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2544 S 16th St

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 →
Low confidence

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)

$16,171$20,288$31,824

  • 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)

    Vrbo

  • The River House • Private Dock

    House · 3 bd · 1.5 ba · sleeps 8 · 0.3 mi

    Revenue $17,566ADR $325Occ ≈ 15%5★ (4)

    AirbnbVrbo

  • 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)

    Airbnb

  • Lovely bungalow!

    House · 2 bd · 1 ba · sleeps 5 · 0.5 mi

    Revenue $44,497ADR $126Occ ≈ 97%5★ (198)

    Airbnb

  • Cute - Clean -Cozy

    Serviced apartment · 2 bd · 1 ba · sleeps 2 · 0.5 mi

    Revenue $14,775ADR $72Occ ≈ 56%4.8★ (341)

    Airbnb

  • 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)

    Airbnb

  • Comfortable, Hyde Away Home

    House · 2 bd · 1 ba · sleeps 5 · 0.7 mi

    Revenue $29,905ADR $114Occ ≈ 72%5★ (84)

    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

Est. revenue

$26,449

NOI

$10,305

Cash flow /mo

$859

Cash needed

$279,500

Cash-on-cash (all cash)

3.7%

ROE (yr 1)

6.4%

Cap rate

4.1%

DSCR

—

Year-1 write-off

$72,760

Year-1 tax shield @ 32%

$23,283

Year-1 return on equity

  • Cash flow (annual)$10,305
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$7,500
ROE6.4%

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

  • 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%$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.

5-year property$46,500

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 1.69 allocation

    $6,200

  • Kitchen countertopsdefault

    $7,500 new × 40% good × 1.69 allocation

    $5,100

  • Decorative trimdefault

    $2,700 new × 40% good × 1.69 allocation

    $1,800

  • Mirrorsdefault

    $200 new × 40% good × 1.69 allocation

    $100

  • Shelvingdefault

    $1,200 new × 40% good × 1.69 allocation

    $800

  • Window coverings (15)default

    $3,800 new × 40% good × 1.69 allocation

    $2,500

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 40% good × 1.69 allocation

    $4,800

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 1.69 allocation

    $2,900

  • Appliances (range, refrigerator)listing

    $4,000 new × 40% good × 1.69 allocation

    $2,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$25,700

  • Paving: driveway & walks (paved)default

    $8,100 new × 50% good × 1.69 allocation

    $6,900

  • Landscaping (typical)default

    $7,800 new × 50% good × 1.69 allocation

    $6,600

  • Patioslisting

    $6,900 new × 50% good × 1.69 allocation

    $5,900

  • Decks & porches (attached)default

    $1,500 new × 50% good × 1.69 allocation

    $1,300

  • Fencinglisting

    $6,000 new × 50% good × 1.69 allocation

    $5,100
Building, 39-year$154,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $166,500 new × 40% good × 1.69 allocation

    $112,800

  • Building plumbing & fixturesdefault

    $17,300 new × 40% good × 1.69 allocation

    $11,700

  • Building electrical & lightingdefault

    $16,700 new × 40% good × 1.69 allocation

    $11,300

  • HVACdefault

    $17,300 new × 40% good × 1.69 allocation

    $11,700

  • Hardwood & tile floorsdefault

    $9,900 new × 40% good × 1.69 allocation

    $6,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.