520 Avon St
La Crosse, WI 54603
$169,900
2 bd · 1 ba · 1,074 sqft · Listed 9d ago
View on Realtor.com →Year built
1901
Sqft
1,074
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-09-22T19:07:50.000000Z
Revenue
Annual revenue
$16,054
ADR
$138
Occupancy
32%
Cleaning fees (12 mo)
$1,222
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Heart of La Crosse
Apartment · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $15,497ADR $131Occ ≈ 32%4.3★ (31)
Cozy & clean
Apartment · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $16,478ADR $141Occ ≈ 32%3.1★ (6)
Clean & Cozy
Apartment · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $14,105ADR $143Occ ≈ 27%4.2★ (38)
2 Bedrooms! Great Location! Country in the City!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $19,499ADR $140Occ ≈ 38%5★ (69)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Heart of La Crosse Apartment | 2 bd · 1 ba · sleeps 4 | $15,497 | $131 | 32% | 4.3★ (31) | 0.1 mi | Airbnb |
Cozy & clean Apartment | 2 bd · 1 ba · sleeps 4 | $16,478 | $141 | 32% | 3.1★ (6) | 0.2 mi | Airbnb |
Clean & Cozy Apartment | 2 bd · 1 ba · sleeps 6 | $14,105 | $143 | 27% | 4.2★ (38) | 0.2 mi | Vrbo |
2 Bedrooms! Great Location! Country in the City! Apartment | 2 bd · 1 ba · sleeps 4 | $19,499 | $140 | 38% | 5★ (69) | 0.5 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$16,054
NOI
$4,579
Cash flow /mo
-$534
Cash needed
$65,271
Cash-on-cash
-9.8%
ROE (yr 1)
-0.3%
Cap rate
2.7%
DSCR
0.42
Year-1 write-off
$54,919
Year-1 tax shield @ 32%
$17,574
Year-1 return on equity
- Cash flow (annual)-$6,408
- Principal paydown$1,112
- Appreciation at%$5,097
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)$3,211
- Platform fees (3% of revenue)$482
- Maintenance / capex (5% of revenue)$803
- Utilities & supplies$4,200
- HOA$0
- Property tax$1,939
- Insurance (STR-rated)$841
Cash needed to close
- Down payment (25%)$42,475
- Closing costs (4.0%)$6,796
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$17,574
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
$140,000
Short-life (5/15-yr)
$39,000 · 28%
Year-1 deduction
$55,000
Year-1 tax shield @ 32%
$18,000
Land 18% (county tax record, assessed value split) · building $101,000 over 39 years · new furniture $16,000
Based on: 1,074 sq ft, built 1901, 2 bd / 1 ba, unfurnished, listing features (fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $43,000 in year 1 (19% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,200
Kitchen cabinetsdefault
$8,200 new × 40% good × 1.60 allocation
- $4,300
Kitchen countertopsdefault
$6,700 new × 40% good × 1.60 allocation
- $1,200
Decorative trimdefault
$1,900 new × 40% good × 1.60 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.60 allocation
- $600
Shelvingdefault
$900 new × 40% good × 1.60 allocation
- $1,800
Window coverings (11)default
$2,800 new × 40% good × 1.60 allocation
- $1,800
Carpet, vinyl & laminate (40% of floors)default
$2,800 new × 40% good × 1.60 allocation
- $4,000
Kitchen & laundry equipment plumbingdefault
$6,300 new × 40% good × 1.60 allocation
- $2,400
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 1.60 allocation
- $4,900
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.60 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $5,400
Paving: driveway & walks (paved)default
$6,800 new × 50% good × 1.60 allocation
- $5,200
Landscaping (typical)default
$6,500 new × 50% good × 1.60 allocation
- $800
Patiosdefault
$1,100 new × 50% good × 1.60 allocation
- $800
Decks & porches (attached)default
$1,100 new × 50% good × 1.60 allocation
- $74,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$116,300 new × 40% good × 1.60 allocation
- $7,700
Building plumbing & fixturesdefault
$12,000 new × 40% good × 1.60 allocation
- $6,900
Building electrical & lightingdefault
$10,900 new × 40% good × 1.60 allocation
- $7,700
HVACdefault
$12,100 new × 40% good × 1.60 allocation
- $2,600
Hardwood & tile floorsdefault
$4,100 new × 40% good × 1.60 allocation
- $1,700
Fireplacelisting
$2,600 new × 40% good × 1.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $42,300 | $12,300 | $300 | $54,900 |
| 2 | $0 | $0 | $2,600 | $2,600 |
| 3 | $0 | $0 | $2,600 | $2,600 |
| 4 | $0 | $0 | $2,600 | $2,600 |
| 5 | $0 | $0 | $2,600 | $2,600 |
| 6+ | $0 | $0 | $90,200 | $90,200 |
| Total | $42,300 | $12,300 | $100,900 | $155,500 |
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.