407 Long Coulee Rd
Holmen, WI 54636
$289,900
3 bd · 2 ba · 1,479 sqft · Listed 13d ago
View on Realtor.com →Year built
1951
Sqft
1,479
Lot sqft
9,583
HOA / mo
None
Furnished
No
List date
2026-09-18T22:12:08.000000Z
Revenue
Annual revenue
$31,999
ADR
$98
Occupancy
89%
Cleaning fees (12 mo)
$1,480
Confidence
Low (13.82), 6 comps
Comp revenue range (p25 / median / p75)
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 2.0 mi
Revenue $14,556ADR $195Occ ≈ 20%4.5★ (9)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 2.0 mi
Revenue $6,332ADR $180Occ ≈ 10%4.6★
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 2.2 mi
Revenue $57,195ADR $502Occ ≈ 31%5★ (17)
Emma’s Cozy Cottage
Cottage · 2 bd · 1 ba · sleeps 2 · 3.1 mi
Revenue $29,198ADR $160Occ ≈ 50%4.8★ (238)
Glamping at its finest
Camper/RV · 2 bd · 1 ba · sleeps 7 · 3.2 mi
Revenue $1,679ADR $129Occ ≈ 4%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House | 3 bd · 1 ba · sleeps 6 | $14,556 | $195 | 20% | 4.5★ (9) | 2.0 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $6,332 | $180 | 10% | 4.6★ | 2.0 mi | Vrbo |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $43,707 | $199 | 60% | 4.8★ (4) | 2.0 mi | AirbnbVrboBooking |
NEW! The La Crosse Lodge Cabin | 3 bd · 2.5 ba · sleeps 6 | $57,195 | $502 | 31% | 5★ (17) | 2.2 mi | Airbnb |
Emma’s Cozy Cottage Cottage | 2 bd · 1 ba · sleeps 2 | $29,198 | $160 | 50% | 4.8★ (238) | 3.1 mi | Airbnb |
Glamping at its finest Camper/RV | 2 bd · 1 ba · sleeps 7 | $1,679 | $129 | 4% | 5★ (3) | 3.2 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
$31,999
NOI
$13,361
Cash flow /mo
-$449
Cash needed
$103,571
Cash-on-cash
-5.2%
ROE (yr 1)
5.0%
Cap rate
4.6%
DSCR
0.71
Year-1 write-off
$97,867
Year-1 tax shield @ 32%
$31,317
Year-1 return on equity
- Cash flow (annual)-$5,385
- Principal paydown$1,897
- 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)$6,400
- Platform fees (3% of revenue)$960
- Maintenance / capex (5% of revenue)$1,600
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,043
- 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%$31,317
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
$235,000
Short-life (5/15-yr)
$78,000 · 33%
Year-1 deduction
$98,000
Year-1 tax shield @ 32%
$31,000
Land 19% (county tax record, assessed value split) · building $157,000 over 39 years · new furniture $20,000
Based on: 1,479 sq ft, built 1951, 3 bd / 2 ba, unfurnished, listing features (deck, patio, fence, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $68,000 in year 1 (20% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$9,000 new × 40% good × 1.82 allocation
- $5,400
Kitchen countertopsdefault
$7,400 new × 40% good × 1.82 allocation
- $1,900
Decorative trimdefault
$2,600 new × 40% good × 1.82 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.82 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.82 allocation
- $2,700
Window coverings (15)default
$3,800 new × 40% good × 1.82 allocation
- $2,800
Carpet, vinyl & laminate (40% of floors)default
$3,800 new × 40% good × 1.82 allocation
- $5,100
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 1.82 allocation
- $3,100
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 1.82 allocation
- $3,600
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 1.82 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,300
Paving: driveway & walks (paved)listing
$8,000 new × 50% good × 1.82 allocation
- $7,000
Landscaping (typical)default
$7,700 new × 50% good × 1.82 allocation
- $6,100
Patioslisting
$6,700 new × 50% good × 1.82 allocation
- $15,200
Decks & porches (attached)listing
$16,600 new × 50% good × 1.82 allocation
- $5,500
Fencinglisting
$6,000 new × 50% good × 1.82 allocation
- $4,600
Gazebo / pergolalisting
$5,000 new × 50% good × 1.82 allocation
- $116,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$160,100 new × 40% good × 1.82 allocation
- $12,100
Building plumbing & fixturesdefault
$16,600 new × 40% good × 1.82 allocation
- $11,700
Building electrical & lightingdefault
$16,000 new × 40% good × 1.82 allocation
- $12,100
HVACdefault
$16,700 new × 40% good × 1.82 allocation
- $4,200
Hardwood & tile floorsdefault
$5,700 new × 40% good × 1.82 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $51,900 | $45,500 | $500 | $97,900 |
| 2 | $0 | $0 | $4,000 | $4,000 |
| 3 | $0 | $0 | $4,000 | $4,000 |
| 4 | $0 | $0 | $4,000 | $4,000 |
| 5 | $0 | $0 | $4,000 | $4,000 |
| 6+ | $0 | $0 | $140,200 | $140,200 |
| Total | $51,900 | $45,500 | $156,800 | $254,200 |
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.