1107 LA Crescent St
La Crosse, WI 54603
$234,900
4 bd · 2 ba · 1,500 sqft · Listed 1d ago
View on Realtor.com →Year built
1930
Sqft
1,500
Lot sqft
8,276
HOA / mo
None
Furnished
No
List date
2026-11-01T19:18:09.000000Z
Revenue
Annual revenue
$31,554
ADR
$171
Occupancy
51%
Cleaning fees (12 mo)
$2,958
Confidence
Low (36.12), 15 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $27,357
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $20,172ADR $124Occ ≈ 45%3.9★ (48)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $27,357ADR $250Occ ≈ 30%4.8★ (23)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 0.3 mi
Revenue $60,496ADR $214Occ ≈ 77%3.5★ (1)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,102ADR $245Occ ≈ 24%5★ (15)
Cute Little Retreat
House · 3 bd · 1 ba · sleeps 5 · 0.3 mi
Revenue $1,766ADR $100Occ ≈ 5%—
Delisted
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $45,332ADR $510Occ ≈ 24%5★ (22)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bayfront Cottage is a 3 bedroom house on Richmond Bay. House | 3 bd · 1 ba · sleeps 6 | $20,172 | $124 | 45% | 3.9★ (48) | 0.2 mi | Vrbo |
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $27,357 | $250 | 30% | 4.8★ (23) | 0.3 mi | Airbnb |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,496 | $214 | 77% | 3.5★ (1) | 0.3 mi | Booking |
b3 FIVE7 Yacht House boat
| 3 bd · 1 ba · sleeps 8 | $29,532 | $130 | 62% | 4.8★ (55) | 0.3 mi | AirbnbVrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $21,102 | $245 | 24% | 5★ (15) | 0.3 mi | Airbnb |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,766 | $100 | 5% | — | 0.3 mi | Delisted |
Cute Cottage on the River House
| 3 bd · 1 ba · sleeps 5 | $24,182 | $121 | 55% | 4.7★ (53) | 0.3 mi | AirbnbVrbo |
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $11,170 | $124 | 25% | 3.8★ (38) | 0.4 mi | AirbnbVrbo |
Rustic Waterfront w/BOAT DOCK! House
| 3 bd · 2 ba · sleeps 10 | $45,332 | $510 | 24% | 5★ (22) | 0.4 mi | Airbnb |
Bayfront Chalet on Richmond Bay Chalet
| 3 bd · 2 ba · sleeps 8 | $49,608 | $263 | 52% | 4.8★ (232) | 0.4 mi | AirbnbVrbo |
Show 5 more
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $11,023ADR $318Occ ≈ 9%—
Delisted
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $44,503ADR $229Occ ≈ 53%4.6★ (11)
Caroline Suite
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $72,045ADR $269Occ ≈ 73%5★ (65)
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 0.5 mi
- A/C
- Pets OK
- Wifi
- Washer
Revenue $12,467ADR $163Occ ≈ 21%4★ (9)
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $41,342ADR $199Occ ≈ 57%4.9★ (137)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $11,023 | $318 | 9% | — | 0.5 mi | Delisted |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $44,503 | $229 | 53% | 4.6★ (11) | 0.5 mi | Vrbo |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $72,045 | $269 | 73% | 5★ (65) | 0.5 mi | Airbnb |
3-bedroom villa in enchanting La Crosse with river access House
| 3 bd · 1 ba · sleeps 5 | $12,467 | $163 | 21% | 4★ (9) | 0.5 mi | Vrbo |
River Front Property House
| 3 bd · 1 ba · sleeps 6 | $41,342 | $199 | 57% | 4.9★ (137) | 0.6 mi | Vrbo |
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
Est. revenue
$31,554
NOI
$14,703
Cash flow /mo
$1,225
Cash needed
$267,296
Cash-on-cash (all cash)
5.5%
ROE (yr 1)
8.1%
Cap rate
6.3%
DSCR
—
Year-1 write-off
$61,304
Year-1 tax shield @ 32%
$19,617
Year-1 return on equity
- Cash flow (annual)$14,703
- Principal paydown (n/a, cash)$0
- Appreciation at%$7,047
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)$6,311
- Platform fees (3% of revenue)$947
- Maintenance / capex (5% of revenue)$1,578
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,653
- Insurance (STR-rated)$1,163
Cash needed to close
- Purchase price (all cash)$234,900
- Closing costs (4.0%)$9,396
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,617
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
$180,000
Short-life (5/15-yr)
$38,000 · 21%
Year-1 deduction
$61,000
Year-1 tax shield @ 32%
$20,000
Land 23% (county tax record, assessed value split) · building $142,000 over 39 years · new furniture $23,000
Based on: 1,500 sq ft, built 1930, 4 bd / 2 ba, unfurnished, listing features (flooring types, appliance list, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (13% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,800
Kitchen cabinetsdefault
$9,100 new × 40% good × 1.60 allocation
- $4,800
Kitchen countertopsdefault
$7,400 new × 40% good × 1.60 allocation
- $1,700
Decorative trimdefault
$2,600 new × 40% good × 1.60 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.60 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.60 allocation
- $2,400
Window coverings (15)default
$3,800 new × 40% good × 1.60 allocation
- $4,500
Kitchen & laundry equipment plumbingdefault
$7,100 new × 40% good × 1.60 allocation
- $2,700
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 1.60 allocation
- $3,200
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 1.60 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,400
Paving: driveway & walks (paved)listing
$8,000 new × 50% good × 1.60 allocation
- $3,100
Landscaping (minimal)listing
$3,900 new × 50% good × 1.60 allocation
- $1,200
Patiosdefault
$1,500 new × 50% good × 1.60 allocation
- $1,200
Decks & porches (attached)default
$1,500 new × 50% good × 1.60 allocation
- $103,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$162,100 new × 40% good × 1.60 allocation
- $10,800
Building plumbing & fixturesdefault
$16,800 new × 40% good × 1.60 allocation
- $10,400
Building electrical & lightingdefault
$16,300 new × 40% good × 1.60 allocation
- $10,800
HVACdefault
$16,900 new × 40% good × 1.60 allocation
- $6,200
Hardwood & tile floorsdefault
$9,700 new × 40% good × 1.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $49,300 | $11,900 | $200 | $61,300 |
| 2 | $0 | $0 | $3,600 | $3,600 |
| 3 | $0 | $0 | $3,600 | $3,600 |
| 4 | $0 | $0 | $3,600 | $3,600 |
| 5 | $0 | $0 | $3,600 | $3,600 |
| 6+ | $0 | $0 | $127,200 | $127,200 |
| Total | $49,300 | $11,900 | $141,900 | $203,100 |
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.