1227 9th St S

La Crosse, WI 54601

$249,900

6 bd · 2 ba · 1,850 sqft · Listed 27d ago

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Low confidence

Year built

1901

Sqft

1,850

Lot sqft

6,098

HOA / mo

None

Furnished

List date

2026-09-04T18:49:52.000000Z

Revenue

Annual revenue

$83,281

ADR

$361

Occupancy

63%

Cleaning fees (12 mo)

$13,147

Confidence

High (71.74), 6 comps

Comp revenue range (p25 / median / p75)

$58,514$65,540$92,404

Cozy 5BR Duplex by Mayo, 50-ft Parking
House · 5 bd · 2 ba · sleeps 10 · 0.3 mi
Revenue $103,056ADR $313Occ ≈ 90%5★ (15)
Airbnb Vrbo
Mod Manor on Main- Celebrations, Reunions, Events
House · 6 bd · 2.5 ba · sleeps 15 · 1.1 mi
Revenue $71,299ADR $569Occ ≈ 34%4.9★ (125)
Airbnb Vrbo
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 1.3 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Airbnb
King Beds | Fenced Yard | Near Downtown
House · 5 bd · 2 ba · sleeps 10 · 1.9 mi
Revenue $99,439ADR $432Occ ≈ 63%5★ (183)
Airbnb Vrbo
House in the Hills! Charming luxury right in town
House · 5 bd · 3 ba · sleeps 10 · 2.4 mi
Revenue $58,092ADR $431Occ ≈ 37%5★ (200)
Airbnb Vrbo
Swedish Storybook in bluffs hiking trails & stream
Place · 5 bd · 3 ba · sleeps 11 · 2.8 mi
Revenue $57,135ADR $493Occ ≈ 32%4.8★ (177)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy 5BR Duplex by Mayo, 50-ft Parking House	5 bd · 2 ba · sleeps 10	$103,056	$313	90%	5★ (15)	0.3 mi	Airbnb Vrbo
Mod Manor on Main- Celebrations, Reunions, Events House	6 bd · 2.5 ba · sleeps 15	$71,299	$569	34%	4.9★ (125)	1.1 mi	Airbnb Vrbo
La Crosse's Bluffside Retreat House	5 bd · 2 ba · sleeps 8	$59,781	$405	40%	4.8★ (22)	1.3 mi	Airbnb
King Beds \| Fenced Yard \| Near Downtown House	5 bd · 2 ba · sleeps 10	$99,439	$432	63%	5★ (183)	1.9 mi	Airbnb Vrbo
House in the Hills! Charming luxury right in town House	5 bd · 3 ba · sleeps 10	$58,092	$431	37%	5★ (200)	2.4 mi	Airbnb Vrbo
Swedish Storybook in bluffs hiking trails & stream Place	5 bd · 3 ba · sleeps 11	$57,135	$493	32%	4.8★ (177)	2.8 mi	Airbnb Vrbo

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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$83,281

NOI

$50,919

Cash flow /mo

$4,243

Cash needed

$289,896

Cash-on-cash (all cash)

17.6%

ROE (yr 1)

20.2%

Cap rate

20.4%

DSCR

—

Year-1 write-off

$78,136

Year-1 tax shield @ 32%

$25,003

Year-1 return on equity

Cash flow (annual)$50,919
Principal paydown (n/a, cash)$0
Appreciation at%$7,497

ROE20.2%

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)$16,656
Platform fees (3% of revenue)$2,498
Maintenance / capex (5% of revenue)$4,164
Utilities & supplies$4,200
HOA$0
Property tax$3,606
Insurance (STR-rated)$1,237

Cash needed to close

Purchase price (all cash)$249,900
Closing costs (4.0%)$9,996
Furnishing (bought new)$30,000

Tax savings if the STR loophole applies

Tax shield @ 32%$25,003

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

$214,000

Short-life (5/15-yr)

$48,000 · 22%

Year-1 deduction

$78,000

Year-1 tax shield @ 32%

$25,000

Land 14% (county tax record, assessed value split) · building $167,000 over 39 years · new furniture $30,000

Based on: 1,850 sq ft, built 1901, 6 bd / 2 ba, unfurnished, listing features (appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $62,000 in year 1 (15% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$61,200

Kitchen cabinetsdefault
$9,900 new × 40% good × 1.55 allocation
$6,100
Kitchen countertopsdefault
$8,100 new × 40% good × 1.55 allocation
$5,000
Decorative trimdefault
$3,200 new × 40% good × 1.55 allocation
$2,000
Mirrorsdefault
$300 new × 40% good × 1.55 allocation
$200
Shelvingdefault
$2,100 new × 40% good × 1.55 allocation
$1,300
Window coverings (19)default
$4,800 new × 40% good × 1.55 allocation
$2,900
Carpet, vinyl & laminate (40% of floors)default
$4,800 new × 40% good × 1.55 allocation
$3,000
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 1.55 allocation
$4,800
Kitchen, laundry & data equipment electricaldefault
$4,600 new × 40% good × 1.55 allocation
$2,900
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 1.55 allocation
$3,100
Furniture bought newlisting
$30,000 new × 100% good · bought separately
$30,000

15-year land improvements$16,400

Paving: driveway & walks (paved)default
$8,900 new × 50% good × 1.55 allocation
$6,900
Landscaping (typical)default
$8,600 new × 50% good × 1.55 allocation
$6,600
Patiosdefault
$1,800 new × 50% good × 1.55 allocation
$1,400
Decks & porches (attached)default
$1,800 new × 50% good × 1.55 allocation
$1,400

Building, 39-year$166,900

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$199,700 new × 40% good × 1.55 allocation
$123,800
Building plumbing & fixturesdefault
$20,800 new × 40% good × 1.55 allocation
$12,900
Building electrical & lightingdefault
$20,700 new × 40% good × 1.55 allocation
$12,800
HVACdefault
$20,800 new × 40% good × 1.55 allocation
$12,900
Hardwood & tile floorsdefault
$7,100 new × 40% good × 1.55 allocation
$4,400

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$61,200	$16,400	$500	$78,100
2	$0	$0	$4,300	$4,300
3	$0	$0	$4,300	$4,300
4	$0	$0	$4,300	$4,300
5	$0	$0	$4,300	$4,300
6+	$0	$0	$149,200	$149,200
Total	$61,200	$16,400	$166,900	$244,500

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.