3617 Raintree Pl

La Crosse, WI 54601

$420,000

2 bd · 2.5 ba · 3,000 sqft · Listed 1d ago

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Low confidence

Year built

1992

Sqft

3,000

Lot sqft

10,019

HOA / mo

None

Furnished

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)

$8,174$18,590$34,522

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)
Airbnb
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%—
Airbnb
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)
Airbnb
'RiverSong' Waterfront La Crosse Home w/ Dock
House · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $71,030ADR $266Occ ≈ 73%5★ (200)
Airbnb Vrbo Booking
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)
Airbnb
3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities
House · 3 bd · 3 ba · sleeps 11 · 0.8 mi
- Hot tub
- Pool
- A/C
- Free parking
- +5
Revenue $55,175ADR $247Occ ≈ 61%5★ (156)
Airbnb Vrbo
Wilson Schoolhouse Inn
House · 2 bd · 2 ba · sleeps 8 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $34,522ADR $179Occ ≈ 53%5★ (199)
Airbnb Vrbo
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)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy Hillside Hideaway House A/C Free parking Pets OK Wifi +3	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 A/C Free parking Wifi Kitchen +1	2 bd · 1 ba · sleeps 2	$2,247	$88	7%	—	0.3 mi	Airbnb
River City Basecamp Guest suite A/C Free parking Wifi Kitchen +1	3 bd · 1 ba · sleeps 7	$8,174	$151	15%	5★ (15)	0.5 mi	Airbnb
'RiverSong' Waterfront La Crosse Home w/ Dock House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$71,030	$266	73%	5★ (200)	0.6 mi	Airbnb Vrbo Booking
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 A/C Free parking Pets OK Wifi +5	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 Hot tub Pool A/C Free parking +5	3 bd · 3 ba · sleeps 11	$55,175	$247	61%	5★ (156)	0.8 mi	Airbnb Vrbo
Wilson Schoolhouse Inn House A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 8	$34,522	$179	53%	5★ (199)	0.8 mi	Airbnb Vrbo
The Bluffside Bungalow on the South Side La Crosse House A/C Free parking Pets OK Wifi +2	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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$34,157

NOI

$9,707

Cash flow /mo

$809

Cash needed

$458,800

Cash-on-cash (all cash)

2.1%

ROE (yr 1)

4.9%

Cap rate

2.3%

DSCR

—

Year-1 write-off

$85,266

Year-1 tax shield @ 32%

$27,285

Year-1 return on equity

Cash flow (annual)$9,707
Principal paydown (n/a, cash)$0
Appreciation at%$12,600

ROE4.9%

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

Purchase price (all cash)$420,000
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.

5-year property$61,600

Kitchen cabinetsdefault
$12,400 new × 40% good × 1.65 allocation
$8,200
Kitchen countertopsdefault
$10,100 new × 40% good × 1.65 allocation
$6,700
Decorative trimdefault
$5,300 new × 40% good × 1.65 allocation
$3,500
Mirrorsdefault
$300 new × 40% good × 1.65 allocation
$200
Shelvingdefault
$900 new × 40% good × 1.65 allocation
$600
Window coverings (30)default
$7,500 new × 40% good × 1.65 allocation
$5,000
Kitchen & laundry equipment plumbingdefault
$9,600 new × 40% good × 1.65 allocation
$6,400
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 40% good × 1.65 allocation
$3,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.65 allocation
$5,400
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$23,300

Paving: driveway & walks (paved)listing
$11,400 new × 50% good × 1.65 allocation
$9,400
Landscaping (typical)default
$10,900 new × 50% good × 1.65 allocation
$9,000
Patiosdefault
$3,000 new × 50% good × 1.65 allocation
$2,400
Decks & porches (attached)default
$3,000 new × 50% good × 1.65 allocation
$2,400

Building, 39-year$314,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,600 new × 43% good × 1.65 allocation
$233,700
Building plumbing & fixturesdefault
$33,800 new × 40% good × 1.65 allocation
$22,300
Building electrical & lightingdefault
$35,300 new × 40% good × 1.65 allocation
$23,300
HVACdefault
$33,800 new × 40% good × 1.65 allocation
$22,300
Hardwood & tile floorsdefault
$19,300 new × 40% good × 1.65 allocation
$12,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.