430 Gillette St Unit C
La Crosse, WI 54603
$360,000
3 bd · 2 ba · 1,804 sqft · Listed 1d ago
View on Realtor.com →Year built
1989
Sqft
1,804
Lot sqft
—
HOA / mo
$300
Furnished
No
List date
2026-10-20T15:24:53.000000Z
Revenue
Annual revenue
$36,490
ADR
$181
Occupancy
55%
Cleaning fees (12 mo)
$3,444
Confidence
Low (38.17), 17 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $45,475
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $41,342ADR $199Occ ≈ 57%4.9★ (137)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $27,357ADR $250Occ ≈ 30%4.8★ (23)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $60,496ADR $214Occ ≈ 77%3.5★ (1)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,102ADR $245Occ ≈ 24%5★ (15)
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 0.6 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $62,879ADR $333Occ ≈ 52%5★ (58)
Caroline Suite
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $72,045ADR $269Occ ≈ 73%5★ (65)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River Front Property House
| 3 bd · 1 ba · sleeps 6 | $41,342 | $199 | 57% | 4.9★ (137) | 0.2 mi | Vrbo |
River Rambler House
| 3 bd · 2 ba · sleeps 7 | $50,848 | $224 | 62% | 4.9★ (209) | 0.4 mi | AirbnbVrbo |
Historic Carter House-Rivertown Romance-Licensed! House
| 3 bd · 1.5 ba · sleeps 10 | $39,876 | $161 | 68% | 4.9★ (255) | 0.4 mi | AirbnbVrbo |
Bayfront Chalet on Richmond Bay Chalet
| 3 bd · 2 ba · sleeps 8 | $49,608 | $263 | 52% | 4.8★ (232) | 0.6 mi | AirbnbVrbo |
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $27,357 | $250 | 30% | 4.8★ (23) | 0.6 mi | Airbnb |
b3 FIVE7 Yacht House boat
| 3 bd · 1 ba · sleeps 8 | $29,532 | $130 | 62% | 4.8★ (55) | 0.6 mi | AirbnbVrbo |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,496 | $214 | 77% | 3.5★ (1) | 0.6 mi | Booking |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $21,102 | $245 | 24% | 5★ (15) | 0.6 mi | Airbnb |
Cozy 3-bedroom home on the river House
| 3 bd · 1 ba · sleeps 7 | $62,879 | $333 | 52% | 5★ (58) | 0.6 mi | Airbnb |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $72,045 | $269 | 73% | 5★ (65) | 0.6 mi | Airbnb |
Show 2 more
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 0.7 mi
Revenue $20,172ADR $124Occ ≈ 45%3.9★ (48)
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$36,490
NOI
$11,056
Cash flow /mo
-$1,088
Cash needed
$123,900
Cash-on-cash
-10.5%
ROE (yr 1)
-0.1%
Cap rate
3.1%
DSCR
0.46
Year-1 write-off
$67,588
Year-1 tax shield @ 32%
$21,628
Year-1 return on equity
- Cash flow (annual)-$13,058
- Principal paydown$2,189
- Appreciation at%$10,800
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)$7,298
- Platform fees (3% of revenue)$1,095
- Maintenance / capex (5% of revenue)$1,825
- Utilities & supplies$4,200
- HOA$3,600
- Property tax$5,635
- Insurance (STR-rated)$1,782
Cash needed to close
- Down payment (25%)$90,000
- Closing costs (4.0%)$14,400
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,628
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
$295,000
Short-life (5/15-yr)
$48,000 · 16%
Year-1 deduction
$68,000
Year-1 tax shield @ 32%
$22,000
Land 18% (county tax record, assessed value split) · building $247,000 over 39 years · new furniture $20,000
Based on: 1,804 sq ft, built 1989, 3 bd / 2 ba, unfurnished, listing features (patio, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (9% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,100
Kitchen cabinetsdefault
$9,800 new × 40% good × 2.33 allocation
- $7,400
Kitchen countertopsdefault
$8,000 new × 40% good × 2.33 allocation
- $2,900
Decorative trimdefault
$3,200 new × 40% good × 2.33 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.33 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.33 allocation
- $4,200
Window coverings (18)default
$4,500 new × 40% good × 2.33 allocation
- $4,300
Carpet, vinyl & laminate (40% of floors)default
$4,600 new × 40% good × 2.33 allocation
- $7,100
Kitchen & laundry equipment plumbingdefault
$7,600 new × 40% good × 2.33 allocation
- $4,300
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 2.33 allocation
- $7,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.33 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $182,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$195,600 new × 40% good × 2.33 allocation
- $18,900
Building plumbing & fixturesdefault
$20,300 new × 40% good × 2.33 allocation
- $18,700
Building electrical & lightingdefault
$20,100 new × 40% good × 2.33 allocation
- $18,900
HVACdefault
$20,300 new × 40% good × 2.33 allocation
- $6,500
Hardwood & tile floorsdefault
$7,000 new × 40% good × 2.33 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.33 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,300 | $0 | $300 | $67,600 |
| 2 | $0 | $0 | $6,300 | $6,300 |
| 3 | $0 | $0 | $6,300 | $6,300 |
| 4 | $0 | $0 | $6,300 | $6,300 |
| 5 | $0 | $0 | $6,300 | $6,300 |
| 6+ | $0 | $0 | $221,800 | $221,800 |
| Total | $67,300 | $0 | $247,400 | $314,700 |
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.