2613 Baumgartner Dr
La Crosse, WI 54603
$600,000
3 bd · 2.5 ba · 3,400 sqft · Listed 2d ago
View on Realtor.com →Year built
1854
Sqft
3,400
Lot sqft
27,007
HOA / mo
None
Furnished
No
List date
2026-11-10T17:42:09.000000Z
Revenue
Annual revenue
$37,995
ADR
$155
Occupancy
67%
Cleaning fees (12 mo)
$3,424
Confidence
Med (63.16), 10 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $43,962
French Island Easy Living!
House · 3 bd · 2 ba · sleeps 7 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $24,836ADR $182Occ ≈ 37%4.9★ (85)
Caroline Suite
House · 3 bd · 2 ba · sleeps 8 · 1.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $69,304ADR $269Occ ≈ 71%5★ (68)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.5 mi
Revenue $41,242ADR $210Occ ≈ 54%4.6★ (11)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $46,681ADR $502Occ ≈ 25%5★ (25)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 1.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $20,480ADR $237Occ ≈ 24%5★ (21)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $29,652ADR $231Occ ≈ 35%4.8★ (25)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
French Island Easy Living! House
| 3 bd · 2 ba · sleeps 7 | $24,836 | $182 | 37% | 4.9★ (85) | 0.1 mi | Airbnb |
Riverfront Home with Eagle Views House
| 3 bd · 2 ba · sleeps 6 | $65,103 | $381 | 47% | 5★ (131) | 1.2 mi | AirbnbVrbo |
River Rambler House
| 3 bd · 2 ba · sleeps 7 | $49,830 | $226 | 60% | 4.9★ (212) | 1.4 mi | AirbnbVrbo |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $69,304 | $269 | 71% | 5★ (68) | 1.5 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $41,242 | $210 | 54% | 4.6★ (11) | 1.5 mi | Vrbo |
Rustic Waterfront w/BOAT DOCK! House
| 3 bd · 2 ba · sleeps 10 | $46,681 | $502 | 25% | 5★ (25) | 1.5 mi | Airbnb |
Bayfront Chalet Chalet
| 3 bd · 2 ba · sleeps 8 | $50,299 | $261 | 53% | 4.8★ (235) | 1.6 mi | AirbnbVrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $20,480 | $237 | 24% | 5★ (21) | 1.8 mi | Airbnb |
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $29,652 | $231 | 35% | 4.8★ (25) | 1.9 mi | Airbnb |
Historic Carter House-Rivertown Romance-Licensed! House
| 3 bd · 1.5 ba · sleeps 10 | $38,892 | $163 | 65% | 4.9★ (259) | 1.9 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
Est. revenue
$37,995
NOI
$13,148
Cash flow /mo
$1,096
Cash needed
$643,500
Cash-on-cash (all cash)
2.0%
ROE (yr 1)
4.8%
Cap rate
2.2%
DSCR
—
Year-1 write-off
$101,836
Year-1 tax shield @ 32%
$32,588
Year-1 return on equity
- Cash flow (annual)$13,148
- Principal paydown (n/a, cash)$0
- Appreciation at%$18,000
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)$7,599
- Platform fees (3% of revenue)$1,140
- Maintenance / capex (5% of revenue)$1,900
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,038
- Insurance (STR-rated)$2,970
Cash needed to close
- Purchase price (all cash)$600,000
- Closing costs (4.0%)$24,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,588
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
$361,000
Short-life (5/15-yr)
$82,000 · 23%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$33,000
Land 40% (county tax record, assessed value split) · building $279,000 over 39 years · new furniture $20,000
Based on: 3,400 sq ft, built 1854, 3 bd / 2.5 ba, unfurnished, listing features (deck, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $58,000 in year 1 (11% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,300
Kitchen cabinetsdefault
$13,300 new × 40% good × 1.37 allocation
- $5,900
Kitchen countertopsdefault
$10,800 new × 40% good × 1.37 allocation
- $3,300
Decorative trimdefault
$6,000 new × 40% good × 1.37 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.37 allocation
- $700
Shelvingdefault
$1,200 new × 40% good × 1.37 allocation
- $4,700
Window coverings (34)default
$8,500 new × 40% good × 1.37 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$10,300 new × 40% good × 1.37 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 40% good × 1.37 allocation
- $4,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.37 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,300
Paving: driveway & walks (paved)listing
$15,100 new × 50% good × 1.37 allocation
- $8,000
Landscaping (typical)default
$11,600 new × 50% good × 1.37 allocation
- $2,300
Patiosdefault
$3,400 new × 50% good × 1.37 allocation
- $26,200
Decks & porches (attached)listing
$38,300 new × 50% good × 1.37 allocation
- $202,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$370,000 new × 40% good × 1.37 allocation
- $21,000
Building plumbing & fixturesdefault
$38,400 new × 40% good × 1.37 allocation
- $22,100
Building electrical & lightingdefault
$40,400 new × 40% good × 1.37 allocation
- $21,000
HVACdefault
$38,300 new × 40% good × 1.37 allocation
- $12,000
Hardwood & tile floorsdefault
$21,900 new × 40% good × 1.37 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,700 | $46,800 | $300 | $101,800 |
| 2 | $0 | $0 | $7,100 | $7,100 |
| 3 | $0 | $0 | $7,100 | $7,100 |
| 4 | $0 | $0 | $7,100 | $7,100 |
| 5 | $0 | $0 | $7,100 | $7,100 |
| 6+ | $0 | $0 | $250,000 | $250,000 |
| Total | $54,700 | $46,800 | $278,800 | $380,400 |
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.