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Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

3322 Elm Dr

3322 Elm Dr

La Crosse, WI 54601

$304,900

3 bd · 2 ba · 1,450 sqft · Listed 15d ago

View on Realtor.com →

Year built

1965

Sqft

1,450

Lot sqft

9,148

HOA / mo

None

Furnished

No

List date

2026-09-16T00:12:11.000000Z

Revenue

Annual revenue

$44,162

ADR

$228

Occupancy

53%

Cleaning fees (12 mo)

$6,478

Confidence

Low (41.79), 9 comps

Comp revenue range (p25 / median / p75)

$17,566$37,038$54,269

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  • 'RiverSong' Waterfront La Crosse Home w/ Dock

    House · 3 bd · 2 ba · sleeps 6 · 0.9 mi

    Revenue $67,418ADR $258Occ ≈ 72%5★ (200)

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  • River City Basecamp

    Guest suite · 3 bd · 1 ba · sleeps 7 · 0.9 mi

    Revenue $6,401ADR $148Occ ≈ 12%5★ (11)

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  • Cozy Cottage on the Corner

    House · 3 bd · 2 ba · sleeps 7 · 1.4 mi

    Revenue $63,808ADR $227Occ ≈ 77%5★ (16)

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  • Cheerful home with driveway and backyard!

    House · 3 bd · 1.5 ba · sleeps 6 · 1.4 mi

    Revenue $37,038ADR $226Occ ≈ 45%4.9★ (120)

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  • Adventurer’s Retreat

    House · 3 bd · 2.5 ba · sleeps 10 · 1.5 mi

    Revenue $32,548ADR $459Occ ≈ 19%5★ (34)

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  • 3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities

    House · 3 bd · 3 ba · sleeps 11 · 1.7 mi

    Revenue $54,269ADR $245Occ ≈ 61%5★ (153)

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  • The River House • Private Dock

    House · 3 bd · 1.5 ba · sleeps 8 · 1.8 mi

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

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  • NEST - Cozy, Stylish, & Relaxing & Newly updated!

    House · 3 bd · 1.5 ba · sleeps 6 · 1.9 mi

    Revenue $41,930ADR $224Occ ≈ 51%5★ (56)

    AirbnbVrbo

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

Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium

Est. revenue

$44,162

NOI

$22,621

Cash flow /mo

$242

Cash needed

$113,921

Cash-on-cash

2.6%

ROE (yr 1)

12.3%

Cap rate

7.4%

DSCR

1.15

Year-1 write-off

$106,289

Year-1 tax shield @ 32%

$34,012

Year-1 return on equity

  • Cash flow (annual)$2,905
  • Principal paydown$1,995
  • Appreciation at%$9,147
ROE12.3%

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)$8,832
  • Platform fees (3% of revenue)$1,325
  • Maintenance / capex (5% of revenue)$2,208
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,466
  • Insurance (STR-rated)$1,509

Cash needed to close

  • Down payment (25%)$76,225
  • Closing costs (4.0%)$12,196
  • Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$34,012

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

$246,000

Short-life (5/15-yr)

$80,000 · 33%

Year-1 deduction

$106,000

Year-1 tax shield @ 32%

$34,000

Land 19% (county tax record, assessed value split) · building $166,000 over 39 years · new furniture $26,000

Based on: 1,450 sq ft, built 1965, 3 bd / 2 ba, unfurnished, listing features (deck, patio, fence, game room, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $74,000 in year 1 (20% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$62,200

  • Kitchen cabinetsdefault

    $9,000 new × 40% good × 1.96 allocation

    $7,100

  • Kitchen countertopsdefault

    $7,300 new × 40% good × 1.96 allocation

    $5,800

  • Decorative trimdefault

    $2,500 new × 40% good × 1.96 allocation

    $2,000

  • Mirrorsdefault

    $300 new × 40% good × 1.96 allocation

    $200

  • Shelvingdefault

    $1,200 new × 40% good × 1.96 allocation

    $900

  • Window coverings (15)default

    $3,800 new × 40% good × 1.96 allocation

    $2,900

  • Carpet, vinyl & laminate (40% of floors)default

    $3,700 new × 40% good × 1.96 allocation

    $2,900

  • Kitchen & laundry equipment plumbingdefault

    $7,000 new × 40% good × 1.96 allocation

    $5,500

  • Kitchen, laundry & data equipment electricaldefault

    $4,200 new × 40% good × 1.96 allocation

    $3,300

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 1.96 allocation

    $6,000

  • Furniture bought newlisting

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

    $19,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$43,500

  • Paving: driveway & walks (paved)listing

    $7,900 new × 50% good × 1.96 allocation

    $7,800

  • Landscaping (typical)default

    $7,600 new × 50% good × 1.96 allocation

    $7,500

  • Patioslisting

    $6,500 new × 50% good × 1.96 allocation

    $6,400

  • Decks & porches (attached)listing

    $16,300 new × 50% good × 1.96 allocation

    $16,000

  • Fencinglisting

    $6,000 new × 50% good × 1.96 allocation

    $5,900
Building, 39-year$165,600

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

    $156,900 new × 40% good × 1.96 allocation

    $123,300

  • Building plumbing & fixturesdefault

    $16,300 new × 40% good × 1.96 allocation

    $12,800

  • Building electrical & lightingdefault

    $15,700 new × 40% good × 1.96 allocation

    $12,300

  • HVACdefault

    $16,300 new × 40% good × 1.96 allocation

    $12,800

  • Hardwood & tile floorsdefault

    $5,600 new × 40% good × 1.96 allocation

    $4,400

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$62,200$43,500$500$106,300
2$0$0$4,200$4,200
3$0$0$4,200$4,200
4$0$0$4,200$4,200
5$0$0$4,200$4,200
6+$0$0$148,100$148,100
Total$62,200$43,500$165,600$271,400

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.