1227 George St
La Crosse, WI 54603
$240,000
4 bd · 2 ba · 1,368 sqft · Listed today
View on Realtor.com →Year built
1889
Sqft
1,368
Lot sqft
6,534
HOA / mo
None
Furnished
No
List date
2026-10-24T00:36:36.000000Z
Revenue
Annual revenue
$39,626
ADR
$192
Occupancy
57%
Cleaning fees (12 mo)
$3,664
Confidence
Low (43.41), 29 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $41,342
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $41,342ADR $199Occ ≈ 57%4.9★ (137)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $48,557ADR $258Occ ≈ 52%5★ (26)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 1.0 mi
Revenue $60,496ADR $214Occ ≈ 77%3.5★ (1)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $27,357ADR $250Occ ≈ 30%4.8★ (23)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,102ADR $245Occ ≈ 24%5★ (15)
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 1.1 mi
Revenue $11,023ADR $318Occ ≈ 9%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Historic Carter House-Rivertown Romance-Licensed! House
| 3 bd · 1.5 ba · sleeps 10 | $39,876 | $161 | 68% | 4.9★ (255) | 0.6 mi | AirbnbVrbo |
River Front Property House
| 3 bd · 1 ba · sleeps 6 | $41,342 | $199 | 57% | 4.9★ (137) | 0.7 mi | Vrbo |
The Drift Inn, Old charm, Quiet, Fenced backyard House
| 3 bd · 1 ba · sleeps 6 | $27,613 | $130 | 58% | 4.6★ (37) | 0.9 mi | AirbnbVrboBooking |
Top Shelf Suite Apartment
| 4 bd · 1.5 ba · sleeps 8 | $48,557 | $258 | 52% | 5★ (26) | 1.0 mi | Airbnb |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,496 | $214 | 77% | 3.5★ (1) | 1.0 mi | Booking |
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $27,357 | $250 | 30% | 4.8★ (23) | 1.0 mi | Airbnb |
b3 FIVE7 Yacht House boat
| 3 bd · 1 ba · sleeps 8 | $29,532 | $130 | 62% | 4.8★ (55) | 1.0 mi | AirbnbVrbo |
River Rambler House
| 3 bd · 2 ba · sleeps 7 | $50,848 | $224 | 62% | 4.9★ (209) | 1.0 mi | AirbnbVrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $21,102 | $245 | 24% | 5★ (15) | 1.0 mi | Airbnb |
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $11,023 | $318 | 9% | — | 1.1 mi | Delisted |
Show 19 more
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 1.1 mi
- A/C
- Pets OK
- Wifi
- Washer
Revenue $12,467ADR $163Occ ≈ 21%4★ (9)
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $20,172ADR $124Occ ≈ 45%3.9★ (48)
Cute Little Retreat
House · 3 bd · 1 ba · sleeps 5 · 1.1 mi
Revenue $1,766ADR $100Occ ≈ 5%—
Delisted
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 1.2 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 · 1.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $72,045ADR $269Occ ≈ 73%5★ (65)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $45,332ADR $510Occ ≈ 24%5★ (22)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.3 mi
Revenue $44,503ADR $229Occ ≈ 53%4.6★ (11)
Gnome sweet Gnome! On the park.
House · 3 bd · 1 ba · sleeps 4 · 1.6 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +1
Revenue $7,269ADR $89Occ ≈ 22%5★ (1)
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 1.8 mi
Revenue $41,483ADR $639Occ ≈ 18%5★ (1)
Delisted
Near Dwtn La Crosse | King Bed | Porch | Parking
House · 3 bd · 1.5 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $28,711ADR $194Occ ≈ 41%4.9★ (41)
4BR Classical Home | Near UWL & Hiking Trails
House · 4 bd · 1.5 ba · sleeps 9 · 1.8 mi
Revenue $55,451ADR $269Occ ≈ 56%4.8★ (42)
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 1.9 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $31,635ADR $411Occ ≈ 21%5★ (35)
117 The Nest
Apartment · 3 bd · 1.5 ba · sleeps 6 · 2.0 mi
Revenue $42,358ADR $200Occ ≈ 58%4.8★ (30)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $11,170 | $124 | 25% | 3.8★ (38) | 1.1 mi | AirbnbVrbo |
Bayfront Chalet on Richmond Bay Chalet
| 3 bd · 2 ba · sleeps 8 | $49,608 | $263 | 52% | 4.8★ (232) | 1.1 mi | AirbnbVrbo |
3-bedroom villa in enchanting La Crosse with river access House
| 3 bd · 1 ba · sleeps 5 | $12,467 | $163 | 21% | 4★ (9) | 1.1 mi | Vrbo |
Cute Cottage on the River House
| 3 bd · 1 ba · sleeps 5 | $24,182 | $121 | 55% | 4.7★ (53) | 1.1 mi | AirbnbVrbo |
Bayfront Cottage is a 3 bedroom house on Richmond Bay. House | 3 bd · 1 ba · sleeps 6 | $20,172 | $124 | 45% | 3.9★ (48) | 1.1 mi | Vrbo |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,766 | $100 | 5% | — | 1.1 mi | Delisted |
Cozy 3-bedroom home on the river House
