3617 Raintree Pl
La Crosse, WI 54601
$420,000
2 bd · 2.5 ba · 3,000 sqft · Listed 1d ago
View on Realtor.com →Year built
1992
Sqft
3,000
Lot sqft
10,019
HOA / mo
None
Furnished
No
List date
2026-10-22T17:54:26.000000Z
Revenue
Annual revenue
$34,157
ADR
$177
Occupancy
53%
Cleaning fees (12 mo)
$4,321
Confidence
Low (13.07), 8 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $18,590
Cozy Hillside Hideaway
House · 2 bd · 1 ba · sleeps 4 · 302 ft
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $5,012ADR $141Occ ≈ 10%5★ (5)
1 or 2 bedroom, and own bathroom. Shared kitchen.
House · 2 bd · 1 ba · sleeps 2 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $2,247ADR $88Occ ≈ 7%—
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $8,174ADR $151Occ ≈ 15%5★ (15)
GG's River Getaway
Apartment · 1 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $18,590ADR $1,394Occ ≈ 4%5★ (75)
Delisted
Waterfront Mississippi River Retreat
Apartment · 2 bd · 1 ba · sleeps 4 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $30,462ADR $235Occ ≈ 36%5★ (105)
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $17,789ADR $176Occ ≈ 28%4.7★ (13)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy Hillside Hideaway House
| 2 bd · 1 ba · sleeps 4 | $5,012 | $141 | 10% | 5★ (5) | 302 ft | Airbnb |
1 or 2 bedroom, and own bathroom. Shared kitchen. House
| 2 bd · 1 ba · sleeps 2 | $2,247 | $88 | 7% | — | 0.3 mi | Airbnb |
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $8,174 | $151 | 15% | 5★ (15) | 0.5 mi | Airbnb |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $71,030 | $266 | 73% | 5★ (200) | 0.6 mi | AirbnbVrboBooking |
GG's River Getaway Apartment | 1 bd · 1 ba · sleeps 4 | $18,590 | $1,394 | 4% | 5★ (75) | 0.7 mi | Delisted |
Waterfront Mississippi River Retreat Apartment
| 2 bd · 1 ba · sleeps 4 | $30,462 | $235 | 36% | 5★ (105) | 0.7 mi | Airbnb |
3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities House
| 3 bd · 3 ba · sleeps 11 | $55,175 | $247 | 61% | 5★ (156) | 0.8 mi | AirbnbVrbo |
Wilson Schoolhouse Inn House
| 2 bd · 2 ba · sleeps 8 | $34,522 | $179 | 53% | 5★ (199) | 0.8 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) | 1.5 mi | Airbnb |
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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$34,157
NOI
$9,707
Cash flow /mo
-$1,518
Cash needed
$143,800
Cash-on-cash
-12.7%
ROE (yr 1)
-2.1%
Cap rate
2.3%
DSCR
0.35
Year-1 write-off
$85,266
Year-1 tax shield @ 32%
$27,285
Year-1 return on equity
- Cash flow (annual)-$18,214
- Principal paydown$2,595
- Appreciation at%$12,600
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)$6,831
- Platform fees (3% of revenue)$1,025
- Maintenance / capex (5% of revenue)$1,708
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,607
- Insurance (STR-rated)$2,079
Cash needed to close
- Down payment (25%)$105,000
- Closing costs (4.0%)$16,800
- Furnishing (bought new)$22,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,285
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
$377,000
Short-life (5/15-yr)
$63,000 · 17%
Year-1 deduction
$85,000
Year-1 tax shield @ 32%
$27,000
Land 10% (county tax record, assessed value split) · building $314,000 over 39 years · new furniture $22,000
Based on: 3,000 sq ft, built 1992, 2 bd / 2.5 ba, unfurnished, listing features (game room, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $64,000 in year 1 (11% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,200
Kitchen cabinetsdefault
$12,400 new × 40% good × 1.65 allocation
- $6,700
Kitchen countertopsdefault
$10,100 new × 40% good × 1.65 allocation
- $3,500
Decorative trimdefault
$5,300 new × 40% good × 1.65 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.65 allocation
- $600
Shelvingdefault
$900 new × 40% good × 1.65 allocation
- $5,000
Window coverings (30)default
$7,500 new × 40% good × 1.65 allocation
- $6,400
Kitchen & laundry equipment plumbingdefault
$9,600 new × 40% good × 1.65 allocation
- $3,800
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 40% good × 1.65 allocation
- $5,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.65 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $9,400
Paving: driveway & walks (paved)listing
$11,400 new × 50% good × 1.65 allocation
- $9,000
Landscaping (typical)default
$10,900 new × 50% good × 1.65 allocation
- $2,400
Patiosdefault
$3,000 new × 50% good × 1.65 allocation
- $2,400
Decks & porches (attached)default
$3,000 new × 50% good × 1.65 allocation
- $233,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,600 new × 43% good × 1.65 allocation
- $22,300
Building plumbing & fixturesdefault
$33,800 new × 40% good × 1.65 allocation
- $23,300
Building electrical & lightingdefault
$35,300 new × 40% good × 1.65 allocation
- $22,300
HVACdefault
$33,800 new × 40% good × 1.65 allocation
- $12,800
Hardwood & tile floorsdefault
$19,300 new × 40% good × 1.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,600 | $23,300 | $300 | $85,300 |
| 2 | $0 | $0 | $8,100 | $8,100 |
| 3 | $0 | $0 | $8,100 | $8,100 |
| 4 | $0 | $0 | $8,100 | $8,100 |
| 5 | $0 | $0 | $8,100 | $8,100 |
| 6+ | $0 | $0 | $281,900 | $281,900 |
| Total | $61,600 | $23,300 | $314,500 | $399,400 |
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.