909 Vine St

La Crosse, WI 54601

$349,900

5 bd · 3 ba · 1,908 sqft · Listed 22d ago

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Low confidence

Year built

1884

Sqft

1,908

Lot sqft

2,614

HOA / mo

None

Furnished

List date

2026-09-09T17:42:54.000000Z

Revenue

Annual revenue

$52,817

ADR

$289

Occupancy

50%

Cleaning fees (12 mo)

$4,558

Confidence

Low (46.78), 6 comps

Comp revenue range (p25 / median / p75)

$32,323$59,250$77,744

The Cargill-Pettibone Mansion
House · 4 bd · 4.5 ba · sleeps 12 · 0.2 mi
Revenue $47,200ADR $227Occ ≈ 57%4.9★ (235)
Airbnb Vrbo
Bentley-Wheeler B&B - GUEST HOUSE
House · 4 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $27,364ADR $191Occ ≈ 39%4.8★ (246)
Airbnb
Luxury Downtown La Crosse Apartment - Sleeps 8!
Apartment · 4 bd · 3 ba · sleeps 10 · 0.4 mi
Revenue $79,892ADR $341Occ ≈ 64%4.9★ (176)
Airbnb Vrbo Booking
Mod Manor on Main- Celebrations, Reunions, Events
House · 6 bd · 2.5 ba · sleeps 15 · 0.4 mi
Revenue $71,299ADR $569Occ ≈ 34%4.9★ (125)
Airbnb Vrbo
Modern Flat with Discounted Gap Nights
Apartment · 4 bd · 4 ba · sleeps 14 · 0.5 mi
Revenue $19,962ADR $462Occ ≈ 12%5★ (11)
Airbnb Vrbo
Historic Withee Home / Main Level + Bowling Alley
Apartment · 4 bd · 1.5 ba · sleeps 8 · 0.5 mi
Revenue $95,976ADR $1,074Occ ≈ 24%4.8★ (12)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
The Cargill-Pettibone Mansion House	4 bd · 4.5 ba · sleeps 12	$47,200	$227	57%	4.9★ (235)	0.2 mi	Airbnb Vrbo
Bentley-Wheeler B&B - GUEST HOUSE House	4 bd · 2 ba · sleeps 8	$27,364	$191	39%	4.8★ (246)	0.3 mi	Airbnb
Luxury Downtown La Crosse Apartment - Sleeps 8! Apartment	4 bd · 3 ba · sleeps 10	$79,892	$341	64%	4.9★ (176)	0.4 mi	Airbnb Vrbo Booking
Mod Manor on Main- Celebrations, Reunions, Events House	6 bd · 2.5 ba · sleeps 15	$71,299	$569	34%	4.9★ (125)	0.4 mi	Airbnb Vrbo
Modern Flat with Discounted Gap Nights Apartment	4 bd · 4 ba · sleeps 14	$19,962	$462	12%	5★ (11)	0.5 mi	Airbnb Vrbo
Historic Withee Home / Main Level + Bowling Alley Apartment	4 bd · 1.5 ba · sleeps 8	$95,976	$1,074	24%	4.8★ (12)	0.5 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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$52,817

NOI

$27,305

Cash flow /mo

$2,275

Cash needed

$390,396

Cash-on-cash (all cash)

7.0%

ROE (yr 1)

9.7%

Cap rate

7.8%

DSCR

—

Year-1 write-off

$98,634

Year-1 tax shield @ 32%

$31,563

Year-1 return on equity

Cash flow (annual)$27,305
Principal paydown (n/a, cash)$0
Appreciation at%$10,497

ROE9.7%

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)$10,563
Platform fees (3% of revenue)$1,585
Maintenance / capex (5% of revenue)$2,641
Utilities & supplies$4,200
HOA$0
Property tax$4,791
Insurance (STR-rated)$1,732

Cash needed to close

Purchase price (all cash)$349,900
Closing costs (4.0%)$13,996
Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

Tax shield @ 32%$31,563

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

$317,000

Short-life (5/15-yr)

$71,000 · 23%

Year-1 deduction

$99,000

Year-1 tax shield @ 32%

$32,000

Land 10% (county tax record, assessed value split) · building $245,000 over 39 years · new furniture $27,000

Based on: 1,908 sq ft, built 1884, 5 bd / 3 ba, unfurnished, listing features (none cost-relevant).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $76,000 in year 1 (15% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$74,100

Kitchen cabinetsdefault
$10,000 new × 40% good × 2.21 allocation
$8,800
Kitchen countertopsdefault
$8,200 new × 40% good × 2.21 allocation
$7,200
Decorative trimdefault
$3,300 new × 40% good × 2.21 allocation
$2,900
Mirrorsdefault
$500 new × 40% good × 2.21 allocation
$400
Shelvingdefault
$1,800 new × 40% good × 2.21 allocation
$1,600
Window coverings (19)default
$4,800 new × 40% good × 2.21 allocation
$4,200
Carpet, vinyl & laminate (40% of floors)default
$4,900 new × 40% good × 2.21 allocation
$4,300
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 2.21 allocation
$6,900
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 2.21 allocation
$4,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.21 allocation
$7,100
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500

15-year land improvements$23,700

Paving: driveway & walks (paved)default
$9,100 new × 50% good × 2.21 allocation
$10,000
Landscaping (typical)default
$8,700 new × 50% good × 2.21 allocation
$9,600
Patiosdefault
$1,900 new × 50% good × 2.21 allocation
$2,100
Decks & porches (attached)default
$1,900 new × 50% good × 2.21 allocation
$2,100

Building, 39-year$245,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$206,200 new × 40% good × 2.21 allocation
$181,900
Building plumbing & fixturesdefault
$21,500 new × 40% good × 2.21 allocation
$18,900
Building electrical & lightingdefault
$21,500 new × 40% good × 2.21 allocation
$18,900
HVACdefault
$21,500 new × 40% good × 2.21 allocation
$19,000
Hardwood & tile floorsdefault
$7,400 new × 40% good × 2.21 allocation
$6,500

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$74,100	$23,700	$800	$98,600
2	$0	$0	$6,300	$6,300
3	$0	$0	$6,300	$6,300
4	$0	$0	$6,300	$6,300
5	$0	$0	$6,300	$6,300
6+	$0	$0	$219,300	$219,300
Total	$74,100	$23,700	$245,200	$343,100

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.