5% of revenue)$2,268
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,486
- Insurance (STR-rated)$1,212
Cash needed to close
- Down payment (25%)$61,225
- Closing costs (4.0%)$9,796
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,635
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
$203,000
Short-life (5/15-yr)
$60,000 · 30%
Year-1 deduction
$86,000
Year-1 tax shield @ 32%
$28,000
Land 17% (county tax record, assessed value split) · building $143,000 over 39 years · new furniture $26,000
Based on: 1,600 sq ft, built 1967, 3 bd / 1 ba, unfurnished, listing features (deck, fence, game room, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (17% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,600
Kitchen cabinetsdefault
$9,300 new × 40% good × 1.51 allocation
- $4,600
Kitchen countertopsdefault
$7,600 new × 40% good × 1.51 allocation
- $1,700
Decorative trimdefault
$2,800 new × 40% good × 1.51 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.51 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.51 allocation
- $2,400
Window coverings (16)default
$4,000 new × 40% good × 1.51 allocation
- $2,500
Carpet, vinyl & laminate (40% of floors)default
$4,100 new × 40% good × 1.51 allocation
- $4,400
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 1.51 allocation
- $2,600
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 1.51 allocation
- $4,100
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 1.51 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $6,300
Paving: driveway & walks (paved)listing
$8,300 new × 50% good × 1.51 allocation
- $6,000
Landscaping (typical)default
$8,000 new × 50% good × 1.51 allocation
- $1,200
Patiosdefault
$1,600 new × 50% good × 1.51 allocation
- $13,600
Decks & porches (attached)listing
$18,000 new × 50% good × 1.51 allocation
- $4,500
Fencinglisting
$6,000 new × 50% good × 1.51 allocation
- $105,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,500 new × 40% good × 1.51 allocation
- $10,900
Building plumbing & fixturesdefault
$18,000 new × 40% good × 1.51 allocation
- $10,600
Building electrical & lightingdefault
$17,600 new × 40% good × 1.51 allocation
- $10,900
HVACdefault
$18,000 new × 40% good × 1.51 allocation
- $3,700
Hardwood & tile floorsdefault
$6,200 new × 40% good × 1.51 allocation
- $1,600
Fireplacelisting
$2,600 new × 40% good × 1.51 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,200 | $31,700 | $500 | $86,400 |
| 2 | $0 | $0 | $3,700 | $3,700 |
| 3 | $0 | $0 | $3,700 | $3,700 |
| 4 | $0 | $0 | $3,700 | $3,700 |
| 5 | $0 | $0 | $3,700 | $3,700 |
| 6+ | $0 | $0 | $127,600 | $127,600 |
| Total | $54,200 | $31,700 | $142,700 | $228,600 |
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.