2829 Hamilton St
La Crosse, WI 54603
$350,000
3 bd · 2 ba · 1,568 sqft · Listed 15d ago
View on Realtor.com →Year built
2021
Sqft
1,568
Lot sqft
5,663
HOA / mo
None
Furnished
No
List date
2026-09-16T14:48:19.000000Z
Revenue
Annual revenue
$37,463
ADR
$171
Occupancy
60%
Cleaning fees (12 mo)
$3,430
Confidence
Low (44.16), 19 comps
Comp revenue range (p25 / median / p75)
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 0.9 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 1.6 mi
Revenue $65,162ADR $331Occ ≈ 54%5★ (57)
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $40,782ADR $200Occ ≈ 56%4.9★ (132)
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 1.8 mi
Revenue $8,007ADR $168Occ ≈ 13%4.2★ (8)
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 1.8 mi
Revenue $10,830ADR $148Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Drift Inn, Old charm, Quiet, Fenced backyard House | 3 bd · 1 ba · sleeps 6 | $27,605 | $127 | 60% | 4.6★ (36) | 0.6 mi | AirbnbVrboBooking |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 0.9 mi | Airbnb |
Historic Carter House-Rivertown Romance-Licensed! House | 3 bd · 1.5 ba · sleeps 10 | $41,294 | $161 | 70% | 4.9★ (254) | 1.0 mi | AirbnbVrbo |
River Rambler House | 3 bd · 2 ba · sleeps 7 | $49,955 | $226 | 61% | 4.9★ (208) | 1.4 mi | AirbnbVrbo |
Riverfront Home with Eagle Views House | 3 bd · 2 ba · sleeps 6 | $60,646 | $379 | 44% | 5★ (130) | 1.6 mi | AirbnbVrbo |
Cozy 3-bedroom home on the river House | 3 bd · 1 ba · sleeps 7 | $65,162 | $331 | 54% | 5★ (57) | 1.6 mi | Airbnb |
River Front Property House | 3 bd · 1 ba · sleeps 6 | $40,782 | $200 | 56% | 4.9★ (132) | 1.7 mi | Vrbo |
3-bedroom villa in enchanting La Crosse with river access House | 3 bd · 1 ba · sleeps 5 | $8,007 | $168 | 13% | 4.2★ (8) | 1.8 mi | Vrbo |
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $10,830 | $148 | 20% | — | 1.8 mi | Airbnb |
Caroline Suite House | 3 bd · 2 ba · sleeps 8 | $68,406 | $269 | 70% | 5★ (63) | 1.8 mi | Airbnb |
Show all 19 comps
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 2.0 mi
Revenue $48,488ADR $231Occ ≈ 58%4.6★ (11)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 2.0 mi
Revenue $23,407ADR $247Occ ≈ 26%4.9★ (12)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 2.0 mi
Revenue $28,038ADR $256Occ ≈ 30%4.8★ (18)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 2.0 mi
Revenue $60,884ADR $211Occ ≈ 79%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bayfront Chalet on Richmond Bay Chalet | 3 bd · 2 ba · sleeps 8 | $50,179 | $267 | 51% | 4.8★ (230) | 1.9 mi | AirbnbVrbo |
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $11,392 | $122 | 26% | 3.8★ (38) | 1.9 mi | AirbnbVrbo |
Cute Cottage on the River House | 3 bd · 1 ba · sleeps 5 | $23,435 | $120 | 54% | 4.7★ (50) | 1.9 mi | AirbnbVrbo |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,438 | $99 | 4% | — | 2.0 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $48,488 | $231 | 58% | 4.6★ (11) | 2.0 mi | Vrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat | 3 bd · 2 ba · sleeps 6 | $23,407 | $247 | 26% | 4.9★ (12) | 2.0 mi | Airbnb |
Luxurious Floating Cabin House boat | 3 bd · 2 ba · sleeps 8 | $28,038 | $256 | 30% | 4.8★ (18) | 2.0 mi | Airbnb |
b3 FIVE7 Yacht House boat | 3 bd · 1 ba · sleeps 8 | $30,583 | $130 | 64% | 4.8★ (51) | 2.0 mi | AirbnbVrbo |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,884 | $211 | 79% | — | 2.0 mi | Booking |
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
$37,463
NOI
$16,394
Cash flow /mo
-$520
Cash needed
$121,000
Cash-on-cash
-5.2%
ROE (yr 1)
5.4%
Cap rate
4.7%
DSCR
0.72
Year-1 write-off
$90,291
Year-1 tax shield @ 32%
$28,893
Year-1 return on equity
- Cash flow (annual)-$6,238
- Principal paydown$2,290
- Appreciation at%$10,500
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)$7,493
- Platform fees (3% of revenue)$1,124
- Maintenance / capex (5% of revenue)$1,873
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,647
- Insurance (STR-rated)$1,733
Cash needed to close
- Down payment (25%)$87,500
- Closing costs (4.0%)$14,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,893
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
$321,000
Short-life (5/15-yr)
$70,000 · 22%
Year-1 deduction
$90,000
Year-1 tax shield @ 32%
$29,000
Land 8% (county tax record, assessed value split) · building $251,000 over 39 years · new furniture $20,000
Based on: 1,568 sq ft, built 2021, 3 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: $69,000 in year 1 (15% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,900
Kitchen cabinetsdefault
$9,200 new × 80% good × 1.21 allocation
- $7,300
Kitchen countertopsdefault
$7,600 new × 80% good × 1.21 allocation
- $2,600
Decorative trimdefault
$2,700 new × 80% good × 1.21 allocation
- $200
Mirrorsdefault
$300 new × 58% good × 1.21 allocation
- $1,200
Shelvingdefault
$1,200 new × 80% good × 1.21 allocation
- $2,400
Window coverings (16)default
$4,000 new × 50% good × 1.21 allocation
- $7,800
Kitchen & laundry equipment plumbingdefault
$7,200 new × 90% good × 1.21 allocation
- $4,700
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 90% good × 1.21 allocation
- $5,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 58% good × 1.21 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,900
Paving: driveway & walks (paved)listing
$8,200 new × 80% good × 1.21 allocation
- $7,600
Landscaping (typical)default
$7,900 new × 80% good × 1.21 allocation
- $6,800
Patioslisting
$7,100 new × 80% good × 1.21 allocation
- $1,400
Decks & porches (attached)default
$1,500 new × 75% good × 1.21 allocation
- $5,400
Fencinglisting
$6,000 new × 75% good × 1.21 allocation
- $187,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$169,800 new × 92% good × 1.21 allocation
- $19,100
Building plumbing & fixturesdefault
$17,600 new × 90% good × 1.21 allocation
- $18,600
Building electrical & lightingdefault
$17,100 new × 90% good × 1.21 allocation
- $16,000
HVACdefault
$17,700 new × 75% good × 1.21 allocation
- $9,700
Hardwood & tile floorsdefault
$10,100 new × 80% good × 1.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $60,300 | $29,200 | $800 | $90,300 |
| 2 | $0 | $0 | $6,400 | $6,400 |
| 3 | $0 | $0 | $6,400 | $6,400 |
| 4 | $0 | $0 | $6,400 | $6,400 |
| 5 | $0 | $0 | $6,400 | $6,400 |
| 6+ | $0 | $0 | $224,500 | $224,500 |
| Total | $60,300 | $29,200 | $251,100 | $340,600 |
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.