520 Avon St

La Crosse, WI 54603

$169,900

2 bd · 1 ba · 1,074 sqft · Listed 9d ago

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Low confidence

Year built

1901

Sqft

1,074

Lot sqft

6,970

HOA / mo

None

Furnished

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)

$15,149$15,988$17,233

Heart of La Crosse
Apartment · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $15,497ADR $131Occ ≈ 32%4.3★ (31)
Airbnb
Cozy & clean
Apartment · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $16,478ADR $141Occ ≈ 32%3.1★ (6)
Airbnb
Clean & Cozy
Apartment · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $14,105ADR $143Occ ≈ 27%4.2★ (38)
Vrbo
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)
Airbnb

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

Financing

Management

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

Est. revenue

$16,054

NOI

$4,579

Cash flow /mo

$382

Cash needed

$192,696

Cash-on-cash (all cash)

2.4%

ROE (yr 1)

5.0%

Cap rate

2.7%

DSCR

—

Year-1 write-off

$54,919

Year-1 tax shield @ 32%

$17,574

Year-1 return on equity

Cash flow (annual)$4,579
Principal paydown (n/a, cash)$0
Appreciation at%$5,097

ROE5.0%

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

Purchase price (all cash)$169,900
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-year property$42,300

Kitchen cabinetsdefault
$8,200 new × 40% good × 1.60 allocation
$5,200
Kitchen countertopsdefault
$6,700 new × 40% good × 1.60 allocation
$4,300
Decorative trimdefault
$1,900 new × 40% good × 1.60 allocation
$1,200
Mirrorsdefault
$200 new × 40% good × 1.60 allocation
$100
Shelvingdefault
$900 new × 40% good × 1.60 allocation
$600
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
$1,800
Kitchen & laundry equipment plumbingdefault
$6,300 new × 40% good × 1.60 allocation
$4,000
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 1.60 allocation
$2,400
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.60 allocation
$4,900
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$12,300

Paving: driveway & walks (paved)default
$6,800 new × 50% good × 1.60 allocation
$5,400
Landscaping (typical)default
$6,500 new × 50% good × 1.60 allocation
$5,200
Patiosdefault
$1,100 new × 50% good × 1.60 allocation
$800
Decks & porches (attached)default
$1,100 new × 50% good × 1.60 allocation
$800

Building, 39-year$100,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$116,300 new × 40% good × 1.60 allocation
$74,200
Building plumbing & fixturesdefault
$12,000 new × 40% good × 1.60 allocation
$7,700
Building electrical & lightingdefault
$10,900 new × 40% good × 1.60 allocation
$6,900
HVACdefault
$12,100 new × 40% good × 1.60 allocation
$7,700
Hardwood & tile floorsdefault
$4,100 new × 40% good × 1.60 allocation
$2,600
Fireplacelisting
$2,600 new × 40% good × 1.60 allocation
$1,700

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	$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.