508 Evergreen Dr
Holmen, WI 54636
$299,900
3 bd · 1 ba · 1,341 sqft · Listed 1d ago
View on Realtor.com →Year built
1982
Sqft
1,341
Lot sqft
10,019
HOA / mo
None
Furnished
No
List date
2026-10-22T18:48:44Z
Revenue
Annual revenue
$34,332
ADR
$89
Occupancy
98%
Cleaning fees (12 mo)
$1,645
Confidence
Low (34.83), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $29,389
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 1.0 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Emma’s Cozy Cottage
Cottage · 2 bd · 1 ba · sleeps 2 · 1.7 mi
Revenue $29,389ADR $160Occ ≈ 50%4.8★ (238)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 0.8 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 1.0 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) | 1.0 mi | AirbnbBooking |
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 1.0 mi | Airbnb |
Emma’s Cozy Cottage Cottage | 2 bd · 1 ba · sleeps 2 | $29,389 | $160 | 50% | 4.8★ (238) | 1.7 mi | Delisted |
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
$34,332
NOI
$14,746
Cash flow /mo
$1,229
Cash needed
$331,396
Cash-on-cash (all cash)
4.4%
ROE (yr 1)
7.2%
Cap rate
4.9%
DSCR
—
Year-1 write-off
$92,907
Year-1 tax shield @ 32%
$29,730
Year-1 return on equity
- Cash flow (annual)$14,746
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,997
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)$6,866
- Platform fees (3% of revenue)$1,030
- Maintenance / capex (5% of revenue)$1,717
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,289
- Insurance (STR-rated)$1,485
Cash needed to close
- Purchase price (all cash)$299,900
- Closing costs (4.0%)$11,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$29,730
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
$231,000
Short-life (5/15-yr)
$73,000 · 32%
Year-1 deduction
$93,000
Year-1 tax shield @ 32%
$30,000
Land 23% (county tax record, assessed value split) · building $157,000 over 39 years · new furniture $20,000
Based on: 1,341 sq ft, built 1982, 3 bd / 1 ba, unfurnished, listing features (deck, patio, fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (19% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,900
Kitchen cabinetsdefault
$8,700 new × 40% good × 1.98 allocation
- $5,700
Kitchen countertopsdefault
$7,200 new × 40% good × 1.98 allocation
- $1,900
Decorative trimdefault
$2,300 new × 40% good × 1.98 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.98 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 1.98 allocation
- $2,600
Window coverings (13)default
$3,300 new × 40% good × 1.98 allocation
- $5,400
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 1.98 allocation
- $3,300
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 1.98 allocation
- $4,800
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 1.98 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,500
Paving: driveway & walks (paved)listing
$7,600 new × 50% good × 1.98 allocation
- $7,200
Landscaping (typical)default
$7,300 new × 50% good × 1.98 allocation
- $6,000
Patioslisting
$6,000 new × 50% good × 1.98 allocation
- $15,000
Decks & porches (attached)listing
$15,100 new × 50% good × 1.98 allocation
- $6,000
Fencinglisting
$6,000 new × 50% good × 1.98 allocation
- $115,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$145,200 new × 40% good × 1.98 allocation
- $11,900
Building plumbing & fixturesdefault
$15,000 new × 40% good × 1.98 allocation
- $11,300
Building electrical & lightingdefault
$14,300 new × 40% good × 1.98 allocation
- $12,000
HVACdefault
$15,100 new × 40% good × 1.98 allocation
- $6,900
Hardwood & tile floorsdefault
$8,600 new × 40% good × 1.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $51,100 | $41,700 | $200 | $92,900 |
| 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 | $141,000 | $141,000 |
| Total | $51,100 | $41,700 | $157,300 | $250,100 |
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.