1415 28th St S
La Crosse, WI 54601
$349,900
3 bd · 2 ba · 1,950 sqft · Listed 19d ago
View on Realtor.com →Year built
1959
Sqft
1,950
Lot sqft
10,890
HOA / mo
None
Furnished
No
List date
2026-09-12T13:18:12.000000Z
Revenue
Annual revenue
$42,104
ADR
$180
Occupancy
64%
Cleaning fees (12 mo)
$5,372
Confidence
Med (56.49), 8 comps
Comp revenue range (p25 / median / p75)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.2 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.3 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
Cute - Clean -Cozy
Serviced apartment · 2 bd · 1 ba · sleeps 2 · 0.7 mi
Revenue $14,775ADR $72Occ ≈ 56%4.8★ (341)
Comfortable, Hyde Away Home
House · 2 bd · 1 ba · sleeps 5 · 0.7 mi
Revenue $29,905ADR $114Occ ≈ 72%5★ (84)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 0.2 mi | AirbnbVrbo |
Stone's Throw Cottage Cottage | 2 bd · 1 ba · sleeps 5 | $31,950 | $125 | 70% | 5★ (182) | 0.2 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 0.2 mi | Airbnb |
Bright 4BR Retreat | UW-La Crosse House | 4 bd · 2 ba · sleeps 10 | $59,726 | $252 | 65% | 4.8★ (87) | 0.3 mi | AirbnbVrbo |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 0.3 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 0.4 mi | AirbnbVrbo |
Cute - Clean -Cozy Serviced apartment | 2 bd · 1 ba · sleeps 2 | $14,775 | $72 | 56% | 4.8★ (341) | 0.7 mi | Airbnb |
Comfortable, Hyde Away Home House | 2 bd · 1 ba · sleeps 5 | $29,905 | $114 | 72% | 5★ (84) | 0.7 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
Est. revenue
$42,104
NOI
$20,380
Cash flow /mo
$1,698
Cash needed
$383,396
Cash-on-cash (all cash)
5.3%
ROE (yr 1)
8.1%
Cap rate
5.8%
DSCR
—
Year-1 write-off
$82,764
Year-1 tax shield @ 32%
$26,485
Year-1 return on equity
- Cash flow (annual)$20,380
- Principal paydown (n/a, cash)$0
- Appreciation at%$10,497
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)$8,421
- Platform fees (3% of revenue)$1,263
- Maintenance / capex (5% of revenue)$2,105
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,003
- Insurance (STR-rated)$1,732
Cash needed to close
- Purchase price (all cash)$349,900
- Closing costs (4.0%)$13,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,485
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
$288,000
Short-life (5/15-yr)
$63,000 · 22%
Year-1 deduction
$83,000
Year-1 tax shield @ 32%
$26,000
Land 18% (county tax record, assessed value split) · building $225,000 over 39 years · new furniture $20,000
Based on: 1,950 sq ft, built 1959, 3 bd / 2 ba, unfurnished, listing features (fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $63,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,800
Kitchen cabinetsdefault
$10,100 new × 40% good × 1.94 allocation
- $6,400
Kitchen countertopsdefault
$8,200 new × 40% good × 1.94 allocation
- $2,600
Decorative trimdefault
$3,400 new × 40% good × 1.94 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.94 allocation
- $900
Shelvingdefault
$1,200 new × 40% good × 1.94 allocation
- $3,900
Window coverings (20)default
$5,000 new × 40% good × 1.94 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 1.94 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 1.94 allocation
- $3,900
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 1.94 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $8,900
Paving: driveway & walks (paved)listing
$9,200 new × 50% good × 1.94 allocation
- $8,500
Landscaping (typical)default
$8,800 new × 50% good × 1.94 allocation
- $1,900
Patiosdefault
$1,900 new × 50% good × 1.94 allocation
- $1,900
Decks & porches (attached)default
$1,900 new × 50% good × 1.94 allocation
- $5,800
Fencinglisting
$6,000 new × 50% good × 1.94 allocation
- $164,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$211,600 new × 40% good × 1.94 allocation
- $17,000
Building plumbing & fixturesdefault
$21,900 new × 40% good × 1.94 allocation
- $17,100
Building electrical & lightingdefault
$22,000 new × 40% good × 1.94 allocation
- $17,100
HVACdefault
$22,000 new × 40% good × 1.94 allocation
- $9,700
Hardwood & tile floorsdefault
$12,500 new × 40% good × 1.94 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,100 | $27,000 | $700 | $82,800 |
| 2 | $0 | $0 | $5,800 | $5,800 |
| 3 | $0 | $0 | $5,800 | $5,800 |
| 4 | $0 | $0 | $5,800 | $5,800 |
| 5 | $0 | $0 | $5,800 | $5,800 |
| 6+ | $0 | $0 | $201,300 | $201,300 |
| Total | $55,100 | $27,000 | $225,100 | $307,200 |
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.