2846 29th Ct S
La Crosse, WI 54601
$325,000
3 bd · 1 ba · 1,000 sqft · Listed 1d ago
View on Realtor.com →Year built
1963
Sqft
1,000
Lot sqft
9,148
HOA / mo
None
Furnished
No
List date
2026-10-02T12:36:19.000000Z
Revenue
Annual revenue
$42,305
ADR
$208
Occupancy
56%
Cleaning fees (12 mo)
$5,762
Confidence
Low (50.14), 13 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $41,930
The Bluffside Bungalow on the South Side La Crosse
House · 3 bd · 1 ba · sleeps 6 · 0.4 mi
Revenue $15,088ADR $180Occ ≈ 23%4.7★ (12)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.8 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 1.4 mi
Revenue $6,401ADR $148Occ ≈ 12%5★ (11)
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 1.6 mi
Revenue $63,740ADR $285Occ ≈ 61%5★ (43)
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 1.8 mi
Revenue $32,496ADR $310Occ ≈ 29%4.9★ (121)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Bluffside Bungalow on the South Side La Crosse House | 3 bd · 1 ba · sleeps 6 | $15,088 | $180 | 23% | 4.7★ (12) | 0.4 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 0.8 mi | Airbnb |
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 0.9 mi | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 1.2 mi | AirbnbVrbo |
The River House • Private Dock House | 3 bd · 1.5 ba · sleeps 8 | $17,566 | $325 | 15% | 5★ (4) | 1.3 mi | AirbnbVrbo |
'RiverSong' Waterfront La Crosse Home w/ Dock House | 3 bd · 2 ba · sleeps 6 | $67,418 | $258 | 72% | 5★ (200) | 1.3 mi | AirbnbVrboBooking |
River City Basecamp Guest suite | 3 bd · 1 ba · sleeps 7 | $6,401 | $148 | 12% | 5★ (11) | 1.4 mi | Airbnb |
Charming Southside Home House | 3 bd · 2 ba · sleeps 8 | $63,740 | $285 | 61% | 5★ (43) | 1.6 mi | Airbnb |
Downtown Boho Home w/Office, Yoga Studio,King Bed House | 3 bd · 2 ba · sleeps 8 | $47,138 | $262 | 49% | 4.8★ (27) | 1.6 mi | AirbnbVrboBooking |
Charming Bungalow centrally located - cute porch! House | 3 bd · 1.5 ba · sleeps 6 | $32,496 | $310 | 29% | 4.9★ (121) | 1.8 mi | Airbnb |
Show 3 more
Cozy 3BR Apartment near Mayo
Apartment · 3 bd · 1 ba · sleeps 6 · 1.8 mi
Revenue $46,033ADR $170Occ ≈ 74%5★ (217)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 1.9 mi
Revenue $42,135ADR $224Occ ≈ 52%5★ (51)
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 2.0 mi
Revenue $24,775ADR $169Occ ≈ 40%4.8★ (178)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy 3BR Apartment near Mayo Apartment | 3 bd · 1 ba · sleeps 6 | $46,033 | $170 | 74% | 5★ (217) | 1.8 mi | Airbnb |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow | 3 bd · 2 ba · sleeps 6 | $42,135 | $224 | 52% | 5★ (51) | 1.9 mi | Airbnb |
Cozy Victorian Hideaway Townhouse | 3 bd · 1.5 ba · sleeps 6 | $24,775 | $169 | 40% | 4.8★ (178) | 2.0 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$42,305
NOI
$21,264
Cash flow /mo
-$22
Cash needed
$113,750
Cash-on-cash
-0.2%
ROE (yr 1)
10.1%
Cap rate
6.5%
DSCR
0.99
Year-1 write-off
$94,605
Year-1 tax shield @ 32%
$30,274
Year-1 return on equity
- Cash flow (annual)-$260
- Principal paydown$2,024
- Appreciation at%$9,750
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)$8,461
- Platform fees (3% of revenue)$1,269
- Maintenance / capex (5% of revenue)$2,115
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,387
- Insurance (STR-rated)$1,609
Cash needed to close
- Down payment (25%)$81,250
- Closing costs (4.0%)$13,000
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,274
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
$266,000
Short-life (5/15-yr)
$75,000 · 28%
Year-1 deduction
$95,000
Year-1 tax shield @ 32%
$30,000
Land 18% (county tax record, assessed value split) · building $191,000 over 39 years · new furniture $20,000
Based on: 1,000 sq ft, built 1963, 3 bd / 1 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $70,000 in year 1 (19% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$8,000 new × 40% good × 3.31 allocation
- $8,600
Kitchen countertopsdefault
$6,500 new × 40% good × 3.31 allocation
- $2,300
Decorative trimdefault
$1,800 new × 40% good × 3.31 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 3.31 allocation
- $1,600
Shelvingdefault
$1,200 new × 40% good × 3.31 allocation
- $3,300
Window coverings (10)default
$2,500 new × 40% good × 3.31 allocation
- $3,400
Carpet, vinyl & laminate (40% of floors)default
$2,600 new × 40% good × 3.31 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$6,200 new × 40% good × 3.31 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 3.31 allocation
- $7,100
Appliances (range, dishwasher, disposal, refrigerator)listing
$5,400 new × 40% good × 3.31 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $10,800
Paving: driveway & walks (paved)listing
$6,600 new × 50% good × 3.31 allocation
- $10,400
Landscaping (typical)default
$6,300 new × 50% good × 3.31 allocation
- $1,600
Patiosdefault
$1,000 new × 50% good × 3.31 allocation
- $1,600
Decks & porches (attached)default
$1,000 new × 50% good × 3.31 allocation
- $142,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$107,900 new × 40% good × 3.31 allocation
- $14,800
Building plumbing & fixturesdefault
$11,200 new × 40% good × 3.31 allocation
- $13,200
Building electrical & lightingdefault
$9,900 new × 40% good × 3.31 allocation
- $14,900
HVACdefault
$11,300 new × 40% good × 3.31 allocation
- $5,100
Hardwood & tile floorsdefault
$3,900 new × 40% good × 3.31 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $69,900 | $24,500 | $200 | $94,600 |
| 2 | $0 | $0 | $4,900 | $4,900 |
| 3 | $0 | $0 | $4,900 | $4,900 |
| 4 | $0 | $0 | $4,900 | $4,900 |
| 5 | $0 | $0 | $4,900 | $4,900 |
| 6+ | $0 | $0 | $170,900 | $170,900 |
| Total | $69,900 | $24,500 | $190,700 | $285,100 |
The building's share of the price ($266,000) is 3.3x our depreciated replacement cost of the home ($80,000). The IRS guide treats a gap this size as a reason to review the land share: if land is worth more than the county ratio says, the basis and the write-off are smaller.
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.