858 Vista Ct N
La Crosse, WI 54601
$365,000
3 bd · 3 ba · 2,205 sqft · Listed 10d ago
View on Realtor.com →Year built
1930
Sqft
2,205
Lot sqft
30,928
HOA / mo
None
Furnished
No
List date
2026-09-21T14:24:45.000000Z
Revenue
Annual revenue
$26,282
ADR
$129
Occupancy
56%
Cleaning fees (12 mo)
$2,204
Confidence
Low (41.56), 28 comps
Comp revenue range (p25 / median / p75)
2 Bedrooms! Great Location! Country in the City!
Apartment · 2 bd · 1 ba · sleeps 4 · 1.1 mi
Revenue $19,499ADR $140Occ ≈ 38%5★ (69)
Gnome sweet Gnome! On the park.
House · 3 bd · 1 ba · sleeps 4 · 1.3 mi
Revenue $6,176ADR $89Occ ≈ 19%5★ (1)
Near Dwtn La Crosse | King Bed | Porch | Parking
House · 3 bd · 1.5 ba · sleeps 6 · 1.4 mi
Revenue $23,766ADR $191Occ ≈ 34%4.9★ (37)
Historic Bluff View House-centrally located--ideal for extended stays
House · 2 bd · 1 ba · sleeps 7 · 1.4 mi
Revenue $16,011ADR $166Occ ≈ 26%—
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 1.5 mi
Revenue $31,181ADR $662Occ ≈ 13%5★ (1)
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 1.7 mi
Revenue $53,676ADR $315Occ ≈ 47%5★ (105)
Charming on Charles
House · 2 bd · 1 ba · sleeps 4 · 1.7 mi
Revenue $10,581ADR $884Occ ≈ 3%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
2 Bedrooms! Great Location! Country in the City! Apartment | 2 bd · 1 ba · sleeps 4 | $19,499 | $140 | 38% | 5★ (69) | 1.1 mi | Airbnb |
4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $54,809 | $273 | 55% | 4.8★ (42) | 1.2 mi | AirbnbVrbo |
Gnome sweet Gnome! On the park. House | 3 bd · 1 ba · sleeps 4 | $6,176 | $89 | 19% | 5★ (1) | 1.3 mi | Airbnb |
Bluff View House House | 2 bd · 1 ba · sleeps 7 | $14,442 | $0 | — | 4.8★ (140) | 1.3 mi | Airbnb |
Near Dwtn La Crosse | King Bed | Porch | Parking House | 3 bd · 1.5 ba · sleeps 6 | $23,766 | $191 | 34% | 4.9★ (37) | 1.4 mi | Airbnb |
Historic Bluff View House-centrally located--ideal for extended stays House | 2 bd · 1 ba · sleeps 7 | $16,011 | $166 | 26% | — | 1.4 mi | Vrbo |
Modern Nest | Campus Steps Away + Free Parking House | 3 bd · 2.5 ba · sleeps 6 | $31,181 | $662 | 13% | 5★ (1) | 1.5 mi | Airbnb |
The Drift Inn, Old charm, Quiet, Fenced backyard House | 3 bd · 1 ba · sleeps 6 | $27,605 | $127 | 60% | 4.6★ (36) | 1.6 mi | AirbnbVrboBooking |
Spacious Bluffside Home House | 3 bd · 2 ba · sleeps 8 | $53,676 | $315 | 47% | 5★ (105) | 1.7 mi | Airbnb |
Charming on Charles House | 2 bd · 1 ba · sleeps 4 | $10,581 | $884 | 3% | 5★ (3) | 1.7 mi | Airbnb |
Show all 29 comps
Bluffside Lodge -Steps away from trailheads & Food
House · 2 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $31,888ADR $145Occ ≈ 60%5★ (172)
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 1.7 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 1.7 mi
Revenue $28,289ADR $409Occ ≈ 19%5★ (34)
Heart of La Crosse
Apartment · 2 bd · 1 ba · sleeps 4 · 1.8 mi
Revenue $15,497ADR $131Occ ≈ 32%4.3★ (31)
Cozy & clean
Apartment · 2 bd · 1 ba · sleeps 4 · 1.8 mi
Revenue $16,478ADR $141Occ ≈ 32%3.1★ (6)
Many amenities in house close to pool and river.
