633 12th Ave N
Onalaska, WI 54650
$279,900
5 bd · 2 ba · 1,628 sqft · Listed 30d ago
View on Realtor.com →Year built
1971
Sqft
1,628
Lot sqft
10,019
HOA / mo
None
Furnished
No
List date
2026-09-01T16:55:20.000000Z
Revenue
Annual revenue
$52,409
ADR
$291
Occupancy
49%
Cleaning fees (12 mo)
$5,592
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Cozy, country-feel, private, close to everything, for family & friends to gather
House · 6 bd · 2 ba · sleeps 22 · 2.4 mi
Revenue $49,550ADR $326Occ ≈ 42%4.9★ (105)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 4.5 mi
Revenue $47,386ADR $259Occ ≈ 50%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House | 5 bd · 3 ba · sleeps 11 | $41,417 | $444 | 26% | 5★ (19) | 0.8 mi | AirbnbVrbo |
Cozy, country-feel, private, close to everything, for family & friends to gather House | 6 bd · 2 ba · sleeps 22 | $49,550 | $326 | 42% | 4.9★ (105) | 2.4 mi | Vrbo |
Private home,accessible,parking House | 5 bd · 1.5 ba · sleeps 14 | $45,614 | $264 | 47% | 4.8★ (63) | 2.7 mi | AirbnbVrbo |
Top Shelf Suite Apartment | 4 bd · 1.5 ba · sleeps 8 | $47,386 | $259 | 50% | 5★ (25) | 4.5 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$52,409
NOI
$28,076
Cash flow /mo
$831
Cash needed
$107,671
Cash-on-cash
9.3%
ROE (yr 1)
18.8%
Cap rate
10.0%
DSCR
1.55
Year-1 write-off
$83,099
Year-1 tax shield @ 32%
$26,592
Year-1 return on equity
- Cash flow (annual)$9,977
- Principal paydown$1,832
- Appreciation at%$8,397
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)$10,482
- Platform fees (3% of revenue)$1,572
- Maintenance / capex (5% of revenue)$2,620
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,073
- Insurance (STR-rated)$1,386
Cash needed to close
- Down payment (25%)$69,975
- Closing costs (4.0%)$11,196
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,592
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
$216,000
Short-life (5/15-yr)
$56,000 · 26%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$27,000
Land 23% (county tax record, assessed value split) · building $160,000 over 39 years · new furniture $27,000
Based on: 1,628 sq ft, built 1971, 5 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $67,000 in year 1 (19% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,200
Kitchen cabinetsdefault
$9,400 new × 40% good × 1.66 allocation
- $5,100
Kitchen countertopsdefault
$7,700 new × 40% good × 1.66 allocation
- $1,900
Decorative trimdefault
$2,800 new × 40% good × 1.66 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.66 allocation
- $1,200
Shelvingdefault
$1,800 new × 40% good × 1.66 allocation
- $2,700
Window coverings (16)default
$4,000 new × 40% good × 1.66 allocation
- $4,800
Kitchen & laundry equipment plumbingdefault
$7,300 new × 40% good × 1.66 allocation
- $2,900
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 1.66 allocation
- $5,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.66 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,900
Paving: driveway & walks (paved)listing
$8,400 new × 50% good × 1.66 allocation
- $6,700
Landscaping (typical)default
$8,000 new × 50% good × 1.66 allocation
- $6,100
Patioslisting
$7,300 new × 50% good × 1.66 allocation
- $1,300
Decks & porches (attached)default
$1,600 new × 50% good × 1.66 allocation
- $5,000
Fencinglisting
$6,000 new × 50% good × 1.66 allocation
- $116,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$175,800 new × 40% good × 1.66 allocation
- $12,100
Building plumbing & fixturesdefault
$18,300 new × 40% good × 1.66 allocation
- $11,900
Building electrical & lightingdefault
$17,900 new × 40% good × 1.66 allocation
- $12,200
HVACdefault
$18,300 new × 40% good × 1.66 allocation
- $6,900
Hardwood & tile floorsdefault
$10,500 new × 40% good × 1.66 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $56,600 | $26,000 | $500 | $83,100 |
| 2 | $0 | $0 | $4,100 | $4,100 |
| 3 | $0 | $0 | $4,100 | $4,100 |
| 4 | $0 | $0 | $4,100 | $4,100 |
| 5 | $0 | $0 | $4,100 | $4,100 |
| 6+ | $0 | $0 | $142,800 | $142,800 |
| Total | $56,600 | $26,000 | $159,700 | $242,300 |
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.