Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

3462 Woodbridge Ct

La Crosse, WI 54601

$299,000

2 bd · 2 ba · 2,104 sqft · Listed 2d ago

View on Realtor.com →

Low confidenceNegative cash flow

Year built

1997

Sqft

2,104

Lot sqft

—

HOA / mo

$270

Furnished

List date

2026-10-09T19:37:35.000000Z

Revenue

Annual revenue

$24,629

ADR

$110

Occupancy

61%

Cleaning fees (12 mo)

$2,543

Confidence

Low (38.28), 13 comps

Comp revenue range (p25 / median / p75)

$14,659$23,348$30,116

Median revenue of shown comps: $29,476

Waterfront Mississippi River Retreat
Apartment · 2 bd · 1 ba · sleeps 4 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $30,462ADR $235Occ ≈ 36%5★ (105)
Airbnb
Marina getaway located on the back sloughs of the mighty Mississippi.
Apartment · 2 bd · 1 ba · sleeps 4 · 0.9 mi
Revenue $22,015ADR $0Occ ≈ —5★ (76)
Delisted
La Crosse On the Mississippi (Netzer’s Landing)
Guest suite · 2 bd · 1 ba · sleeps 4 · 1.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $34,494ADR $137Occ ≈ 69%4.8★ (479)
Airbnb
Lovely bungalow!
House · 2 bd · 1 ba · sleeps 5 · 1.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $45,123ADR $127Occ ≈ 97%5★ (205)
Airbnb
Cozy Hillside Hideaway
House · 2 bd · 1 ba · sleeps 4 · 1.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $5,012ADR $141Occ ≈ 10%5★ (5)
Airbnb
Adorable 2BR in La Crosse - Pet Friendly
Apartment · 2 bd · 1 ba · sleeps 4 · 1.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $14,659ADR $173Occ ≈ 23%4.9★ (71)
Airbnb
Comfortable, Hyde Away Home
House · 2 bd · 1 ba · sleeps 5 · 1.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,116ADR $118Occ ≈ 70%4.9★ (86)
Airbnb
Charming 2 bed near hospitals!
Apartment · 2 bd · 1 ba · sleeps 4 · 1.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $23,348ADR $93Occ ≈ 69%4.7★ (17)
Airbnb
Stone's Throw Cottage
Cottage · 2 bd · 1 ba · sleeps 5 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $29,895ADR $119Occ ≈ 69%5★ (186)
Airbnb Vrbo
Riverfront Twin Home
House · 2 bd · 1 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $29,476ADR $181Occ ≈ 45%5★ (139)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Waterfront Mississippi River Retreat Apartment A/C Free parking Pets OK Wifi +5	2 bd · 1 ba · sleeps 4	$30,462	$235	36%	5★ (105)	0.7 mi	Airbnb
Marina getaway located on the back sloughs of the mighty Mississippi. Apartment	2 bd · 1 ba · sleeps 4	$22,015	$0	—	5★ (76)	0.9 mi	Delisted
La Crosse On the Mississippi (Netzer’s Landing) Guest suite A/C Free parking Pets OK Wifi +4	2 bd · 1 ba · sleeps 4	$34,494	$137	69%	4.8★ (479)	1.2 mi	Airbnb
Lovely bungalow! House A/C Free parking Pets OK Wifi +3	2 bd · 1 ba · sleeps 5	$45,123	$127	97%	5★ (205)	1.3 mi	Airbnb
Cozy Hillside Hideaway House A/C Free parking Pets OK Wifi +3	2 bd · 1 ba · sleeps 4	$5,012	$141	10%	5★ (5)	1.3 mi	Airbnb
Adorable 2BR in La Crosse - Pet Friendly Apartment A/C Free parking Pets OK Wifi +1	2 bd · 1 ba · sleeps 4	$14,659	$173	23%	4.9★ (71)	1.4 mi	Airbnb
Comfortable, Hyde Away Home House A/C Free parking Pets OK Wifi +2	2 bd · 1 ba · sleeps 5	$30,116	$118	70%	4.9★ (86)	1.5 mi	Airbnb
Charming 2 bed near hospitals! Apartment A/C Free parking Pets OK Wifi +2	2 bd · 1 ba · sleeps 4	$23,348	$93	69%	4.7★ (17)	1.7 mi	Airbnb
Stone's Throw Cottage Cottage A/C Free parking Wifi Kitchen +2	2 bd · 1 ba · sleeps 5	$29,895	$119	69%	5★ (186)	1.8 mi	Airbnb Vrbo
Riverfront Twin Home House A/C Free parking Wifi Kitchen +3	2 bd · 1 ba · sleeps 6	$29,476	$181	45%	5★ (139)	1.9 mi	Airbnb Vrbo