House · 2 bd · 1.5 ba · sleeps 5 · 1.8 mi
Revenue $19,880ADR $103Occ ≈ 53%5★ (17)
Clean and cozy in the heart of La Crosse
Apartment · 2 bd · 1 ba · sleeps 6 · 1.8 mi
Revenue $455ADR $198Occ ≈ 1%3.4★ (3)
Home Sweet Suite Home
House · 2 bd · 1 ba · sleeps 5 · 1.8 mi
Revenue $19,314ADR $59Occ ≈ 90%4.8★ (228)
Clean & Cozy
Apartment · 2 bd · 1 ba · sleeps 6 · 1.8 mi
Revenue $14,105ADR $143Occ ≈ 27%4.2★ (38)
Travelers home base just off I90
Townhouse · 2 bd · 1 ba · sleeps 4 · 1.8 mi
Revenue $8,697ADR $62Occ ≈ 38%5★ (2)
European Hospitality. Norwegian Design.
House · 2 bd · 1.5 ba · sleeps 2 · 1.9 mi
Revenue $9,033ADR $37Occ ≈ 67%4.8★ (119)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 1.9 mi
Revenue $47,386ADR $259Occ ≈ 50%5★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bluffside Lodge -Steps away from trailheads & Food House | 2 bd · 1 ba · sleeps 6 | $31,888 | $145 | 60% | 5★ (172) | 1.7 mi | Airbnb |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 1.7 mi | Airbnb |
Capeside Cottage House | 3 bd · 1.5 ba · sleeps 6 | $28,117 | $270 | 29% | 4.9★ (136) | 1.7 mi | AirbnbVrbo |
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House | 3 bd · 2 ba · sleeps 7 | $28,289 | $409 | 19% | 5★ (34) | 1.7 mi | Airbnb |
Historic Carter House-Rivertown Romance-Licensed! House | 3 bd · 1.5 ba · sleeps 10 | $41,294 | $161 | 70% | 4.9★ (254) | 1.7 mi | AirbnbVrbo |
Heart of La Crosse Apartment | 2 bd · 1 ba · sleeps 4 | $15,497 | $131 | 32% | 4.3★ (31) | 1.8 mi | Airbnb |
Bluffside Rambler House | 2 bd · 1 ba · sleeps 4 | $24,837 | $175 | 39% | 4.9★ (113) | 1.8 mi | AirbnbVrbo |
The Sheldon House | 2 bd · 1 ba · sleeps 6 | $16,422 | $114 | 39% | 4.8★ (28) | 1.8 mi | Airbnb |
Cozy & clean Apartment | 2 bd · 1 ba · sleeps 4 | $16,478 | $141 | 32% | 3.1★ (6) | 1.8 mi | Airbnb |
Many amenities in house close to pool and river. House | 2 bd · 1.5 ba · sleeps 5 | $19,880 | $103 | 53% | 5★ (17) | 1.8 mi | Airbnb |
Clean and cozy in the heart of La Crosse Apartment | 2 bd · 1 ba · sleeps 6 | $455 | $198 | 1% | 3.4★ (3) | 1.8 mi | Vrbo |
Home Sweet Suite Home House | 2 bd · 1 ba · sleeps 5 | $19,314 | $59 | 90% | 4.8★ (228) | 1.8 mi | Airbnb |
Cozy 2 bedroom home-Close to the Mississippi River House | 2 bd · 1 ba · sleeps 5 | $35,134 | $131 | 73% | 5★ (168) | 1.8 mi | AirbnbVrbo |
Clean & Cozy Apartment | 2 bd · 1 ba · sleeps 6 | $14,105 | $143 | 27% | 4.2★ (38) | 1.8 mi | Vrbo |
Travelers home base just off I90 Townhouse | 2 bd · 1 ba · sleeps 4 | $19,255 | $94 | 56% | — | 1.8 mi | AirbnbVrbo |
Travelers home base just off I90 Townhouse | 2 bd · 1 ba · sleeps 4 | $8,697 | $62 | 38% | 5★ (2) | 1.8 mi | Airbnb |
European Hospitality. Norwegian Design. House | 2 bd · 1.5 ba · sleeps 2 | $9,033 | $37 | 67% | 4.8★ (119) | 1.9 mi | Airbnb |
Top Shelf Suite Apartment | 4 bd · 1.5 ba · sleeps 8 | $47,386 | $259 | 50% | 5★ (25) | 1.9 mi | Airbnb |
Nostalgic Retro Cottage-Faye's Place-Fully Fenced House | 2 bd · 1 ba · sleeps 5 | $34,038 | $123 | 76% | 4.9★ (245) | 1.9 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
