2544 S 16th St
La Crosse, WI 54601
$250,000
3 bd · 1.5 ba · 1,536 sqft · Listed 3d ago
View on Realtor.com →Year built
1948
Sqft
1,536
Lot sqft
1,742
HOA / mo
None
Furnished
No
List date
2026-09-28T16:18:34.000000Z
Revenue
Annual revenue
$26,449
ADR
$103
Occupancy
70%
Cleaning fees (12 mo)
$2,558
Confidence
Med (54.45), 7 comps
Comp revenue range (p25 / median / p75)
Marina getaway located on the back sloughs of the mighty Mississippi.
Apartment · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $20,288ADR $163Occ ≈ 34%5★ (76)
Adorable 2BR in La Crosse - Pet Friendly
Apartment · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $14,244ADR $170Occ ≈ 23%4.9★ (70)
Lovely bungalow!
House · 2 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $44,497ADR $126Occ ≈ 97%5★ (198)
Cute - Clean -Cozy
Serviced apartment · 2 bd · 1 ba · sleeps 2 · 0.5 mi
Revenue $14,775ADR $72Occ ≈ 56%4.8★ (341)
La Crosse On the Mississippi (Netzer’s Landing)
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $33,742ADR $135Occ ≈ 68%4.8★ (476)
Comfortable, Hyde Away Home
House · 2 bd · 1 ba · sleeps 5 · 0.7 mi
Revenue $29,905ADR $114Occ ≈ 72%5★ (84)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Marina getaway located on the back sloughs of the mighty Mississippi. Apartment | 2 bd · 1 ba · sleeps 4 | $20,288 | $163 | 34% | 5★ (76) | 0.2 mi | Vrbo |
The River House • Private Dock House | 3 bd · 1.5 ba · sleeps 8 | $17,566 | $325 | 15% | 5★ (4) | 0.3 mi | AirbnbVrbo |
Adorable 2BR in La Crosse - Pet Friendly Apartment | 2 bd · 1 ba · sleeps 4 | $14,244 | $170 | 23% | 4.9★ (70) | 0.4 mi | Airbnb |
Lovely bungalow! House | 2 bd · 1 ba · sleeps 5 | $44,497 | $126 | 97% | 5★ (198) | 0.5 mi | Airbnb |
Cute - Clean -Cozy Serviced apartment | 2 bd · 1 ba · sleeps 2 | $14,775 | $72 | 56% | 4.8★ (341) | 0.5 mi | Airbnb |
La Crosse On the Mississippi (Netzer’s Landing) Guest suite | 2 bd · 1 ba · sleeps 4 | $33,742 | $135 | 68% | 4.8★ (476) | 0.6 mi | Airbnb |
Comfortable, Hyde Away Home House | 2 bd · 1 ba · sleeps 5 | $29,905 | $114 | 72% | 5★ (84) | 0.7 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$26,449
NOI
$10,305
Cash flow /mo
-$488
Cash needed
$92,000
Cash-on-cash
-6.4%
ROE (yr 1)
3.6%
Cap rate
4.1%
DSCR
0.64
Year-1 write-off
$72,760
Year-1 tax shield @ 32%
$23,283
Year-1 return on equity
- Cash flow (annual)-$5,861
- Principal paydown$1,636
- 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)$5,290
- Platform fees (3% of revenue)$793
- Maintenance / capex (5% of revenue)$1,322
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,301
- Insurance (STR-rated)$1,238
Cash needed to close
- Down payment (25%)$62,500
- Closing costs (4.0%)$10,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$23,283
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
$207,000
Short-life (5/15-yr)
$53,000 · 25%
Year-1 deduction
$73,000
Year-1 tax shield @ 32%
$23,000
Land 17% (county tax record, assessed value split) · building $154,000 over 39 years · new furniture $20,000
Based on: 1,536 sq ft, built 1948, 3 bd / 1.5 ba, unfurnished, listing features (patio, fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $57,000 in year 1 (18% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,200
Kitchen cabinetsdefault
$9,200 new × 40% good × 1.69 allocation
- $5,100
Kitchen countertopsdefault
$7,500 new × 40% good × 1.69 allocation
- $1,800
Decorative trimdefault
$2,700 new × 40% good × 1.69 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.69 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.69 allocation
- $2,500
Window coverings (15)default
$3,800 new × 40% good × 1.69 allocation
- $4,800
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 1.69 allocation
- $2,900
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 1.69 allocation
- $2,700
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 1.69 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,900
Paving: driveway & walks (paved)default
$8,100 new × 50% good × 1.69 allocation
- $6,600
Landscaping (typical)default
$7,800 new × 50% good × 1.69 allocation
- $5,900
Patioslisting
$6,900 new × 50% good × 1.69 allocation
- $1,300
Decks & porches (attached)default
$1,500 new × 50% good × 1.69 allocation
- $5,100
Fencinglisting
$6,000 new × 50% good × 1.69 allocation
- $112,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$166,500 new × 40% good × 1.69 allocation
- $11,700
Building plumbing & fixturesdefault
$17,300 new × 40% good × 1.69 allocation
- $11,300
Building electrical & lightingdefault
$16,700 new × 40% good × 1.69 allocation
- $11,700
HVACdefault
$17,300 new × 40% good × 1.69 allocation
- $6,700
Hardwood & tile floorsdefault
$9,900 new × 40% good × 1.69 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $46,500 | $25,700 | $500 | $72,800 |
| 2 | $0 | $0 | $4,000 | $4,000 |
| 3 | $0 | $0 | $4,000 | $4,000 |
| 4 | $0 | $0 | $4,000 | $4,000 |
| 5 | $0 | $0 | $4,000 | $4,000 |
| 6+ | $0 | $0 | $138,000 | $138,000 |
| Total | $46,500 | $25,700 | $154,300 | $226,600 |
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.