2317 31st St S
La Crosse, WI 54601
$279,900
3 bd · 1 ba · 1,184 sqft · Listed 1d ago
View on Realtor.com →Year built
1956
Sqft
1,184
Lot sqft
7,841
HOA / mo
None
Furnished
No
List date
2026-10-10T18:00:22.000000Z
Revenue
Annual revenue
$41,680
ADR
$201
Occupancy
57%
Cleaning fees (12 mo)
$5,675
Confidence
Med (55.26), 17 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $39,911
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $17,789ADR $176Occ ≈ 28%4.7★ (13)
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 1.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $63,085ADR $286Occ ≈ 60%5★ (47)
Lovely La Crosse bungalow
House · 3 bd · 2 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,314ADR $160Occ ≈ 38%4.8★ (26)
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $33,588ADR $278Occ ≈ 33%4.9★ (122)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $39,911ADR $232Occ ≈ 47%5★ (51)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 0.5 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 0.5 mi | Delisted |
The Bluffside Bungalow on the South Side La Crosse House
| 3 bd · 1 ba · sleeps 6 | $17,789 | $176 | 28% | 4.7★ (13) | 0.7 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,465 | $222 | 50% | 5★ (59) | 1.0 mi | AirbnbVrbo |
The River House • Fishing • Duck Hunting • Dock House
| 3 bd · 1.5 ba · sleeps 8 | $21,891 | $331 | 18% | 5★ (8) | 1.4 mi | AirbnbVrbo |
Downtown Boho Home w/Office, Yoga Studio,King Bed House
| 3 bd · 2 ba · sleeps 8 | $48,013 | $258 | 51% | 4.8★ (28) | 1.4 mi | AirbnbVrboBooking |
Charming Southside Home House
| 3 bd · 2 ba · sleeps 8 | $63,085 | $286 | 60% | 5★ (47) | 1.4 mi | Airbnb |
Lovely La Crosse bungalow House
| 3 bd · 2 ba · sleeps 6 | $22,314 | $160 | 38% | 4.8★ (26) | 1.5 mi | Airbnb |
Charming Bungalow centrally located - cute porch! House
| 3 bd · 1.5 ba · sleeps 6 | $33,588 | $278 | 33% | 4.9★ (122) | 1.6 mi | Airbnb |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow
| 3 bd · 2 ba · sleeps 6 | $39,911 | $232 | 47% | 5★ (51) | 1.6 mi | Airbnb |
Show 7 more
Cozy 3BR Apt by Mayo, 50-ft Parking
Apartment · 3 bd · 1 ba · sleeps 6 · 1.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $44,575ADR $165Occ ≈ 74%5★ (218)
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 1.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $25,415ADR $169Occ ≈ 41%4.8★ (180)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $8,174ADR $151Occ ≈ 15%5★ (15)
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $52,036ADR $318Occ ≈ 45%5★ (109)
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse
House · 3 bd · 2 ba · sleeps 7 · 2.0 mi
Revenue $40,869ADR $183Occ ≈ 61%5★ (179)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 3BR Apt by Mayo, 50-ft Parking Apartment
| 3 bd · 1 ba · sleeps 6 | $44,575 | $165 | 74% | 5★ (218) | 1.7 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $71,030 | $266 | 73% | 5★ (200) | 1.7 mi | AirbnbVrboBooking |
Cozy Victorian Hideaway Townhouse
| 3 bd · 1.5 ba · sleeps 6 | $25,415 | $169 | 41% | 4.8★ (180) | 1.7 mi | Airbnb |
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $8,174 | $151 | 15% | 5★ (15) | 1.8 mi | Airbnb |
Capeside Cottage House
| 3 bd · 1.5 ba · sleeps 6 | $29,754 | $273 | 30% | 4.9★ (140) | 1.8 mi | AirbnbVrbo |
Spacious Bluffside Home House
| 3 bd · 2 ba · sleeps 8 | $52,036 | $318 | 45% | 5★ (109) | 1.8 mi | Airbnb |
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse House | 3 bd · 2 ba · sleeps 7 | $40,869 | $183 | 61% | 5★ (179) | 2.0 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$41,680
NOI
$20,855
Cash flow /mo
$176
Cash needed
$100,671
Cash-on-cash
2.1%
ROE (yr 1)
12.1%
Cap rate
7.5%
DSCR
1.11
Year-1 write-off
$96,559
Year-1 tax shield @ 32%
$30,899
Year-1 return on equity
- Cash flow (annual)$2,107
- Principal paydown$1,702
- Appreciation at%$8,397
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)$8,336
- Platform fees (3% of revenue)$1,250
- Maintenance / capex (5% of revenue)$2,084
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,569
- Insurance (STR-rated)$1,386
Cash needed to close
- Down payment (25%)$69,975
- Closing costs (4.0%)$11,196
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,899
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
$233,000
Short-life (5/15-yr)
$77,000 · 33%
Year-1 deduction
$97,000
Year-1 tax shield @ 32%
$31,000
Land 17% (county tax record, assessed value split) · building $156,000 over 39 years · new furniture $20,000
Based on: 1,184 sq ft, built 1956, 3 bd / 1 ba, unfurnished, listing features (deck, patio, fence, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $66,000 in year 1 (20% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,400
Kitchen cabinetsdefault
$8,400 new × 40% good × 2.20 allocation
- $6,000
Kitchen countertopsdefault
$6,900 new × 40% good × 2.20 allocation
- $1,800
Decorative trimdefault
$2,100 new × 40% good × 2.20 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.20 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.20 allocation
- $2,600
Window coverings (12)default
$3,000 new × 40% good × 2.20 allocation
- $5,700
Kitchen & laundry equipment plumbingdefault
$6,500 new × 40% good × 2.20 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$3,900 new × 40% good × 2.20 allocation
- $6,200
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.20 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)listing
$7,100 new × 50% good × 2.20 allocation
- $7,500
Landscaping (typical)default
$6,900 new × 50% good × 2.20 allocation
- $5,900
Patioslisting
$5,300 new × 50% good × 2.20 allocation
- $14,600
Decks & porches (attached)listing
$13,300 new × 50% good × 2.20 allocation
- $6,600
Fencinglisting
$6,000 new × 50% good × 2.20 allocation
- $112,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$128,000 new × 40% good × 2.20 allocation
- $11,700
Building plumbing & fixturesdefault
$13,300 new × 40% good × 2.20 allocation
- $10,800
Building electrical & lightingdefault
$12,300 new × 40% good × 2.20 allocation
- $11,700
HVACdefault
$13,300 new × 40% good × 2.20 allocation
- $6,700
Hardwood & tile floorsdefault
$7,600 new × 40% good × 2.20 allocation
- $2,300
Fireplacelisting
$2,600 new × 40% good × 2.20 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,900 | $42,500 | $200 | $96,600 |
| 2 | $0 | $0 | $4,000 | $4,000 |
| 3 | $0 | $0 | $4,000 | $4,000 |
| 4 | $0 | $0 | $4,000 | $4,000 |
| 5 | $0 | $0 | $4,000 | $4,000 |
| 6+ | $0 | $0 | $139,600 | $139,600 |
| Total | $53,900 | $42,500 | $155,700 | $252,100 |
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.