603 Pioneer Dr
Holmen, WI 54636
$394,900
4 bd · 3 ba · 2,400 sqft · Listed 28d ago
View on Realtor.com →Year built
2002
Sqft
2,400
Lot sqft
11,761
HOA / mo
None
Furnished
No
List date
2026-09-03T19:37:31.000000Z
Revenue
Annual revenue
$37,740
ADR
$166
Occupancy
62%
Cleaning fees (12 mo)
$3,341
Confidence
Low (45.28), 6 comps
Comp revenue range (p25 / median / p75)
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 2.0 mi
Revenue $57,195ADR $502Occ ≈ 31%5★ (17)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 2.9 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 3.3 mi
Revenue $24,849ADR $142Occ ≈ 48%4.9★ (163)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! The La Crosse Lodge Cabin | 3 bd · 2.5 ba · sleeps 6 | $57,195 | $502 | 31% | 5★ (17) | 2.0 mi | Airbnb |
Cozy Corner Cottages 3 Bedroom House Rental House | 3 bd · 2 ba · sleeps 6 | $4,578 | $305 | 4% | 4.8★ (11) | 2.6 mi | AirbnbVrbo |
Northshore Getaway House | 4 bd · 2 ba · sleeps 6 | $57,445 | $238 | 66% | 4.7★ (30) | 2.9 mi | Airbnb |
Backwater hideaway. Big house with water access. House | 4 bd · 2.5 ba · sleeps 8 | $35,478 | $189 | 51% | 4.8★ (119) | 2.9 mi | AirbnbVrbo |
Corto's Ona-Lake House Rental, LLC House | 3 bd · 2 ba · sleeps 12 | $43,578 | $237 | 50% | 5★ (155) | 3.0 mi | AirbnbVrbo |
House on onalaska Wisconsin 4 bedroom 3 Beth House | 4 bd · 2.5 ba · sleeps 8 | $24,849 | $142 | 48% | 4.9★ (163) | 3.3 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
$37,740
NOI
$16,079
Cash flow /mo
-$788
Cash needed
$137,521
Cash-on-cash
-6.9%
ROE (yr 1)
3.6%
Cap rate
4.1%
DSCR
0.63
Year-1 write-off
$88,953
Year-1 tax shield @ 32%
$28,465
Year-1 return on equity
- Cash flow (annual)-$9,457
- Principal paydown$2,584
- Appreciation at%$11,847
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)$7,548
- Platform fees (3% of revenue)$1,132
- Maintenance / capex (5% of revenue)$1,887
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,939
- Insurance (STR-rated)$1,955
Cash needed to close
- Down payment (25%)$98,725
- Closing costs (4.0%)$15,796
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$28,465
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
$328,000
Short-life (5/15-yr)
$65,000 · 20%
Year-1 deduction
$89,000
Year-1 tax shield @ 32%
$28,000
Land 17% (county tax record, assessed value split) · building $263,000 over 39 years · new furniture $23,000
Based on: 2,400 sq ft, built 2002, 4 bd / 3 ba, unfurnished, listing features (deck, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $58,000 in year 1 (10% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,800
Kitchen cabinetsdefault
$11,100 new × 40% good × 1.31 allocation
- $4,700
Kitchen countertopsdefault
$9,000 new × 40% good × 1.31 allocation
- $2,200
Decorative trimdefault
$4,200 new × 40% good × 1.31 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.31 allocation
- $800
Shelvingdefault
$1,500 new × 40% good × 1.31 allocation
- $3,100
Window coverings (24)default
$6,000 new × 40% good × 1.31 allocation
- $3,200
Carpet, vinyl & laminate (40% of floors)default
$6,200 new × 40% good × 1.31 allocation
- $5,900
Kitchen & laundry equipment plumbingdefault
$8,600 new × 52% good × 1.31 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$5,200 new × 52% good × 1.31 allocation
- $3,200
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 40% good × 1.31 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,700
Paving: driveway & walks (paved)listing
$10,200 new × 50% good × 1.31 allocation
- $6,400
Landscaping (typical)default
$9,800 new × 50% good × 1.31 allocation
- $1,600
Patiosdefault
$2,400 new × 50% good × 1.31 allocation
- $17,700
Decks & porches (attached)listing
$27,000 new × 50% good × 1.31 allocation
- $204,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$260,300 new × 60% good × 1.31 allocation
- $18,400
Building plumbing & fixturesdefault
$27,000 new × 52% good × 1.31 allocation
- $18,900
Building electrical & lightingdefault
$27,700 new × 52% good × 1.31 allocation
- $14,200
HVACdefault
$27,000 new × 40% good × 1.31 allocation
- $4,900
Hardwood & tile floorsdefault
$9,300 new × 40% good × 1.31 allocation
- $1,400
Fireplacelisting
$2,600 new × 40% good × 1.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,800 | $32,300 | $800 | $89,000 |
| 2 | $0 | $0 | $6,700 | $6,700 |
| 3 | $0 | $0 | $6,700 | $6,700 |
| 4 | $0 | $0 | $6,700 | $6,700 |
| 5 | $0 | $0 | $6,700 | $6,700 |
| 6+ | $0 | $0 | $234,800 | $234,800 |
| Total | $55,800 | $32,300 | $262,600 | $350,700 |
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.