2537 Bainbridge St
Campbell, WI 54603
$249,900
4 bd · 1.5 ba · 1,310 sqft · Listed 3d ago
View on Realtor.com →Year built
1968
Sqft
1,310
Lot sqft
9,583
HOA / mo
None
Furnished
No
List date
2026-11-09T21:48:52.000000Z
Revenue
Annual revenue
$35,815
ADR
$172
Occupancy
57%
Cleaning fees (12 mo)
$3,317
Confidence
Low (34.06), 22 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $27,781
French Island Easy Living!
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $24,836ADR $182Occ ≈ 37%4.9★ (85)
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 1.0 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $62,458ADR $338Occ ≈ 51%5★ (63)
Caroline Suite
House · 3 bd · 2 ba · sleeps 8 · 1.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $69,304ADR $269Occ ≈ 71%5★ (68)
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 1.2 mi
- A/C
- Pets OK
- Wifi
- Washer
Revenue $14,252ADR $153Occ ≈ 26%4★ (9)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.3 mi
Revenue $41,242ADR $210Occ ≈ 54%4.6★ (11)
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 1.3 mi
Revenue $7,352ADR $0Occ ≈ ——
Delisted
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $46,681ADR $502Occ ≈ 25%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
French Island Easy Living! House
| 3 bd · 2 ba · sleeps 7 | $24,836 | $182 | 37% | 4.9★ (85) | 0.7 mi | Airbnb |
Riverfront Home with Eagle Views House
| 3 bd · 2 ba · sleeps 6 | $65,103 | $381 | 47% | 5★ (131) | 0.9 mi | AirbnbVrbo |
River Rambler House
| 3 bd · 2 ba · sleeps 7 | $49,830 | $226 | 60% | 4.9★ (212) | 1.0 mi | AirbnbVrbo |
Cozy 3-bedroom home on the river House
| 3 bd · 1 ba · sleeps 7 | $62,458 | $338 | 51% | 5★ (63) | 1.0 mi | Airbnb |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $69,304 | $269 | 71% | 5★ (68) | 1.2 mi | Airbnb |
3-bedroom villa in enchanting La Crosse with river access House
| 3 bd · 1 ba · sleeps 5 | $14,252 | $153 | 26% | 4★ (9) | 1.2 mi | Vrbo |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $41,242 | $210 | 54% | 4.6★ (11) | 1.3 mi | Vrbo |
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $7,352 | $0 | — | — | 1.3 mi | Delisted |
Historic Carter House-Rivertown Romance-Licensed! House
| 3 bd · 1.5 ba · sleeps 10 | $38,892 | $163 | 65% | 4.9★ (259) | 1.4 mi | AirbnbVrbo |
Rustic Waterfront w/BOAT DOCK! House
| 3 bd · 2 ba · sleeps 10 | $46,681 | $502 | 25% | 5★ (25) | 1.4 mi | Airbnb |
Show 13 more
Cute Little Retreat
House · 3 bd · 1 ba · sleeps 5 · 1.4 mi
Revenue $1,766ADR $100Occ ≈ 5%—
Delisted
Cute Cottage on the River
House · 3 bd · 1 ba · sleeps 5 · 1.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $2,715ADR $108Occ ≈ 7%—
River Front Property
House · 3 bd · 1 ba · sleeps 1 · 1.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $41,746ADR $183Occ ≈ 62%4.9★ (145)
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 1.5 mi
Revenue $18,417ADR $112Occ ≈ 45%3.9★ (48)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 1.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $20,480ADR $237Occ ≈ 24%5★ (21)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $29,652ADR $231Occ ≈ 35%4.8★ (25)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 1.6 mi
Revenue $60,685ADR $214Occ ≈ 78%3.5★ (1)
Uptown Bungalow
House · 3 bd · 1.5 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $2,248ADR $171Occ ≈ 4%5★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bayfront Chalet Chalet
| 3 bd · 2 ba · sleeps 8 | $50,299 | $261 | 53% | 4.8★ (235) | 1.4 mi | AirbnbVrbo |
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $10,255 | $119 | 24% | 3.8★ (38) | 1.4 mi | AirbnbVrbo |
Cute Cottage on the River House
| 3 bd · 1 ba · sleeps 5 | $25,173 | $121 | 57% | 4.7★ (56) | 1.4 mi | AirbnbVrbo |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,766 | $100 | 5% | — | 1.4 mi | Delisted |
Cute Cottage on the River House
