703 Evergreen Dr
Holmen, WI 54636
$389,900
5 bd · 2 ba · 2,300 sqft · Listed 2d ago
View on Realtor.com →Year built
1983
Sqft
2,300
Lot sqft
9,583
HOA / mo
None
Furnished
No
List date
2026-09-29T16:00:26.000000Z
Revenue
Annual revenue
$44,244
ADR
$240
Occupancy
51%
Cleaning fees (12 mo)
$3,744
Confidence
Med (69.88), 5 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 · 1.7 mi
Revenue $49,550ADR $326Occ ≈ 42%4.9★ (105)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 2.3 mi
Revenue $24,849ADR $142Occ ≈ 48%4.9★ (163)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 3.8 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
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) | 1.7 mi | Vrbo |
House on onalaska Wisconsin 4 bedroom 3 Beth House | 4 bd · 2.5 ba · sleeps 8 | $24,849 | $142 | 48% | 4.9★ (163) | 2.3 mi | Airbnb |
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House | 5 bd · 3 ba · sleeps 11 | $41,417 | $444 | 26% | 5★ (19) | 3.3 mi | AirbnbVrbo |
Northshore Getaway House | 4 bd · 2 ba · sleeps 6 | $57,445 | $238 | 66% | 4.7★ (30) | 3.8 mi | Airbnb |
Backwater hideaway. Big house with water access. House | 4 bd · 2.5 ba · sleeps 8 | $35,478 | $189 | 51% | 4.8★ (119) | 3.8 mi | AirbnbVrbo |
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
$44,244
NOI
$20,657
Cash flow /mo
-$380
Cash needed
$139,571
Cash-on-cash
-3.3%
ROE (yr 1)
6.9%
Cap rate
5.3%
DSCR
0.82
Year-1 write-off
$109,348
Year-1 tax shield @ 32%
$34,991
Year-1 return on equity
- Cash flow (annual)-$4,556
- Principal paydown$2,551
- Appreciation at%$11,697
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)$8,849
- Platform fees (3% of revenue)$1,327
- Maintenance / capex (5% of revenue)$2,212
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,069
- Insurance (STR-rated)$1,930
Cash needed to close
- Down payment (25%)$97,475
- Closing costs (4.0%)$15,596
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$34,991
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
$331,000
Short-life (5/15-yr)
$82,000 · 25%
Year-1 deduction
$109,000
Year-1 tax shield @ 32%
$35,000
Land 15% (county tax record, assessed value split) · building $249,000 over 39 years · new furniture $27,000
Based on: 2,300 sq ft, built 1983, 5 bd / 2 ba, unfurnished, listing features (deck, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $65,000 in year 1 (11% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$10,800 new × 40% good × 1.82 allocation
- $8,100
Kitchen countertops (stone)listing
$11,100 new × 40% good × 1.82 allocation
- $2,900
Decorative trimdefault
$4,000 new × 40% good × 1.82 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.82 allocation
- $1,300
Shelvingdefault
$1,800 new × 40% good × 1.82 allocation
- $4,200
Window coverings (23)default
$5,800 new × 40% good × 1.82 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$8,400 new × 40% good × 1.82 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$5,100 new × 40% good × 1.82 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 1.82 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $9,100
Paving: driveway & walks (paved)listing
$9,900 new × 50% good × 1.82 allocation
- $8,700
Landscaping (typical)default
$9,600 new × 50% good × 1.82 allocation
- $2,100
Patiosdefault
$2,300 new × 50% good × 1.82 allocation
- $23,600
Decks & porches (attached)listing
$25,900 new × 50% good × 1.82 allocation
- $181,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$249,200 new × 40% good × 1.82 allocation
- $18,900
Building plumbing & fixturesdefault
$25,900 new × 40% good × 1.82 allocation
- $19,300
Building electrical & lightingdefault
$26,400 new × 40% good × 1.82 allocation
- $18,900
HVACdefault
$25,900 new × 40% good × 1.82 allocation
- $10,800
Hardwood & tile floorsdefault
$14,800 new × 40% good × 1.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,100 | $43,400 | $800 | $109,300 |
| 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 | $223,000 | $223,000 |
| Total | $65,100 | $43,400 | $249,400 | $357,900 |
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.