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1725 Mississippi St Unit 1727

1725 Mississippi St Unit 1727

La Crosse, WI 54601

$294,900

6 bd · 2 ba · 2,586 sqft · Listed today

View on Realtor.com →
Low confidenceEst. land %

Year built

1897

Sqft

2,586

Lot sqft

8,276

HOA / mo

None

Furnished

No

List date

2026-10-21T02:06:16.000000Z

Revenue

Annual revenue

$79,902

ADR

$350

Occupancy

63%

Cleaning fees (12 mo)

$11,740

Confidence

High (72.86), 5 comps

Comp revenue range (p25 / median / p75)

$60,324$69,254$100,097

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

Median revenue of shown comps: $69,254

  • La Crosse's Bluffside Retreat

    House · 5 bd · 2 ba · sleeps 8 · 0.5 mi

    Revenue $60,324ADR $766Occ ≈ 22%4.8★ (22)

    Delisted

  • Cozy 5BR Duplex by Mayo, 50-ft Parking

    House · 5 bd · 2 ba · sleeps 10 · 0.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $100,488ADR $307Occ ≈ 90%5★ (19)

    AirbnbVrbo

  • Mod Manor on Main- Celebrations, Reunions, Events

    House · 6 bd · 2.5 ba · sleeps 15 · 0.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $69,254ADR $573Occ ≈ 33%4.9★ (127)

    AirbnbVrbo

  • King Beds | Fenced Yard | Near Downtown

    House · 5 bd · 2 ba · sleeps 10 · 1.3 mi

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

    Revenue $100,097ADR $441Occ ≈ 62%5★ (188)

    AirbnbVrbo

  • House in the Hills! Charming luxury right in town

    House · 5 bd · 3 ba · sleeps 10 · 1.8 mi

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

    Revenue $58,149ADR $432Occ ≈ 37%5★ (201)

    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

Financing
Management

Est. revenue

$79,902

NOI

$46,735

Cash flow /mo

$3,895

Cash needed

$336,696

Cash-on-cash (all cash)

13.9%

ROE (yr 1)

16.5%

Cap rate

15.8%

DSCR

—

Year-1 write-off

$78,518

Year-1 tax shield @ 32%

$25,126

Year-1 return on equity

  • Cash flow (annual)$46,735
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$8,847
ROE16.5%

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)$15,980
  • Platform fees (3% of revenue)$2,397
  • Maintenance / capex (5% of revenue)$3,995
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$5,135
  • Insurance (STR-rated)$1,460

Cash needed to close

  • Purchase price (all cash)$294,900
  • Closing costs (4.0%)$11,796
  • Furnishing (bought new)$30,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,126

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$242,000

Short-life (5/15-yr)

$48,000 · 20%

Year-1 deduction

$79,000

Year-1 tax shield @ 32%

$25,000

Land 18% (market default, no usable tax-record split) · building $194,000 over 39 years · new furniture $30,000

Based on: 2,586 sq ft, built 1897, 6 bd / 2 ba, unfurnished, listing features (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.

5-year property$61,800

  • Kitchen cabinetsdefault

    $11,500 new × 40% good × 1.28 allocation

    $5,900

  • Kitchen countertopsdefault

    $9,400 new × 40% good × 1.28 allocation

    $4,800

  • Decorative trimdefault

    $4,500 new × 40% good × 1.28 allocation

    $2,300

  • Mirrorsdefault

    $300 new × 40% good × 1.28 allocation

    $200

  • Shelvingdefault

    $2,100 new × 40% good × 1.28 allocation

    $1,100

  • Window coverings (26)default

    $6,500 new × 40% good × 1.28 allocation

    $3,300

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

    $6,700 new × 40% good × 1.28 allocation

    $3,400

  • Kitchen & laundry equipment plumbingdefault

    $8,900 new × 40% good × 1.28 allocation

    $4,600

  • Kitchen, laundry & data equipment electricaldefault

    $5,400 new × 40% good × 1.28 allocation

    $2,800

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

    $7,000 new × 40% good × 1.28 allocation

    $3,600

  • Furniture bought newlisting

    $30,000 new × 100% good · bought separately

    $30,000
15-year land improvements$16,500

  • Paving: driveway & walks (paved)default

    $10,500 new × 50% good × 1.28 allocation

    $6,700

  • Landscaping (typical)default

    $10,100 new × 50% good × 1.28 allocation

    $6,500

  • Patiosdefault

    $2,600 new × 50% good × 1.28 allocation

    $1,600

  • Decks & porches (attached)default

    $2,600 new × 50% good × 1.28 allocation

    $1,600
Building, 39-year$193,500

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

    $280,200 new × 40% good × 1.28 allocation

    $143,200

  • Building plumbing & fixturesdefault

    $29,100 new × 40% good × 1.28 allocation

    $14,900

  • Building electrical & lightingdefault

    $30,100 new × 40% good × 1.28 allocation

    $15,400

  • HVACdefault

    $29,100 new × 40% good × 1.28 allocation

    $14,900

  • Hardwood & tile floorsdefault

    $10,000 new × 40% good × 1.28 allocation

    $5,100

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$61,800$16,500$200$78,500
2$0$0$5,000$5,000
3$0$0$5,000$5,000
4$0$0$5,000$5,000
5$0$0$5,000$5,000
6+$0$0$173,500$173,500
Total$61,800$16,500$193,500$271,800

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.