1003 Caledonia St
La Crosse, WI 54603
$259,900
2 bd · 0.5 ba · 1,040 sqft · Listed 1d ago
View on Realtor.com →Year built
2025
Sqft
1,040
Lot sqft
—
HOA / mo
$0
Furnished
No
List date
2026-10-12T21:54:55.000000Z
Revenue
Annual revenue
$15,337
ADR
$124
Occupancy
34%
Cleaning fees (12 mo)
$1,232
Confidence
High (80.9), 6 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $14,484
Clean & Cozy
Apartment · 2 bd · 1 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $13,788ADR $145Occ ≈ 26%4.1★ (38)
Heart of La Crosse
Apartment · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $15,180ADR $130Occ ≈ 32%4.2★ (32)
Many amenities in house close to pool and river.
House · 2 bd · 1.5 ba · sleeps 5 · 0.4 mi
Revenue $20,063ADR $104Occ ≈ 53%5★ (17)
Delisted
Cozy & clean
Apartment · 2 bd · 1 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $16,006ADR $139Occ ≈ 32%3.1★ (6)
Cozy Cabin Cruiser
House · 2 bd · 1.5 ba · sleeps 4 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $12,687ADR $88Occ ≈ 39%4.9★ (24)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Clean & Cozy Apartment
| 2 bd · 1 ba · sleeps 6 | $13,788 | $145 | 26% | 4.1★ (38) | 0.2 mi | Vrbo |
Heart of La Crosse Apartment
| 2 bd · 1 ba · sleeps 4 | $15,180 | $130 | 32% | 4.2★ (32) | 0.4 mi | Airbnb |
Many amenities in house close to pool and river. House | 2 bd · 1.5 ba · sleeps 5 | $20,063 | $104 | 53% | 5★ (17) | 0.4 mi | Delisted |
Cozy & clean Apartment
| 2 bd · 1 ba · sleeps 4 | $16,006 | $139 | 32% | 3.1★ (6) | 0.5 mi | Airbnb |
Seas the Stay Floating Family Fun Boat
| 2 bd · 1 ba · sleeps 6 | $12,257 | $192 | 17% | 4.7★ (14) | 0.6 mi | AirbnbVrbo |
Cozy Cabin Cruiser House
| 2 bd · 1.5 ba · sleeps 4 | $12,687 | $88 | 39% | 4.9★ (24) | 0.7 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
Est. revenue
$15,337
NOI
$519
Cash flow /mo
$43
Cash needed
$286,296
Cash-on-cash (all cash)
0.2%
ROE (yr 1)
2.9%
Cap rate
0.2%
DSCR
—
Year-1 write-off
$66,469
Year-1 tax shield @ 32%
$21,270
Year-1 return on equity
- Cash flow (annual)$519
- Principal paydown (n/a, cash)$0
- Appreciation at%$7,797
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)$3,067
- Platform fees (3% of revenue)$460
- Maintenance / capex (5% of revenue)$767
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,037
- Insurance (STR-rated)$1,287
Cash needed to close
- Purchase price (all cash)$259,900
- Closing costs (4.0%)$10,396
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,270
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
$243,000
Short-life (5/15-yr)
$50,000 · 21%
Year-1 deduction
$66,000
Year-1 tax shield @ 32%
$21,000
Land 7% (county tax record, assessed value split) · building $192,000 over 39 years · new furniture $16,000
Based on: 1,040 sq ft, built 2025, 2 bd / 0.5 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $44,000 in year 1 (12% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,100
Kitchen cabinetsdefault
$8,100 new × 96% good × 1.31 allocation
- $8,300
Kitchen countertopsdefault
$6,600 new × 96% good × 1.31 allocation
- $2,300
Decorative trimdefault
$1,800 new × 96% good × 1.31 allocation
- $200
Mirrorsdefault
$200 new × 92% good × 1.31 allocation
- $1,100
Shelvingdefault
$900 new × 96% good × 1.31 allocation
- $2,900
Window coverings (10)default
$2,500 new × 90% good × 1.31 allocation
- $3,200
Carpet, vinyl & laminate (40% of floors)default
$2,700 new × 92% good × 1.31 allocation
- $8,000
Kitchen & laundry equipment plumbingdefault
$6,300 new × 98% good × 1.31 allocation
- $4,900
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 98% good × 1.31 allocation
- $9,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 92% good × 1.31 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $144,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$112,600 new × 98% good × 1.31 allocation
- $14,900
Building plumbing & fixturesdefault
$11,600 new × 98% good × 1.31 allocation
- $13,400
Building electrical & lightingdefault
$10,500 new × 98% good × 1.31 allocation
- $14,500
HVACdefault
$11,700 new × 95% good × 1.31 allocation
- $5,000
Hardwood & tile floorsdefault
$4,000 new × 96% good × 1.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $66,300 | $0 | $200 | $66,500 |
| 2 | $0 | $0 | $4,900 | $4,900 |
| 3 | $0 | $0 | $4,900 | $4,900 |
| 4 | $0 | $0 | $4,900 | $4,900 |
| 5 | $0 | $0 | $4,900 | $4,900 |
| 6+ | $0 | $0 | $172,400 | $172,400 |
| Total | $66,300 | $0 | $192,400 | $258,600 |
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.