| 3 bd · 1 ba · sleeps 5 | $2,715 | $108 | 7% | — | 1.4 mi | Airbnb |
River Front Property House
| 3 bd · 1 ba · sleeps 1 | $41,746 | $183 | 62% | 4.9★ (145) | 1.4 mi | Vrbo |
The Drift Inn, Old charm, Quiet, Fenced backyard House
| 3 bd · 1 ba · sleeps 6 | $26,898 | $128 | 58% | 4.6★ (40) | 1.5 mi | AirbnbVrboBooking |
Bayfront Cottage is a 3 bedroom house on Richmond Bay. House | 3 bd · 1 ba · sleeps 6 | $18,417 | $112 | 45% | 3.9★ (48) | 1.5 mi | Vrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $20,480 | $237 | 24% | 5★ (21) | 1.5 mi | Airbnb |
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $29,652 | $231 | 35% | 4.8★ (25) | 1.6 mi | Airbnb |
b3 FIVE7 Yacht House boat
| 3 bd · 1 ba · sleeps 8 | $27,781 | $130 | 59% | 4.8★ (59) | 1.6 mi | AirbnbVrbo |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,685 | $214 | 78% | 3.5★ (1) | 1.6 mi | Booking |
Uptown Bungalow House
| 3 bd · 1.5 ba · sleeps 6 | $2,248 | $171 | 4% | 5★ (4) | 1.8 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
$35,815
NOI
$17,399
Cash flow /mo
$1,450
Cash needed
$282,896
Cash-on-cash (all cash)
6.2%
ROE (yr 1)
8.8%
Cap rate
7.0%
DSCR
—
Year-1 write-off
$64,798
Year-1 tax shield @ 32%
$20,735
Year-1 return on equity
- Cash flow (annual)$17,399
- Principal paydown (n/a, cash)$0
- Appreciation at%$7,497
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)$7,163
- Platform fees (3% of revenue)$1,074
- Maintenance / capex (5% of revenue)$1,791
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,951
- Insurance (STR-rated)$1,237
Cash needed to close
- Purchase price (all cash)$249,900
- Closing costs (4.0%)$9,996
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$20,735
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
$177,000
Short-life (5/15-yr)
$42,000 · 24%
Year-1 deduction
$65,000
Year-1 tax shield @ 32%
$21,000
Land 29% (county tax record, assessed value split) · building $135,000 over 39 years · new furniture $23,000
Based on: 1,310 sq ft, built 1968, 4 bd / 1.5 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $50,000 in year 1 (15% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,100
Kitchen cabinetsdefault
$8,700 new × 40% good × 1.75 allocation
- $5,000
Kitchen countertopsdefault
$7,100 new × 40% good × 1.75 allocation
- $1,600
Decorative trimdefault
$2,300 new × 40% good × 1.75 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.75 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.75 allocation
- $2,300
Window coverings (13)default
$3,300 new × 40% good × 1.75 allocation
- $4,700
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 1.75 allocation
- $2,900
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 1.75 allocation
- $2,800
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 1.75 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,600
Paving: driveway & walks (paved)listing
$7,500 new × 50% good × 1.75 allocation
- $6,300
Landscaping (typical)default
$7,200 new × 50% good × 1.75 allocation
- $1,100
Patiosdefault
$1,300 new × 50% good × 1.75 allocation
- $1,100
Decks & porches (attached)default
$1,300 new × 50% good × 1.75 allocation
- $99,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$141,500 new × 40% good × 1.75 allocation
- $10,300
Building plumbing & fixturesdefault
$14,700 new × 40% good × 1.75 allocation
- $9,700
Building electrical & lightingdefault
$13,900 new × 40% good × 1.75 allocation
- $10,300
HVACdefault
$14,800 new × 40% good × 1.75 allocation
- $5,900
Hardwood & tile floorsdefault
$8,400 new × 40% good × 1.75 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $49,500 | $15,200 | $100 | $64,800 |
| 2 | $0 | $0 | $3,500 | $3,500 |
| 3 | $0 | $0 | $3,500 | $3,500 |
| 4 | $0 | $0 | $3,500 | $3,500 |
| 5 | $0 | $0 | $3,500 | $3,500 |
| 6+ | $0 | $0 | $121,400 | $121,400 |
| Total | $49,500 | $15,200 | $135,500 | $200,100 |
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.