2929 Ward Ave
La Crosse, WI 54601
$289,900
3 bd · 1.5 ba · 1,349 sqft · Listed 1d ago
View on Realtor.com →Year built
1963
Sqft
1,349
Lot sqft
10,019
HOA / mo
None
Furnished
No
List date
2026-10-28T18:31:57.000000Z
Revenue
Annual revenue
$39,760
ADR
$208
Occupancy
52%
Cleaning fees (12 mo)
$5,466
Confidence
Med (54.54), 17 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $33,767
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $17,789ADR $176Occ ≈ 28%4.7★ (13)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 1.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $8,174ADR $151Occ ≈ 15%5★ (15)
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)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Bluffside Bungalow on the South Side La Crosse House
| 3 bd · 1 ba · sleeps 6 | $17,789 | $176 | 28% | 4.7★ (13) | 0.5 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 0.7 mi | Delisted |
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 0.7 mi | AirbnbVrbo |
Adventurer’s Retreat House
| 3 bd · 2.5 ba · sleeps 10 | $33,752 | $463 | 20% | 5★ (37) | 1.0 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,465 | $222 | 50% | 5★ (59) | 1.1 mi | AirbnbVrbo |
The River House • Fishing • Duck Hunting • Dock House
| 3 bd · 1.5 ba · sleeps 8 | $21,891 | $331 | 18% | 5★ (8) | 1.3 mi | AirbnbVrbo |
'RiverSong' Waterfront La Crosse Home w/ Dock House
| 3 bd · 2 ba · sleeps 6 | $71,030 | $266 | 73% | 5★ (200) | 1.4 mi | AirbnbVrboBooking |
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $8,174 | $151 | 15% | 5★ (15) | 1.5 mi | Airbnb |
Downtown Boho Home w/Office, Yoga Studio,King Bed House
| 3 bd · 2 ba · sleeps 8 | $48,013 | $258 | 51% | 4.8★ (28) | 1.5 mi | AirbnbVrboBooking |
Charming Southside Home House
| 3 bd · 2 ba · sleeps 8 | $63,085 | $286 | 60% | 5★ (47) | 1.6 mi | Airbnb |
Show 7 more
Lovely La Crosse bungalow
House · 3 bd · 2 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,314ADR $160Occ ≈ 38%4.8★ (26)
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)
Cozy 3BR Apt by Mayo, 50-ft Parking
Apartment · 3 bd · 1 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $44,575ADR $165Occ ≈ 74%5★ (218)
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $31,721ADR $246Occ ≈ 35%4.8★ (58)
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 Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $25,415ADR $169Occ ≈ 41%4.8★ (180)
Modern Driftless Getaway. Dogs and Family Friendly
House · 3 bd · 2.5 ba · sleeps 8 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $33,767ADR $223Occ ≈ 41%4.8★ (179)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Lovely La Crosse bungalow House
| 3 bd · 2 ba · sleeps 6 | $22,314 | $160 | 38% | 4.8★ (26) | 1.6 mi | Airbnb |
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 |
Cozy 3BR Apt by Mayo, 50-ft Parking Apartment
| 3 bd · 1 ba · sleeps 6 | $44,575 | $165 | 74% | 5★ (218) | 1.8 mi | Airbnb |
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment
| 3 bd · 2.5 ba · sleeps 6 | $31,721 | $246 | 35% | 4.8★ (58) | 1.8 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 Victorian Hideaway Townhouse
| 3 bd · 1.5 ba · sleeps 6 | $25,415 | $169 | 41% | 4.8★ (180) | 1.9 mi | Airbnb |
Modern Driftless Getaway. Dogs and Family Friendly House
| 3 bd · 2.5 ba · sleeps 8 | $33,767 | $223 | 41% | 4.8★ (179) | 1.9 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$39,760
NOI
$18,868
Cash flow /mo
-$34
Cash needed
$103,571
Cash-on-cash
-0.4%
ROE (yr 1)
9.7%
Cap rate
6.5%
DSCR
0.98
Year-1 write-off
$79,484
Year-1 tax shield @ 32%
$25,435
Year-1 return on equity
- Cash flow (annual)-$404
- Principal paydown$1,791
- Appreciation at%$8,697
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)$7,952
- Platform fees (3% of revenue)$1,193
- Maintenance / capex (5% of revenue)$1,988
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,124
- Insurance (STR-rated)$1,435
Cash needed to close
- Down payment (25%)$72,475
- Closing costs (4.0%)$11,596
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$25,435
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
$238,000
Short-life (5/15-yr)
$60,000 · 25%
Year-1 deduction
$79,000
Year-1 tax shield @ 32%
$25,000
Land 18% (county tax record, assessed value split) · building $178,000 over 39 years · new furniture $20,000
Based on: 1,349 sq ft, built 1963, 3 bd / 1.5 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (17% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,800
Kitchen cabinetsdefault
$8,800 new × 40% good × 2.23 allocation
- $6,400
Kitchen countertopsdefault
$7,200 new × 40% good × 2.23 allocation
- $2,100
Decorative trimdefault
$2,400 new × 40% good × 2.23 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.23 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.23 allocation
- $2,900
Window coverings (13)default
$3,300 new × 40% good × 2.23 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.23 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.23 allocation
- $6,000
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.23 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,500
Paving: driveway & walks (paved)listing
$7,600 new × 50% good × 2.23 allocation
- $8,200
Landscaping (typical)default
$7,300 new × 50% good × 2.23 allocation
- $1,500
Patiosdefault
$1,300 new × 50% good × 2.23 allocation
- $3,900
Irrigationlisting
$3,500 new × 50% good × 2.23 allocation
- $1,500
Decks & porches (attached)default
$1,300 new × 50% good × 2.23 allocation
- $130,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$146,000 new × 40% good × 2.23 allocation
- $13,500
Building plumbing & fixturesdefault
$15,100 new × 40% good × 2.23 allocation
- $12,800
Building electrical & lightingdefault
$14,400 new × 40% good × 2.23 allocation
- $13,600
HVACdefault
$15,200 new × 40% good × 2.23 allocation
- $7,800
Hardwood & tile floorsdefault
$8,700 new × 40% good × 2.23 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,700 | $23,600 | $200 | $79,500 |
| 2 | $0 | $0 | $4,600 | $4,600 |
| 3 | $0 | $0 | $4,600 | $4,600 |
| 4 | $0 | $0 | $4,600 | $4,600 |
| 5 | $0 | $0 | $4,600 | $4,600 |
| 6+ | $0 | $0 | $159,800 | $159,800 |
| Total | $55,700 | $23,600 | $178,300 | $257,600 |
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.