2720 32nd St S
La Crosse, WI 54601
$349,900
3 bd · 2.5 ba · 1,407 sqft · Listed 1d ago
View on Realtor.com →Year built
1969
Sqft
1,407
Lot sqft
10,019
HOA / mo
None
Furnished
No
List date
2026-10-19T12:31:39.000000Z
Revenue
Annual revenue
$46,229
ADR
$235
Occupancy
54%
Cleaning fees (12 mo)
$6,351
Confidence
Med (57.31), 14 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $38,163
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.8 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
Designer Family Fun home, Arcade, secret nook!
House · 3 bd · 3.5 ba · sleeps 10 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $79,019ADR $410Occ ≈ 53%5★ (175)
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 1.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $63,085ADR $286Occ ≈ 60%5★ (47)
Lovely La Crosse bungalow
House · 3 bd · 2 ba · sleeps 6 · 1.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,314ADR $160Occ ≈ 38%4.8★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 0.8 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 0.8 mi | Delisted |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,752 | $463 | 20% | 5★ (37) | 1.0 mi | AirbnbVrbo |
Designer Family Fun home, Arcade, secret nook! House
| 3 bd · 3.5 ba · sleeps 10 | $79,019 | $410 | 53% | 5★ (175) | 1.0 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,465 | $222 | 50% | 5★ (59) | 1.2 mi | AirbnbVrbo |
The River House • Fishing • Duck Hunting • Dock House
| 3 bd · 1.5 ba · sleeps 8 | $21,891 | $331 | 18% | 5★ (8) | 1.4 mi | AirbnbVrbo |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $71,030 | $266 | 73% | 5★ (200) | 1.5 mi | AirbnbVrboBooking |
Downtown Boho Home w/Office, Yoga Studio,King Bed House
| 3 bd · 2 ba · sleeps 8 | $48,013 | $258 | 51% | 4.8★ (28) | 1.6 mi | AirbnbVrboBooking |
Charming Southside Home House
| 3 bd · 2 ba · sleeps 8 | $63,085 | $286 | 60% | 5★ (47) | 1.6 mi | Airbnb |
Lovely La Crosse bungalow House
| 3 bd · 2 ba · sleeps 6 | $22,314 | $160 | 38% | 4.8★ (26) | 1.7 mi | Airbnb |
Show 4 more
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $33,588ADR $278Occ ≈ 33%4.9★ (122)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $39,911ADR $232Occ ≈ 47%5★ (51)
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $31,721ADR $246Occ ≈ 35%4.8★ (58)
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 2.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $25,415ADR $169Occ ≈ 41%4.8★ (180)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Charming Bungalow centrally located - cute porch! House
| 3 bd · 1.5 ba · sleeps 6 | $33,588 | $278 | 33% | 4.9★ (122) | 1.8 mi | Airbnb |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow
| 3 bd · 2 ba · sleeps 6 | $39,911 | $232 | 47% | 5★ (51) | 1.9 mi | Airbnb |
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment
| 3 bd · 2.5 ba · sleeps 6 | $31,721 | $246 | 35% | 4.8★ (58) | 1.9 mi | Airbnb |
Cozy Victorian Hideaway Townhouse
| 3 bd · 1.5 ba · sleeps 6 | $25,415 | $169 | 41% | 4.8★ (180) | 2.0 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$46,229
NOI
$21,816
Cash flow /mo
-$135
Cash needed
$120,971
Cash-on-cash
-1.3%
ROE (yr 1)
9.1%
Cap rate
6.2%
DSCR
0.93
Year-1 write-off
$94,762
Year-1 tax shield @ 32%
$30,324
Year-1 return on equity
- Cash flow (annual)-$1,621
- Principal paydown$2,128
- Appreciation at%$10,497
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)$9,246
- Platform fees (3% of revenue)$1,387
- Maintenance / capex (5% of revenue)$2,311
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,537
- Insurance (STR-rated)$1,732
Cash needed to close
- Down payment (25%)$87,475
- Closing costs (4.0%)$13,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,324
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
$302,000
Short-life (5/15-yr)
$75,000 · 25%
Year-1 deduction
$95,000
Year-1 tax shield @ 32%
$30,000
Land 14% (county tax record, assessed value split) · building $227,000 over 39 years · new furniture $20,000
Based on: 1,407 sq ft, built 1969, 3 bd / 2.5 ba, unfurnished, listing features (fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $71,000 in year 1 (17% short-life, $23,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,700
Kitchen cabinetsdefault
$8,900 new × 40% good × 2.74 allocation
- $8,000
Kitchen countertopsdefault
$7,300 new × 40% good × 2.74 allocation
- $2,700
Decorative trimdefault
$2,500 new × 40% good × 2.74 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.74 allocation
- $1,300
Shelvingdefault
$1,200 new × 40% good × 2.74 allocation
- $3,800
Window coverings (14)default
$3,500 new × 40% good × 2.74 allocation
- $4,000
Carpet, vinyl & laminate (40% of floors)default
$3,600 new × 40% good × 2.74 allocation
- $7,600
Kitchen & laundry equipment plumbingdefault
$6,900 new × 40% good × 2.74 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.74 allocation
- $8,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.74 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,600
Paving: driveway & walks (paved)listing
$7,800 new × 50% good × 2.74 allocation
- $10,200
Landscaping (typical)default
$7,500 new × 50% good × 2.74 allocation
- $1,900
Patiosdefault
$1,400 new × 50% good × 2.74 allocation
- $1,900
Decks & porches (attached)default
$1,400 new × 50% good × 2.74 allocation
- $166,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$152,200 new × 40% good × 2.74 allocation
- $17,300
Building plumbing & fixturesdefault
$15,800 new × 40% good × 2.74 allocation
- $16,500
Building electrical & lightingdefault
$15,100 new × 40% good × 2.74 allocation
- $17,300
HVACdefault
$15,900 new × 40% good × 2.74 allocation
- $5,900
Hardwood & tile floorsdefault
$5,400 new × 40% good × 2.74 allocation
- $2,900
Fireplacelisting
$2,600 new × 40% good × 2.74 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,900 | $24,700 | $200 | $94,800 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $203,000 | $203,000 |
| Total | $69,900 | $24,700 | $226,500 | $321,000 |
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.