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3462 Woodbridge Ct

3462 Woodbridge Ct

La Crosse, WI 54601

$299,000

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

View on Realtor.com →
Low confidence

Year built

1997

Sqft

2,104

Lot sqft

—

HOA / mo

$270

Furnished

No

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)

    AirbnbVrbo

  • 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)

    AirbnbVrbo

Show 1 more

  • Beautiful Home Perfect Location

    House · 2 bd · 2 ba · sleeps 4 · 1.9 mi

    Revenue $1,246ADR $221Occ ≈ 2%—

    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

Est. revenue

$24,629

NOI

$4,368

Cash flow /mo

$364

Cash needed

$326,960

Cash-on-cash (all cash)

1.3%

ROE (yr 1)

4.1%

Cap rate

1.5%

DSCR

—

Year-1 write-off

$51,725

Year-1 tax shield @ 32%

$16,552

Year-1 return on equity

  • Cash flow (annual)$4,368
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$8,970
ROE4.1%

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

  • Purchase price (all cash)$299,000
  • 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

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.