| 3 bd · 1 ba · sleeps 7 | $62,879 | $333 | 52% | 5★ (58) | 1.2 mi | Airbnb |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $72,045 | $269 | 73% | 5★ (65) | 1.2 mi | Airbnb |
Riverfront Home with Eagle Views House
| 3 bd · 2 ba · sleeps 6 | $66,192 | $380 | 48% | 5★ (130) | 1.2 mi | AirbnbVrbo |
Rustic Waterfront w/BOAT DOCK! House
| 3 bd · 2 ba · sleeps 10 | $45,332 | $510 | 24% | 5★ (22) | 1.3 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $44,503 | $229 | 53% | 4.6★ (11) | 1.3 mi | Vrbo |
Gnome sweet Gnome! On the park. House
| 3 bd · 1 ba · sleeps 4 | $7,269 | $89 | 22% | 5★ (1) | 1.6 mi | Airbnb |
Private home,accessible,parking House
| 5 bd · 1.5 ba · sleeps 14 | $48,194 | $258 | 51% | 4.8★ (64) | 1.7 mi | AirbnbVrbo |
King Beds | Fenced Yard | Near Downtown House
| 5 bd · 2 ba · sleeps 10 | $100,097 | $441 | 62% | 5★ (188) | 1.7 mi | AirbnbVrbo |
Modern Nest | Campus Steps Away + Free Parking House | 3 bd · 2.5 ba · sleeps 6 | $41,483 | $639 | 18% | 5★ (1) | 1.8 mi | Delisted |
Near Dwtn La Crosse | King Bed | Porch | Parking House
| 3 bd · 1.5 ba · sleeps 6 | $28,711 | $194 | 41% | 4.9★ (41) | 1.8 mi | Airbnb |
4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $55,451 | $269 | 56% | 4.8★ (42) | 1.8 mi | Airbnb |
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House
| 3 bd · 2 ba · sleeps 7 | $31,635 | $411 | 21% | 5★ (35) | 1.9 mi | Airbnb |
117 The Nest Apartment | 3 bd · 1.5 ba · sleeps 6 | $42,358 | $200 | 58% | 4.8★ (30) | 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$39,626
NOI
$20,240
Cash flow /mo
$357
Cash needed
$92,600
Cash-on-cash
4.6%
ROE (yr 1)
14.0%
Cap rate
8.4%
DSCR
1.27
Year-1 write-off
$92,790
Year-1 tax shield @ 32%
$29,693
Year-1 return on equity
- Cash flow (annual)$4,285
- Principal paydown$1,483
- Appreciation at%$7,200
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)$7,925
- Platform fees (3% of revenue)$1,189
- Maintenance / capex (5% of revenue)$1,981
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,903
- Insurance (STR-rated)$1,188
Cash needed to close
- Down payment (25%)$60,000
- Closing costs (4.0%)$9,600
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,693
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
$220,000
Short-life (5/15-yr)
$70,000 · 32%
Year-1 deduction
$93,000
Year-1 tax shield @ 32%
$30,000
Land 8% (county tax record, assessed value split) · building $151,000 over 39 years · new furniture $23,000
Based on: 1,368 sq ft, built 1889, 4 bd / 2 ba, unfurnished, listing features (deck, patio, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (18% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,700
Kitchen cabinetsdefault
$8,800 new × 40% good × 1.90 allocation
- $5,500
Kitchen countertopsdefault
$7,200 new × 40% good × 1.90 allocation
- $1,800
Decorative trimdefault
$2,400 new × 40% good × 1.90 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.90 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.90 allocation
- $2,700
Window coverings (14)default
$3,500 new × 40% good × 1.90 allocation
- $2,700
Carpet, vinyl & laminate (40% of floors)default
$3,500 new × 40% good × 1.90 allocation
- $5,200
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 1.90 allocation
- $3,100
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 1.90 allocation
- $5,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.90 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,300
Paving: driveway & walks (paved)default
$7,700 new × 50% good × 1.90 allocation
- $7,000
Landscaping (typical)default
$7,400 new × 50% good × 1.90 allocation
- $5,800
Patioslisting
$6,200 new × 50% good × 1.90 allocation
- $14,600
Decks & porches (attached)listing
$15,400 new × 50% good × 1.90 allocation
- $112,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$147,700 new × 40% good × 1.90 allocation
- $11,700
Building plumbing & fixturesdefault
$15,400 new × 40% good × 1.90 allocation
- $11,100
Building electrical & lightingdefault
$14,600 new × 40% good × 1.90 allocation
- $11,700
HVACdefault
$15,400 new × 40% good × 1.90 allocation
- $4,000
Hardwood & tile floorsdefault
$5,300 new × 40% good × 1.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,900 | $34,800 | $200 | $92,800 |
| 2 | $0 | $0 | $3,900 | $3,900 |
| 3 | $0 | $0 | $3,900 | $3,900 |
| 4 | $0 | $0 | $3,900 | $3,900 |
| 5 | $0 | $0 | $3,900 | $3,900 |
| 6+ | $0 | $0 | $135,100 | $135,100 |
| Total | $57,900 | $34,800 | $150,700 | $243,300 |
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.