1106 25th St S
La Crosse, WI 54601
$319,900
3 bd · 2 ba · 1,550 sqft · Listed 1d ago
View on Realtor.com →Year built
1954
Sqft
1,550
Lot sqft
7,405
HOA / mo
None
Furnished
No
List date
2026-10-15T13:54:59.000000Z
Revenue
Annual revenue
$39,358
ADR
$166
Occupancy
65%
Cleaning fees (12 mo)
$5,288
Confidence
Med (53.45), 15 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $35,558
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,370ADR $467Occ ≈ 18%5★ (1)
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $43,499ADR $289Occ ≈ 41%5★ (70)
Delisted
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.5 mi
Revenue $64,587ADR $349Occ ≈ 51%5★ (16)
Delisted
Comfortable, Hyde Away Home
House · 2 bd · 1 ba · sleeps 5 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,116ADR $118Occ ≈ 70%4.9★ (86)
Marigold
House · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $28,024ADR $177Occ ≈ 43%5★ (32)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bluff View Haven | Steps to Campus House
| 4 bd · 2 ba · sleeps 10 | $60,855 | $258 | 65% | 4.8★ (90) | 0.1 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House
| 4 bd · 2.5 ba · sleeps 8 | $30,370 | $467 | 18% | 5★ (1) | 0.2 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House
| 3 bd · 1.5 ba · sleeps 6 | $40,465 | $222 | 50% | 5★ (59) | 0.2 mi | AirbnbVrbo |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $43,499 | $289 | 41% | 5★ (70) | 0.4 mi | Delisted |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $64,587 | $349 | 51% | 5★ (16) | 0.5 mi | Delisted |
Stone's Throw Cottage Cottage
| 2 bd · 1 ba · sleeps 5 | $29,895 | $119 | 69% | 5★ (186) | 0.5 mi | AirbnbVrbo |
Cheerful home with driveway and backyard! House
| 3 bd · 1.5 ba · sleeps 6 | $36,414 | $226 | 44% | 4.8★ (123) | 0.5 mi | AirbnbVrbo |
Comfortable, Hyde Away Home House
| 2 bd · 1 ba · sleeps 5 | $30,116 | $118 | 70% | 4.9★ (86) | 0.5 mi | Airbnb |
Marigold House | 2 bd · 2 ba · sleeps 4 | $28,024 | $177 | 43% | 5★ (32) | 0.6 mi | Delisted |
Pipe & Flynn's House
| 2 bd · 2 ba · sleeps 4 | $42,512 | $174 | 67% | 5★ (81) | 0.6 mi | AirbnbVrbo |
Show 5 more
Cute - Clean -Cozy
Serviced apartment · 2 bd · 1 ba · sleeps 2 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $14,732ADR $72Occ ≈ 56%4.8★ (345)
Beautiful Home Perfect Location
House · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $1,246ADR $221Occ ≈ 2%—
The Beverly Rose
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $20,798ADR $100Occ ≈ 57%5★ (166)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown Boho Home w/Office, Yoga Studio,King Bed House
| 3 bd · 2 ba · sleeps 8 | $48,013 | $258 | 51% | 4.8★ (28) | 0.6 mi | AirbnbVrboBooking |
Cute - Clean -Cozy Serviced apartment
| 2 bd · 1 ba · sleeps 2 | $14,732 | $72 | 56% | 4.8★ (345) | 0.6 mi | Airbnb |
Beautiful Home Perfect Location House | 2 bd · 2 ba · sleeps 4 | $1,246 | $221 | 2% | — | 0.6 mi | Booking |
The Beverly Rose Guest suite
| 2 bd · 1 ba · sleeps 4 | $20,798 | $100 | 57% | 5★ (166) | 0.6 mi | Airbnb |
Bluff View Victorian - Free Bikes included Apartment
| 2 bd · 1 ba · sleeps 6 | $35,558 | $167 | 58% | 5★ (206) | 0.7 mi | AirbnbVrbo |
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
$39,358
NOI
$18,343
Cash flow /mo
-$257
Cash needed
$112,271
Cash-on-cash
-2.7%
ROE (yr 1)
7.5%
Cap rate
5.7%
DSCR
0.86
Year-1 write-off
$81,958
Year-1 tax shield @ 32%
$26,227
Year-1 return on equity
- Cash flow (annual)-$3,084
- Principal paydown$1,945
- Appreciation at%$9,597
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)$7,872
- Platform fees (3% of revenue)$1,181
- Maintenance / capex (5% of revenue)$1,968
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,211
- Insurance (STR-rated)$1,584
Cash needed to close
- Down payment (25%)$79,975
- Closing costs (4.0%)$12,796
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,227
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
$275,000
Short-life (5/15-yr)
$62,000 · 23%
Year-1 deduction
$82,000
Year-1 tax shield @ 32%
$26,000
Land 14% (county tax record, assessed value split) · building $213,000 over 39 years · new furniture $20,000
Based on: 1,550 sq ft, built 1954, 3 bd / 2 ba, unfurnished, listing features (fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,400
Kitchen cabinetsdefault
$9,200 new × 40% good × 2.29 allocation
- $6,900
Kitchen countertopsdefault
$7,500 new × 40% good × 2.29 allocation
- $2,500
Decorative trimdefault
$2,700 new × 40% good × 2.29 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.29 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.29 allocation
- $3,700
Window coverings (16)default
$4,000 new × 40% good × 2.29 allocation
- $6,600
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 2.29 allocation
- $4,000
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 2.29 allocation
- $7,100
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 2.29 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $9,300
Paving: driveway & walks (paved)default
$8,200 new × 50% good × 2.29 allocation
- $9,000
Landscaping (typical)default
$7,900 new × 50% good × 2.29 allocation
- $1,800
Patiosdefault
$1,500 new × 50% good × 2.29 allocation
- $1,800
Decks & porches (attached)default
$1,500 new × 50% good × 2.29 allocation
- $153,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$167,900 new × 40% good × 2.29 allocation
- $15,900
Building plumbing & fixturesdefault
$17,400 new × 40% good × 2.29 allocation
- $15,500
Building electrical & lightingdefault
$16,900 new × 40% good × 2.29 allocation
- $16,000
HVACdefault
$17,500 new × 40% good × 2.29 allocation
- $9,100
Hardwood & tile floorsdefault
$10,000 new × 40% good × 2.29 allocation
- $2,400
Fireplacelisting
$2,600 new × 40% good × 2.29 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,900 | $21,800 | $200 | $82,000 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $190,600 | $190,600 |
| Total | $59,900 | $21,800 | $212,700 | $294,400 |
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.