W6454 Willow Wood Ct
Onalaska, WI 54636
$835,000
4 bd · 3 ba · 3,700 sqft · Listed 1d ago
View on Realtor.com →Year built
2013
Sqft
3,700
Lot sqft
70,567
HOA / mo
None
Furnished
No
List date
2026-10-14T13:06:38Z
Revenue
Annual revenue
$38,844
ADR
$138
Occupancy
77%
Cleaning fees (12 mo)
$4,277
Confidence
Low (47.06), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $24,263
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 2.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $24,263ADR $142Occ ≈ 47%4.9★ (168)
Charming and comfy: 3BR home on quiet street
House · 3 bd · 2 ba · sleeps 7 · 3.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $23,708ADR $175Occ ≈ 37%5★ (43)
Home Sweet Home
House · 3 bd · 2 ba · sleeps 5 · 3.3 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $13,961ADR $169Occ ≈ 23%4.5★ (23)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 1.1 mi | Airbnb |
House on onalaska Wisconsin 4 bedroom 3 Beth House
| 4 bd · 2.5 ba · sleeps 8 | $24,263 | $142 | 47% | 4.9★ (168) | 2.7 mi | Airbnb |
Corto's Ona-Lake House Rental, LLC House
| 3 bd · 2 ba · sleeps 12 | $43,431 | $239 | 50% | 5★ (158) | 3.1 mi | AirbnbVrbo |
Charming and comfy: 3BR home on quiet street House
| 3 bd · 2 ba · sleeps 7 | $23,708 | $175 | 37% | 5★ (43) | 3.2 mi | Airbnb |
Home Sweet Home House
| 3 bd · 2 ba · sleeps 5 | $13,961 | $169 | 23% | 4.5★ (23) | 3.3 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
$38,844
NOI
$12,101
Cash flow /mo
$1,008
Cash needed
$897,400
Cash-on-cash (all cash)
1.3%
ROE (yr 1)
4.1%
Cap rate
1.4%
DSCR
—
Year-1 write-off
$138,238
Year-1 tax shield @ 32%
$44,236
Year-1 return on equity
- Cash flow (annual)$12,101
- Principal paydown (n/a, cash)$0
- Appreciation at%$25,050
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)$7,769
- Platform fees (3% of revenue)$1,165
- Maintenance / capex (5% of revenue)$1,942
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,533
- Insurance (STR-rated)$4,133
Cash needed to close
- Purchase price (all cash)$835,000
- Closing costs (4.0%)$33,400
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$44,236
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
$688,000
Short-life (5/15-yr)
$109,000 · 16%
Year-1 deduction
$138,000
Year-1 tax shield @ 32%
$44,000
Land 18% (county tax record, assessed value split) · building $580,000 over 39 years · new furniture $29,000
Based on: 3,700 sq ft, built 2013, 4 bd / 3 ba, unfurnished, listing features (hot tub, deck, game room, fireplace, appliance list, septic, wooded lot).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (8% short-life, $28,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,500
Kitchen cabinetsdefault
$13,900 new × 48% good × 1.42 allocation
- $7,700
Kitchen countertopsdefault
$11,400 new × 48% good × 1.42 allocation
- $4,400
Decorative trimdefault
$6,500 new × 48% good × 1.42 allocation
- $300
Mirrorsdefault
$500 new × 40% good × 1.42 allocation
- $1,000
Shelvingdefault
$1,500 new × 48% good × 1.42 allocation
- $5,200
Window coverings (37)default
$9,300 new × 40% good × 1.42 allocation
- $5,400
Carpet, vinyl & laminate (40% of floors)default
$9,500 new × 40% good × 1.42 allocation
- $11,300
Kitchen & laundry equipment plumbingdefault
$10,800 new × 74% good × 1.42 allocation
- $6,900
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 74% good × 1.42 allocation
- $4,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.42 allocation
- $5,100
Hot tub (freestanding)listing
$9,000 new × 40% good × 1.42 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,200
Paving: driveway & walks (paved)listing
$15,800 new × 50% good × 1.42 allocation
- $4,300
Landscaping (minimal)listing
$6,100 new × 50% good × 1.42 allocation
- $2,600
Patiosdefault
$3,700 new × 50% good × 1.42 allocation
- $29,500
Decks & porches (attached)listing
$41,600 new × 50% good × 1.42 allocation
- $446,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$402,300 new × 78% good × 1.42 allocation
- $43,700
Building plumbing & fixturesdefault
$41,700 new × 74% good × 1.42 allocation
- $46,300
Building electrical & lightingdefault
$44,200 new × 74% good × 1.42 allocation
- $23,600
HVACdefault
$41,700 new × 40% good × 1.42 allocation
- $9,700
Hardwood & tile floorsdefault
$14,300 new × 48% good × 1.42 allocation
- $1,800
Fireplacelisting
$2,600 new × 48% good × 1.42 allocation
- $8,500
Septic systemlisting
$12,000 new × 50% good × 1.42 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $90,100 | $47,500 | $600 | $138,200 |
| 2 | $0 | $0 | $14,900 | $14,900 |
| 3 | $0 | $0 | $14,900 | $14,900 |
| 4 | $0 | $0 | $14,900 | $14,900 |
| 5 | $0 | $0 | $14,900 | $14,900 |
| 6+ | $0 | $0 | $519,600 | $519,600 |
| Total | $90,100 | $47,500 | $579,700 | $717,300 |
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.