809 Holmen Dr N
Holmen, WI 54636
$365,900
3 bd · 1.5 ba · 1,600 sqft · Listed 1d ago
View on Realtor.com →Year built
1961
Sqft
1,600
Lot sqft
145,926
HOA / mo
None
Furnished
No
List date
2026-10-15T22:54:45.000000Z
Revenue
Annual revenue
$31,096
ADR
$102
Occupancy
84%
Cleaning fees (12 mo)
$1,396
Confidence
Low (7.77), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $16,479
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 2.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 2.3 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Glamping at its finest
Camper/RV · 2 bd · 1 ba · sleeps 7 · 2.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $3,319ADR $131Occ ≈ 7%5★ (6)
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 2.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
| 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 | $16,479 | $198 | 23% | 4.6★ (12) | 2.3 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 2.3 mi | Delisted |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $45,181 | $191 | 65% | 4.8★ (4) | 2.3 mi | AirbnbBooking |
Glamping at its finest Camper/RV
| 2 bd · 1 ba · sleeps 7 | $3,319 | $131 | 7% | 5★ (6) | 2.6 mi | Airbnb |
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 2.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$31,096
NOI
$11,021
Cash flow /mo
-$1,124
Cash needed
$125,611
Cash-on-cash
-10.7%
ROE (yr 1)
-0.2%
Cap rate
3.0%
DSCR
0.45
Year-1 write-off
$81,760
Year-1 tax shield @ 32%
$26,163
Year-1 return on equity
- Cash flow (annual)-$13,488
- Principal paydown$2,225
- Appreciation at%$10,977
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)$6,219
- Platform fees (3% of revenue)$933
- Maintenance / capex (5% of revenue)$1,555
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,357
- Insurance (STR-rated)$1,811
Cash needed to close
- Down payment (25%)$91,475
- Closing costs (4.0%)$14,636
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,163
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
$260,000
Short-life (5/15-yr)
$62,000 · 24%
Year-1 deduction
$82,000
Year-1 tax shield @ 32%
$26,000
Land 29% (county tax record, assessed value split) · building $198,000 over 39 years · new furniture $20,000
Based on: 1,600 sq ft, built 1961, 3 bd / 1.5 ba, unfurnished, listing features (none cost-relevant).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (16% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$9,300 new × 40% good × 2.12 allocation
- $6,500
Kitchen countertopsdefault
$7,600 new × 40% good × 2.12 allocation
- $2,400
Decorative trimdefault
$2,800 new × 40% good × 2.12 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.12 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.12 allocation
- $3,400
Window coverings (16)default
$4,000 new × 40% good × 2.12 allocation
- $3,500
Carpet, vinyl & laminate (40% of floors)default
$4,100 new × 40% good × 2.12 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.12 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 2.12 allocation
- $6,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 2.12 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,800
Paving: driveway & walks (paved)listing
$8,300 new × 50% good × 2.12 allocation
- $8,500
Landscaping (typical)default
$8,000 new × 50% good × 2.12 allocation
- $1,700
Patiosdefault
$1,600 new × 50% good × 2.12 allocation
- $1,700
Decks & porches (attached)default
$1,600 new × 50% good × 2.12 allocation
- $147,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$173,500 new × 40% good × 2.12 allocation
- $15,200
Building plumbing & fixturesdefault
$18,000 new × 40% good × 2.12 allocation
- $14,900
Building electrical & lightingdefault
$17,600 new × 40% good × 2.12 allocation
- $15,300
HVACdefault
$18,000 new × 40% good × 2.12 allocation
- $5,200
Hardwood & tile floorsdefault
$6,200 new × 40% good × 2.12 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,000 | $20,600 | $200 | $81,800 |
| 2 | $0 | $0 | $5,100 | $5,100 |
| 3 | $0 | $0 | $5,100 | $5,100 |
| 4 | $0 | $0 | $5,100 | $5,100 |
| 5 | $0 | $0 | $5,100 | $5,100 |
| 6+ | $0 | $0 | $177,200 | $177,200 |
| Total | $61,000 | $20,600 | $197,700 | $279,200 |
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.