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Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

321 3rd Ave S

321 3rd Ave S

Onalaska, WI 54650

$359,900

4 bd · 2 ba · 2,396 sqft · Listed 3d ago

View on Realtor.com →
Low confidenceNegative cash flow

Year built

1876

Sqft

2,396

Lot sqft

12,197

HOA / mo

None

Furnished

No

List date

2026-10-08T19:46:57.000000Z

Revenue

Annual revenue

$36,370

ADR

$198

Occupancy

50%

Cleaning fees (12 mo)

$4,743

Confidence

Low (43.28), 7 comps

Comp revenue range (p25 / median / p75)

$18,835$27,613$40,460

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $27,613

  • 3 bedroom, 2 bath Townhouse with private driveway.

    Townhouse · 3 bd · 2 ba · sleeps 6 · 1.4 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $44,558ADR $201Occ ≈ 61%5★ (98)

    AirbnbVrbo

  • Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo

    House · 5 bd · 3 ba · sleeps 11 · 1.5 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $46,209ADR $445Occ ≈ 28%5★ (22)

    AirbnbVrbo

  • Driftless Escape A-Frame Cabin

    Cabin · 3 bd · 1.5 ba · sleeps 6 · 1.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $3,184ADR $294Occ ≈ 3%5★ (2)

    Airbnb

  • Aspen Valley Retreat • Spacious Family Home

    House · 3 bd · 3 ba · sleeps 7 · 1.5 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,362ADR $278Occ ≈ 36%4.3★ (24)

    AirbnbVrbo

  • Home Sweet Home

    House · 3 bd · 2 ba · sleeps 5 · 1.7 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +3

    Revenue $13,961ADR $169Occ ≈ 23%4.5★ (23)

    Airbnb

  • Charming and comfy: 3BR home on quiet street

    House · 3 bd · 2 ba · sleeps 7 · 1.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $23,708ADR $175Occ ≈ 37%5★ (43)

    Airbnb

  • The Drift Inn, Old charm, Quiet, Fenced backyard

    House · 3 bd · 1 ba · sleeps 6 · 1.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $27,613ADR $130Occ ≈ 58%4.6★ (37)

    AirbnbVrboBooking

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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium

Est. revenue

$36,370

NOI

$16,341

Cash flow /mo

-$647

Cash needed

$127,371

Cash-on-cash

-6.1%

ROE (yr 1)

4.1%

Cap rate

4.5%

DSCR

0.68

Year-1 write-off

$78,697

Year-1 tax shield @ 32%

$25,183

Year-1 return on equity

  • Cash flow (annual)-$7,766
  • Principal paydown$2,189
  • Appreciation at%$10,797
ROE4.1%

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)$7,274
  • Platform fees (3% of revenue)$1,091
  • Maintenance / capex (5% of revenue)$1,819
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,864
  • Insurance (STR-rated)$1,782

Cash needed to close

  • Down payment (25%)$89,975
  • Closing costs (4.0%)$14,396
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,183

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

$272,000

Short-life (5/15-yr)

$55,000 · 20%

Year-1 deduction

$79,000

Year-1 tax shield @ 32%

$25,000

Land 24% (county tax record, assessed value split) · building $217,000 over 39 years · new furniture $23,000

Based on: 2,396 sq ft, built 1876, 4 bd / 2 ba, unfurnished, listing features (appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $61,000 in year 1 (14% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$59,500

  • Kitchen cabinetsdefault

    $11,100 new × 40% good × 1.54 allocation

    $6,800

  • Kitchen countertopsdefault

    $9,000 new × 40% good × 1.54 allocation

    $5,600

  • Decorative trimdefault

    $4,200 new × 40% good × 1.54 allocation

    $2,600

  • Mirrorsdefault

    $300 new × 40% good × 1.54 allocation

    $200

  • Shelvingdefault

    $1,500 new × 40% good × 1.54 allocation

    $900

  • Window coverings (24)default

    $6,000 new × 40% good × 1.54 allocation

    $3,700

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

    $6,200 new × 40% good × 1.54 allocation

    $3,800

  • Kitchen & laundry equipment plumbingdefault

    $8,600 new × 40% good × 1.54 allocation

    $5,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,200 new × 40% good × 1.54 allocation

    $3,200

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

    $7,000 new × 40% good × 1.54 allocation

    $4,300

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$19,000

  • Paving: driveway & walks (paved)listing

    $10,100 new × 50% good × 1.54 allocation

    $7,800

  • Landscaping (typical)default

    $9,800 new × 50% good × 1.54 allocation

    $7,500

  • Patiosdefault

    $2,400 new × 50% good × 1.54 allocation

    $1,800

  • Decks & porches (attached)default

    $2,400 new × 50% good × 1.54 allocation

    $1,800
Building, 39-year$216,600

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

    $260,000 new × 40% good × 1.54 allocation

    $160,500

  • Building plumbing & fixturesdefault

    $27,000 new × 40% good × 1.54 allocation

    $16,700

  • Building electrical & lightingdefault

    $27,600 new × 40% good × 1.54 allocation

    $17,100

  • HVACdefault

    $27,000 new × 40% good × 1.54 allocation

    $16,700

  • Hardwood & tile floorsdefault

    $9,300 new × 40% good × 1.54 allocation

    $5,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$59,500$19,000$200$78,700
2$0$0$5,600$5,600
3$0$0$5,600$5,600
4$0$0$5,600$5,600
5$0$0$5,600$5,600
6+$0$0$194,100$194,100
Total$59,500$19,000$216,600$295,100

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.