802 Laurel Pl E

Holmen, WI 54636

$369,900

3 bd · 2 ba · 2,033 sqft · Listed 3d ago

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Low confidence

Year built

1995

Sqft

2,033

Lot sqft

10,890

HOA / mo

None

Furnished

List date

2026-10-08T21:19:13.000000Z

Revenue

Annual revenue

$42,711

ADR

$111

Occupancy

98%

Cleaning fees (12 mo)

$4,904

Confidence

Low (38.16), 5 comps

Comp revenue range (p25 / median / p75)

$16,479$43,431$45,181

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $43,431

NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
Airbnb
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $45,181ADR $191Occ ≈ 65%4.8★ (4)
Airbnb Booking
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Airbnb
Corto's Ona-Lake House Rental, LLC
House · 3 bd · 2 ba · sleeps 12 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $43,431ADR $239Occ ≈ 50%5★ (158)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
NEW! The La Crosse Lodge Cabin A/C Free parking Pets OK Wifi +4	3 bd · 2.5 ba · sleeps 6	$56,218	$502	31%	5★ (17)	0.2 mi	Airbnb
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House	3 bd · 1 ba · sleeps 6	$45,181	$191	65%	4.8★ (4)	1.1 mi	Airbnb Booking
Adorable 3-bedroom bungalow near Lake Onalaska House	3 bd · 1 ba · sleeps 6	$7,134	$182	11%	4.6★	1.1 mi	Delisted
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House A/C Free parking Wifi Kitchen +2	3 bd · 1 ba · sleeps 6	$16,479	$198	23%	4.6★ (12)	1.1 mi	Airbnb
Corto's Ona-Lake House Rental, LLC House A/C Free parking Pets OK Wifi +5	3 bd · 2 ba · sleeps 12	$43,431	$239	50%	5★ (158)	1.9 mi	Airbnb Vrbo

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

$42,711

NOI

$19,431

Cash flow /mo

$1,619

Cash needed

$404,196

Cash-on-cash (all cash)

4.8%

ROE (yr 1)

7.6%

Cap rate

5.3%

DSCR

—

Year-1 write-off

$93,813

Year-1 tax shield @ 32%

$30,020

Year-1 return on equity

Cash flow (annual)$19,431
Principal paydown (n/a, cash)$0
Appreciation at%$11,097

ROE7.6%

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)$8,542
Platform fees (3% of revenue)$1,281
Maintenance / capex (5% of revenue)$2,136
Utilities & supplies$4,200
HOA$0
Property tax$5,290
Insurance (STR-rated)$1,831

Cash needed to close

Purchase price (all cash)$369,900
Closing costs (4.0%)$14,796
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$30,020

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

$310,000

Short-life (5/15-yr)

$74,000 · 24%

Year-1 deduction

$94,000

Year-1 tax shield @ 32%

$30,000

Land 16% (county tax record, assessed value split) · building $236,000 over 39 years · new furniture $20,000

Based on: 2,033 sq ft, built 1995, 3 bd / 2 ba, unfurnished, listing features (deck, fireplace, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $58,000 in year 1 (12% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$56,700

Kitchen cabinetsdefault
$10,300 new × 40% good × 1.71 allocation
$7,000
Kitchen countertopsdefault
$8,400 new × 40% good × 1.71 allocation
$5,700
Decorative trimdefault
$3,600 new × 40% good × 1.71 allocation
$2,400
Mirrorsdefault
$300 new × 40% good × 1.71 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.71 allocation
$800
Window coverings (20)default
$5,000 new × 40% good × 1.71 allocation
$3,400
Carpet, vinyl & laminate (40% of floors)default
$5,200 new × 40% good × 1.71 allocation
$3,600
Kitchen & laundry equipment plumbingdefault
$8,000 new × 40% good × 1.71 allocation
$5,400
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 40% good × 1.71 allocation
$3,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.71 allocation
$5,300
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$36,900

Paving: driveway & walks (paved)listing
$9,300 new × 50% good × 1.71 allocation
$8,000
Landscaping (typical)default
$9,000 new × 50% good × 1.71 allocation
$7,700
Patiosdefault
$2,000 new × 50% good × 1.71 allocation
$1,700
Decks & porches (attached)listing
$22,900 new × 50% good × 1.71 allocation
$19,500

Building, 39-year$236,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$220,600 new × 48% good × 1.71 allocation
$182,000
Building plumbing & fixturesdefault
$22,900 new × 40% good × 1.71 allocation
$15,600
Building electrical & lightingdefault
$23,000 new × 40% good × 1.71 allocation
$15,700
HVACdefault
$22,900 new × 40% good × 1.71 allocation
$15,600
Hardwood & tile floorsdefault
$7,800 new × 40% good × 1.71 allocation
$5,400
Fireplacelisting
$2,600 new × 40% good × 1.71 allocation
$1,800

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	$56,700	$36,900	$300	$93,800
2	$0	$0	$6,100	$6,100
3	$0	$0	$6,100	$6,100
4	$0	$0	$6,100	$6,100
5	$0	$0	$6,100	$6,100
6+	$0	$0	$211,700	$211,700
Total	$56,700	$36,900	$236,200	$329,700

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.