Show 1 more

Beautiful Home Perfect Location
House · 2 bd · 2 ba · sleeps 4 · 1.9 mi
Revenue $1,246ADR $221Occ ≈ 2%—
Booking

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Beautiful Home Perfect Location House	2 bd · 2 ba · sleeps 4	$1,246	$221	2%	—	1.9 mi	Booking

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

Term

Purchase priceDown payment %30-yr rate %Already furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$24,629

NOI

$4,368

Cash flow /mo

-$1,305

Cash needed

$102,710

Cash-on-cash

-15.2%

ROE (yr 1)

-4.7%

Cap rate

1.5%

DSCR

0.22

Year-1 write-off

$51,725

Year-1 tax shield @ 32%

$16,552

Year-1 return on equity

Cash flow (annual)-$15,660
Principal paydown$1,818
Appreciation at%$8,970

ROE-4.7%

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)$4,926
Platform fees (3% of revenue)$739
Maintenance / capex (5% of revenue)$1,231
Utilities & supplies$4,200
HOA$3,240
Property tax$4,445
Insurance (STR-rated)$1,480

Cash needed to close

Down payment (25%)$74,750
Closing costs (4.0%)$11,960
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$16,552

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

$273,000

Short-life (5/15-yr)

$35,000 · 13%

Year-1 deduction

$52,000

Year-1 tax shield @ 32%

$17,000

Land 9% (county tax record, assessed value split) · building $238,000 over 39 years · new furniture $16,000

Based on: 2,104 sq ft, built 1997, 2 bd / 2 ba, unfurnished, listing features (appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $37,000 in year 1 (7% short-life, $12,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$51,500

Kitchen cabinetsdefault
$10,400 new × 40% good × 1.58 allocation
$6,600
Kitchen countertopsdefault
$8,500 new × 40% good × 1.58 allocation
$5,400
Decorative trimdefault
$3,700 new × 40% good × 1.58 allocation
$2,300
Mirrorsdefault
$300 new × 40% good × 1.58 allocation
$200
Shelvingdefault
$900 new × 40% good × 1.58 allocation
$600
Window coverings (21)default
$5,300 new × 40% good × 1.58 allocation
$3,300
Carpet, vinyl & laminate (40% of floors)default
$5,400 new × 40% good × 1.58 allocation
$3,400
Kitchen & laundry equipment plumbingdefault
$8,100 new × 42% good × 1.58 allocation
$5,400
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 42% good × 1.58 allocation
$3,200
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.58 allocation
$5,100
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

Building, 39-year$238,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$228,700 new × 52% good × 1.58 allocation
$186,300
Building plumbing & fixturesdefault
$23,700 new × 42% good × 1.58 allocation
$15,700
Building electrical & lightingdefault
$23,900 new × 42% good × 1.58 allocation
$15,900
HVACdefault
$23,700 new × 40% good × 1.58 allocation
$15,000
Hardwood & tile floorsdefault
$8,100 new × 40% good × 1.58 allocation
$5,100

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	$51,500	$0	$300	$51,700
2	$0	$0	$6,100	$6,100
3	$0	$0	$6,100	$6,100
4	$0	$0	$6,100	$6,100
5	$0	$0	$6,100	$6,100
6+	$0	$0	$213,300	$213,300
Total	$51,500	$0	$238,000	$289,400

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.