3507 Birch St
La Crosse, WI 54601
$250,000
3 bd · 1.5 ba · 875 sqft · Listed 6d ago
View on Realtor.com →Year built
1964
Sqft
875
Lot sqft
8,712
HOA / mo
None
Furnished
No
List date
2026-11-06T01:19:17.000000Z
Revenue
Annual revenue
$41,812
ADR
$218
Occupancy
53%
Cleaning fees (12 mo)
$6,027
Confidence
Low (47.64), 8 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $34,717
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $21,426ADR $178Occ ≈ 33%4.7★ (17)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 0.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $11,049ADR $149Occ ≈ 20%5★ (18)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.5 mi
Revenue $65,511ADR $924Occ ≈ 19%5★ (16)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Bluffside Bungalow on the South Side La Crosse House
| 3 bd · 1 ba · sleeps 6 | $21,426 | $178 | 33% | 4.7★ (17) | 0.8 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $68,721 | $267 | 71% | 5★ (203) | 0.9 mi | AirbnbVrboBooking |
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $11,049 | $149 | 20% | 5★ (18) | 0.9 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $65,511 | $924 | 19% | 5★ (16) | 1.5 mi | Delisted |
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,331 | $226 | 44% | 4.9★ (128) | 1.5 mi | AirbnbVrbo |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,103 | $461 | 20% | 5★ (39) | 1.6 mi | AirbnbVrbo |
The River House • Fishing • Duck Hunting • Dock House
| 3 bd · 1.5 ba · sleeps 8 | $29,567 | $318 | 25% | 5★ (9) | 1.8 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,089 | $223 | 49% | 5★ (61) | 1.9 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
$41,812
NOI
$20,798
Cash flow /mo
$1,733
Cash needed
$279,500
Cash-on-cash (all cash)
7.4%
ROE (yr 1)
10.1%
Cap rate
8.3%
DSCR
—
Year-1 write-off
$82,324
Year-1 tax shield @ 32%
$26,344
Year-1 return on equity
- Cash flow (annual)$20,798
- Principal paydown (n/a, cash)$0
- Appreciation at%$7,500
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)$8,362
- Platform fees (3% of revenue)$1,254
- Maintenance / capex (5% of revenue)$2,091
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,869
- Insurance (STR-rated)$1,238
Cash needed to close
- Purchase price (all cash)$250,000
- Closing costs (4.0%)$10,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,344
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
$205,000
Short-life (5/15-yr)
$63,000 · 31%
Year-1 deduction
$82,000
Year-1 tax shield @ 32%
$26,000
Land 18% (county tax record, assessed value split) · building $143,000 over 39 years · new furniture $20,000
Based on: 875 sq ft, built 1964, 3 bd / 1.5 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (21% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,800
Kitchen cabinetsdefault
$7,700 new × 40% good × 2.84 allocation
- $7,200
Kitchen countertopsdefault
$6,300 new × 40% good × 2.84 allocation
- $1,700
Decorative trimdefault
$1,500 new × 40% good × 2.84 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.84 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.84 allocation
- $2,600
Window coverings (9)default
$2,300 new × 40% good × 2.84 allocation
- $2,600
Carpet, vinyl & laminate (40% of floors)default
$2,300 new × 40% good × 2.84 allocation
- $6,800
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 2.84 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 2.84 allocation
- $7,900
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.84 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,700
Paving: driveway & walks (paved)listing
$6,100 new × 50% good × 2.84 allocation
- $8,400
Landscaping (typical)default
$5,900 new × 50% good × 2.84 allocation
- $1,200
Patiosdefault
$900 new × 50% good × 2.84 allocation
- $1,200
Decks & porches (attached)default
$900 new × 50% good × 2.84 allocation
- $106,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$94,300 new × 40% good × 2.84 allocation
- $11,100
Building plumbing & fixturesdefault
$9,800 new × 40% good × 2.84 allocation
- $9,500
Building electrical & lightingdefault
$8,400 new × 40% good × 2.84 allocation
- $11,200
HVACdefault
$9,900 new × 40% good × 2.84 allocation
- $3,800
Hardwood & tile floorsdefault
$3,400 new × 40% good × 2.84 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $62,700 | $19,500 | $200 | $82,300 |
| 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 | $127,700 | $127,700 |
| Total | $62,700 | $19,500 | $142,500 | $224,700 |
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.