1713 Bainbridge St
Campbell, WI 54603
$50,000
2 bd · 2 ba · 1,600 sqft · Listed 3d ago
View on Realtor.com →Year built
1948
Sqft
1,600
Lot sqft
17,424
HOA / mo
None
Furnished
No
List date
2026-10-08T22:54:31.000000Z
Revenue
Annual revenue
$21,935
ADR
$133
Occupancy
45%
Cleaning fees (12 mo)
$2,283
Confidence
Med (66.84), 11 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $15,925
Beach Bungalow
House · 2 bd · 1.5 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $11,520ADR $201Occ ≈ 16%4.2★ (4)
2-bedroom house boat in beautiful La Crosse with AC comfort
House boat · 2 bd · 1.5 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $16,231ADR $230Occ ≈ 19%5★ (14)
Waterfront houseboat, Swan Dive
Boat · 2 bd · 2 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $14,898ADR $229Occ ≈ 18%5★ (10)
River views and romance!
Boat · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
Revenue $13,608ADR $497Occ ≈ 8%5★ (1)
Delisted
Cozy Cabin Cruiser
House · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $12,687ADR $88Occ ≈ 39%4.9★ (24)
Charming 2-bedroom house on the Bay
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $15,925ADR $121Occ ≈ 36%3.8★ (12)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beach Bungalow House
| 2 bd · 1.5 ba · sleeps 4 | $11,520 | $201 | 16% | 4.2★ (4) | 0.3 mi | Airbnb |
Bayfront Cabin on Richmond Bay Cabin
| 2 bd · 1 ba · sleeps 4 | $21,051 | $122 | 47% | 4.4★ (99) | 0.3 mi | AirbnbVrbo |
2-bedroom house boat in beautiful La Crosse with AC comfort House boat
| 2 bd · 1.5 ba · sleeps 6 | $16,231 | $230 | 19% | 5★ (14) | 0.4 mi | Vrbo |
Cabin in the City, close to water access! House
| 2 bd · 1 ba · sleeps 4 | $27,782 | $112 | 68% | 4.8★ (118) | 0.5 mi | AirbnbVrbo |
Waterfront houseboat, Swan Dive Boat
| 2 bd · 2 ba · sleeps 6 | $14,898 | $229 | 18% | 5★ (10) | 0.5 mi | Airbnb |
Seas the Stay Floating Family Fun Boat
| 2 bd · 1 ba · sleeps 6 | $12,257 | $192 | 17% | 4.7★ (14) | 0.5 mi | AirbnbVrbo |
River views and romance! Boat | 2 bd · 1.5 ba · sleeps 4 | $13,608 | $497 | 8% | 5★ (1) | 0.6 mi | Delisted |
Cozy Cabin Cruiser House
| 2 bd · 1.5 ba · sleeps 4 | $12,687 | $88 | 39% | 4.9★ (24) | 0.6 mi | Airbnb |
b3 Couples Therapy Yacht House boat
| 2 bd · 1 ba · sleeps 6 | $27,636 | $117 | 65% | 4.8★ (74) | 0.6 mi | AirbnbVrbo |
Charming 2-bedroom house on the Bay House | 2 bd · 1 ba · sleeps 4 | $15,925 | $121 | 36% | 3.8★ (12) | 0.6 mi | Vrbo |
Show 1 more
Blue Way Inn and Suites Lacrosse - 2 Queen Bed Non Smoking
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $18,008ADR $83Occ ≈ 59%2★ (4)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Blue Way Inn and Suites Lacrosse - 2 Queen Bed Non Smoking House | 2 bd · 1 ba · sleeps 4 | $18,008 | $83 | 59% | 2★ (4) | 0.7 mi | Delisted |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$21,935
NOI
$9,819
Cash flow /mo
$539
Cash needed
$30,500
Cash-on-cash
21.2%
ROE (yr 1)
27.1%
Cap rate
19.6%
DSCR
2.93
Year-1 write-off
$22,282
Year-1 tax shield @ 32%
$7,130
Year-1 return on equity
- Cash flow (annual)$6,470
- Principal paydown$304
- Appreciation at%$1,500
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)$4,387
- Platform fees (3% of revenue)$658
- Maintenance / capex (5% of revenue)$1,097
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,527
- Insurance (STR-rated)$248
Cash needed to close
- Down payment (25%)$12,500
- Closing costs (4.0%)$2,000
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$7,130
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
$26,000
Short-life (5/15-yr)
$6,000 · 24%
Year-1 deduction
$22,000
Year-1 tax shield @ 32%
$7,000
Land 47% (county tax record, assessed value split) · building $20,000 over 39 years · new furniture $16,000
Based on: 1,600 sq ft, built 1948, 2 bd / 2 ba, unfurnished, listing features (none cost-relevant).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $20,000 in year 1 (16% short-life, $7,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $800
Kitchen cabinetsdefault
$9,300 new × 40% good × 0.21 allocation
- $700
Kitchen countertopsdefault
$7,600 new × 40% good × 0.21 allocation
- $200
Decorative trimdefault
$2,800 new × 40% good × 0.21 allocation
- $0
Mirrorsdefault
$300 new × 40% good × 0.21 allocation
- $100
Shelvingdefault
$900 new × 40% good × 0.21 allocation
- $300
Window coverings (16)default
$4,000 new × 40% good × 0.21 allocation
- $400
Carpet, vinyl & laminate (40% of floors)default
$4,100 new × 40% good × 0.21 allocation
- $600
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 0.21 allocation
- $400
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 0.21 allocation
- $700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 0.21 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $900
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 0.21 allocation
- $900
Landscaping (typical)default
$8,000 new × 50% good × 0.21 allocation
- $200
Patiosdefault
$1,600 new × 50% good × 0.21 allocation
- $200
Decks & porches (attached)default
$1,600 new × 50% good × 0.21 allocation
- $14,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,600 new × 40% good × 0.21 allocation
- $1,500
Building plumbing & fixturesdefault
$18,000 new × 40% good × 0.21 allocation
- $1,500
Building electrical & lightingdefault
$17,600 new × 40% good × 0.21 allocation
- $1,500
HVACdefault
$18,000 new × 40% good × 0.21 allocation
- $500
Hardwood & tile floorsdefault
$6,200 new × 40% good × 0.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $20,200 | $2,100 | $0 | $22,300 |
| 2 | $0 | $0 | $500 | $500 |
| 3 | $0 | $0 | $500 | $500 |
| 4 | $0 | $0 | $500 | $500 |
| 5 | $0 | $0 | $500 | $500 |
| 6+ | $0 | $0 | $17,900 | $17,900 |
| Total | $20,200 | $2,100 | $20,000 | $42,300 |
The building's share of the price ($26,000) is well below our depreciated replacement cost of the home ($123,000). The land share may be overstated, or the home may need work.
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.