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

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)

$25,415$33,767$44,575

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)
Airbnb
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.7 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
Cheerful home with driveway and backyard!
House · 3 bd · 1.5 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $36,414ADR $226Occ ≈ 44%4.8★ (123)
Airbnb Vrbo
Adventurer’s Retreat
House · 3 bd · 2.5 ba · sleeps 10 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $33,752ADR $463Occ ≈ 20%5★ (37)
Airbnb Vrbo
NEST - Cozy, Stylish, & Relaxing & Newly updated!
House · 3 bd · 1.5 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $40,465ADR $222Occ ≈ 50%5★ (59)
Airbnb Vrbo
The River House • Fishing • Duck Hunting • Dock
House · 3 bd · 1.5 ba · sleeps 8 · 1.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,891ADR $331Occ ≈ 18%5★ (8)
Airbnb Vrbo
'RiverSong' Waterfront La Crosse Home w/ Dock
House · 3 bd · 2 ba · sleeps 6 · 1.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $71,030ADR $266Occ ≈ 73%5★ (200)
Airbnb Vrbo Booking
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)
Airbnb
Downtown Boho Home w/Office, Yoga Studio,King Bed
House · 3 bd · 2 ba · sleeps 8 · 1.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $48,013ADR $258Occ ≈ 51%4.8★ (28)
Airbnb Vrbo Booking
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)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
The Bluffside Bungalow on the South Side La Crosse House A/C Free parking Pets OK Wifi +2	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 A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$36,414	$226	44%	4.8★ (123)	0.7 mi	Airbnb Vrbo
Adventurer’s Retreat House A/C Free parking Wifi Kitchen +3	3 bd · 2.5 ba · sleeps 10	$33,752	$463	20%	5★ (37)	1.0 mi	Airbnb Vrbo
NEST - Cozy, Stylish, & Relaxing & Newly updated! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$40,465	$222	50%	5★ (59)	1.1 mi	Airbnb Vrbo
The River House • Fishing • Duck Hunting • Dock House A/C Free parking Wifi Kitchen +1	3 bd · 1.5 ba · sleeps 8	$21,891	$331	18%	5★ (8)	1.3 mi	Airbnb Vrbo
'RiverSong' Waterfront La Crosse Home w/ Dock House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$71,030	$266	73%	5★ (200)	1.4 mi	Airbnb Vrbo Booking
River City Basecamp Guest suite A/C Free parking Wifi Kitchen +1	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 A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 8	$48,013	$258	51%	4.8★ (28)	1.5 mi	Airbnb Vrbo Booking
Charming Southside Home House A/C Free parking Pets OK Wifi +2	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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb
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)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Lovely La Crosse bungalow House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$22,314	$160	38%	4.8★ (26)	1.6 mi	Airbnb
Charming Bungalow centrally located - cute porch! House A/C Free parking Pets OK Wifi +2	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 A/C Free parking Wifi Kitchen	3 bd · 1 ba · sleeps 6	$44,575	$165	74%	5★ (218)	1.8 mi	Airbnb
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment A/C Free parking Wifi Kitchen +2	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 A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$39,911	$232	47%	5★ (51)	1.9 mi	Airbnb
Cozy Victorian Hideaway Townhouse A/C Free parking Wifi Kitchen +2	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 A/C Free parking Pets OK Wifi +3	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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$39,760

NOI

$18,868

Cash flow /mo

$1,572

Cash needed

$320,996

Cash-on-cash (all cash)

5.9%

ROE (yr 1)

8.6%

Cap rate

6.5%

DSCR

—

Year-1 write-off

$79,484

Year-1 tax shield @ 32%

$25,435

Year-1 return on equity

Cash flow (annual)$18,868
Principal paydown (n/a, cash)$0
Appreciation at%$8,697

ROE8.6%

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

Purchase price (all cash)$289,900
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.

5-year property$55,700

Kitchen cabinetsdefault
$8,800 new × 40% good × 2.23 allocation
$7,800
Kitchen countertopsdefault
$7,200 new × 40% good × 2.23 allocation
$6,400
Decorative trimdefault
$2,400 new × 40% good × 2.23 allocation
$2,100
Mirrorsdefault
$200 new × 40% good × 2.23 allocation
$100
Shelvingdefault
$1,200 new × 40% good × 2.23 allocation
$1,100
Window coverings (13)default
$3,300 new × 40% good × 2.23 allocation
$2,900
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.23 allocation
$6,100
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.23 allocation
$3,700
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.23 allocation
$6,000
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$23,600

Paving: driveway & walks (paved)listing
$7,600 new × 50% good × 2.23 allocation
$8,500
Landscaping (typical)default
$7,300 new × 50% good × 2.23 allocation
$8,200
Patiosdefault
$1,300 new × 50% good × 2.23 allocation
$1,500
Irrigationlisting
$3,500 new × 50% good × 2.23 allocation
$3,900
Decks & porches (attached)default
$1,300 new × 50% good × 2.23 allocation
$1,500

Building, 39-year$178,300

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$146,000 new × 40% good × 2.23 allocation
$130,500
Building plumbing & fixturesdefault
$15,100 new × 40% good × 2.23 allocation
$13,500
Building electrical & lightingdefault
$14,400 new × 40% good × 2.23 allocation
$12,800
HVACdefault
$15,200 new × 40% good × 2.23 allocation
$13,600
Hardwood & tile floorsdefault
$8,700 new × 40% good × 2.23 allocation
$7,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

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.