3205 Cliffside Dr
La Crosse, WI 54601
$369,000
4 bd · 2 ba · 2,324 sqft · Listed 1d ago
View on Realtor.com →Year built
1965
Sqft
2,324
Lot sqft
30,318
HOA / mo
$0
Furnished
No
List date
2026-10-11T22:35:03.000000Z
Revenue
Annual revenue
$49,375
ADR
$317
Occupancy
43%
Cleaning fees (12 mo)
$6,635
Confidence
Med (53.5), 13 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $40,465
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $17,789ADR $176Occ ≈ 28%4.7★ (13)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $8,174ADR $151Occ ≈ 15%5★ (15)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 1.4 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,370ADR $467Occ ≈ 18%5★ (1)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Swedish Storybook in bluffs hiking trails & stream Place
| 5 bd · 3 ba · sleeps 11 | $57,731 | $498 | 32% | 4.8★ (181) | 0.3 mi | AirbnbVrbo |
The Bluffside Bungalow on the South Side La Crosse House
| 3 bd · 1 ba · sleeps 6 | $17,789 | $176 | 28% | 4.7★ (13) | 0.8 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $71,030 | $266 | 73% | 5★ (200) | 1.1 mi | AirbnbVrboBooking |
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $8,174 | $151 | 15% | 5★ (15) | 1.1 mi | Airbnb |
House in the Hills! Charming luxury right in town House
| 5 bd · 3 ba · sleeps 10 | $58,149 | $432 | 37% | 5★ (201) | 1.2 mi | AirbnbVrbo |
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 1.3 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 1.4 mi | Delisted |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,752 | $463 | 20% | 5★ (37) | 1.4 mi | AirbnbVrbo |
Bluff View Haven | Steps to Campus House
| 4 bd · 2 ba · sleeps 10 | $60,855 | $258 | 65% | 4.8★ (90) | 1.7 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House
| 4 bd · 2.5 ba · sleeps 8 | $30,370 | $467 | 18% | 5★ (1) | 1.8 mi | Airbnb |
Show 3 more
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,465 | $222 | 50% | 5★ (59) | 1.8 mi | AirbnbVrbo |
 3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities House
| 3 bd · 3 ba · sleeps 11 | $55,175 | $247 | 61% | 5★ (156) | 1.8 mi | AirbnbVrbo |
 The River House • Fishing • Duck Hunting • Dock House
| 3 bd · 1.5 ba · sleeps 8 | $21,891 | $331 | 18% | 5★ (8) | 1.8 mi | 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
Est. revenue
$49,375
NOI
$23,896
Cash flow /mo
$1,991
Cash needed
$406,760
Cash-on-cash (all cash)
5.9%
ROE (yr 1)
8.6%
Cap rate
6.5%
DSCR
—
Year-1 write-off
$101,488
Year-1 tax shield @ 32%
$32,476
Year-1 return on equity
- Cash flow (annual)$23,896
- Principal paydown (n/a, cash)$0
- Appreciation at%$11,070
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)$9,875
- Platform fees (3% of revenue)$1,481
- Maintenance / capex (5% of revenue)$2,469
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,627
- Insurance (STR-rated)$1,827
Cash needed to close
- Purchase price (all cash)$369,000
- Closing costs (4.0%)$14,760
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,476
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
$303,000
Short-life (5/15-yr)
$78,000 · 26%
Year-1 deduction
$101,000
Year-1 tax shield @ 32%
$32,000
Land 18% (county tax record, assessed value split) · building $225,000 over 39 years · new furniture $23,000
Based on: 2,324 sq ft, built 1965, 4 bd / 2 ba, unfurnished, listing features (deck, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,200
Kitchen cabinetsdefault
$10,900 new × 40% good × 1.64 allocation
- $5,900
Kitchen countertopsdefault
$8,900 new × 40% good × 1.64 allocation
- $2,700
Decorative trimdefault
$4,100 new × 40% good × 1.64 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.64 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.64 allocation
- $3,800
Window coverings (23)default
$5,800 new × 40% good × 1.64 allocation
- $3,900
Carpet, vinyl & laminate (40% of floors)default
$6,000 new × 40% good × 1.64 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$8,500 new × 40% good × 1.64 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 1.64 allocation
- $5,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.64 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,200
Paving: driveway & walks (paved)listing
$10,000 new × 50% good × 1.64 allocation
- $7,900
Landscaping (typical)default
$9,600 new × 50% good × 1.64 allocation
- $1,900
Patiosdefault
$2,300 new × 50% good × 1.64 allocation
- $21,500
Decks & porches (attached)listing
$26,100 new × 50% good × 1.64 allocation
- $165,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$252,100 new × 40% good × 1.64 allocation
- $17,200
Building plumbing & fixturesdefault
$26,200 new × 40% good × 1.64 allocation
- $17,600
Building electrical & lightingdefault
$26,700 new × 40% good × 1.64 allocation
- $17,200
HVACdefault
$26,200 new × 40% good × 1.64 allocation
- $5,900
Hardwood & tile floorsdefault
$9,000 new × 40% good × 1.64 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.64 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,800 | $39,400 | $200 | $101,500 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $201,800 | $201,800 |
| Total | $61,800 | $39,400 | $225,100 | $326,400 |
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.