3260 33rd St S
La Crosse, WI 54601
$289,900
3 bd · 2 ba · 1,098 sqft · Listed 27d ago
View on Realtor.com →Year built
1966
Sqft
1,098
Lot sqft
7,405
HOA / mo
None
Furnished
No
List date
2026-09-04T12:37:21.000000Z
Revenue
Annual revenue
$43,530
ADR
$226
Occupancy
53%
Cleaning fees (12 mo)
$6,405
Confidence
Low (41.79), 9 comps
Comp revenue range (p25 / median / p75)
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $15,088ADR $180Occ ≈ 23%4.7★ (12)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 0.9 mi
Revenue $6,401ADR $148Occ ≈ 12%5★ (11)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.3 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
| 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 | $15,088 | $180 | 23% | 4.7★ (12) | 0.6 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 |
River City Basecamp Guest suite | 3 bd · 1 ba · sleeps 7 | $6,401 | $148 | 12% | 5★ (11) | 0.9 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 1.3 mi | Airbnb |
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 1.3 mi | AirbnbVrbo |
Adventurer’s Retreat House | 3 bd · 2.5 ba · sleeps 10 | $32,548 | $459 | 19% | 5★ (34) | 1.5 mi | AirbnbVrbo |
The River House • Private Dock House | 3 bd · 1.5 ba · sleeps 8 | $17,566 | $325 | 15% | 5★ (4) | 1.6 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 1.7 mi | AirbnbVrbo |
3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities House | 3 bd · 3 ba · sleeps 11 | $54,269 | $245 | 61% | 5★ (153) | 1.8 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
$43,530
NOI
$20,651
Cash flow /mo
$1,721
Cash needed
$320,996
Cash-on-cash (all cash)
6.4%
ROE (yr 1)
9.1%
Cap rate
7.1%
DSCR
—
Year-1 write-off
$88,793
Year-1 tax shield @ 32%
$28,414
Year-1 return on equity
- Cash flow (annual)$20,651
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,697
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)$8,706
- Platform fees (3% of revenue)$1,306
- Maintenance / capex (5% of revenue)$2,177
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,056
- Insurance (STR-rated)$1,435
Cash needed to close
- Purchase price (all cash)$289,900
- Closing costs (4.0%)$11,596
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,414
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
$251,000
Short-life (5/15-yr)
$69,000 · 27%
Year-1 deduction
$89,000
Year-1 tax shield @ 32%
$28,000
Land 13% (county tax record, assessed value split) · building $182,000 over 39 years · new furniture $20,000
Based on: 1,098 sq ft, built 1966, 3 bd / 2 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (18% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$8,200 new × 40% good × 2.88 allocation
- $7,700
Kitchen countertopsdefault
$6,700 new × 40% good × 2.88 allocation
- $2,200
Decorative trimdefault
$1,900 new × 40% good × 2.88 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.88 allocation
- $1,400
Shelvingdefault
$1,200 new × 40% good × 2.88 allocation
- $3,200
Window coverings (11)default
$2,800 new × 40% good × 2.88 allocation
- $3,300
Carpet, vinyl & laminate (40% of floors)default
$2,800 new × 40% good × 2.88 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$6,400 new × 40% good × 2.88 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.88 allocation
- $6,900
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 2.88 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)listing
$6,900 new × 50% good × 2.88 allocation
- $9,500
Landscaping (typical)default
$6,600 new × 50% good × 2.88 allocation
- $1,600
Patiosdefault
$1,100 new × 50% good × 2.88 allocation
- $1,600
Decks & porches (attached)default
$1,100 new × 50% good × 2.88 allocation
- $136,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$118,500 new × 40% good × 2.88 allocation
- $14,100
Building plumbing & fixturesdefault
$12,300 new × 40% good × 2.88 allocation
- $12,900
Building electrical & lightingdefault
$11,200 new × 40% good × 2.88 allocation
- $14,200
HVACdefault
$12,400 new × 40% good × 2.88 allocation
- $4,900
Hardwood & tile floorsdefault
$4,200 new × 40% good × 2.88 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,700 | $22,500 | $600 | $88,800 |
| 2 | $0 | $0 | $4,700 | $4,700 |
| 3 | $0 | $0 | $4,700 | $4,700 |
| 4 | $0 | $0 | $4,700 | $4,700 |
| 5 | $0 | $0 | $4,700 | $4,700 |
| 6+ | $0 | $0 | $163,100 | $163,100 |
| Total | $65,700 | $22,500 | $182,400 | $270,600 |
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.