$26,282
NOI
$7,240
Cash flow /mo
-$1,363
Cash needed
$125,350
Cash-on-cash
-13.1%
ROE (yr 1)
-2.4%
Cap rate
2.0%
DSCR
0.31
Year-1 write-off
$82,979
Year-1 tax shield @ 32%
$26,553
Year-1 return on equity
- Cash flow (annual)-$16,362
- Principal paydown$2,389
- Appreciation at%$10,950
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)$5,256
- Platform fees (3% of revenue)$788
- Maintenance / capex (5% of revenue)$1,314
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,676
- Insurance (STR-rated)$1,807
Cash needed to close
- Down payment (25%)$91,250
- Closing costs (4.0%)$14,600
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,553
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
$277,000
Short-life (5/15-yr)
$63,000 · 23%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$27,000
Land 24% (county tax record, assessed value split) · building $214,000 over 39 years · new furniture $20,000
Based on: 2,205 sq ft, built 1930, 3 bd / 3 ba, unfurnished, listing features (patio, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $65,000 in year 1 (16% short-life, $21,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,000
Kitchen cabinetsdefault
$10,600 new × 40% good × 1.65 allocation
- $5,700
Kitchen countertopsdefault
$8,700 new × 40% good × 1.65 allocation
- $2,500
Decorative trimdefault
$3,900 new × 40% good × 1.65 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.65 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.65 allocation
- $3,600
Window coverings (22)default
$5,500 new × 40% good × 1.65 allocation
- $3,700
Carpet, vinyl & laminate (40% of floors)default
$5,700 new × 40% good × 1.65 allocation
- $5,500
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 1.65 allocation
- $3,300
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 1.65 allocation
- $4,600
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.65 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,000
Paving: driveway & walks (paved)listing
$9,700 new × 50% good × 1.65 allocation
- $7,700
Landscaping (typical)default
$9,400 new × 50% good × 1.65 allocation
- $8,200
Patioslisting
$9,900 new × 50% good × 1.65 allocation
- $1,800
Decks & porches (attached)default
$2,200 new × 50% good × 1.65 allocation
- $157,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$239,300 new × 40% good × 1.65 allocation
- $16,400
Building plumbing & fixturesdefault
$24,800 new × 40% good × 1.65 allocation
- $16,600
Building electrical & lightingdefault
$25,200 new × 40% good × 1.65 allocation
- $16,400
HVACdefault
$24,800 new × 40% good × 1.65 allocation
- $5,600
Hardwood & tile floorsdefault
$8,500 new × 40% good × 1.65 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.65 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $56,600 | $25,700 | $700 | $83,000 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $191,700 | $191,700 |
| Total | $56,600 | $25,700 | $214,400 | $296,700 |
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.