621 Farnam St
La Crosse, WI 54601
$219,900
3 bd · 1 ba · 1,060 sqft · Listed 1d ago
View on Realtor.com →Year built
1952
Sqft
1,060
Lot sqft
2,614
HOA / mo
None
Furnished
No
List date
2026-10-21T17:37:26.000000Z
Revenue
Annual revenue
$34,497
ADR
$145
Occupancy
65%
Cleaning fees (12 mo)
$3,380
Confidence
Med (54.34), 13 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $29,476
Modern, Renovated Home in the heart of LAX
House · 2 bd · 1 ba · sleeps 4 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $24,533ADR $187Occ ≈ 36%5★ (134)
Modern, Newly-Renovated Home in the heart of LAX
Apartment · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $20,543ADR $180Occ ≈ 31%4.5★ (2)
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse
House · 3 bd · 2 ba · sleeps 7 · 0.2 mi
Revenue $40,869ADR $183Occ ≈ 61%5★ (179)
Historic Downtown Bungalow
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +2
Revenue $42,246ADR $154Occ ≈ 75%5★ (219)
Cozy 3BR Apt by Mayo, 50-ft Parking
Apartment · 3 bd · 1 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $44,575ADR $165Occ ≈ 74%5★ (218)
Clean 2BR Apt by Mayo, 50-ft Parking
Apartment · 2 bd · 1 ba · sleeps 4 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $38,546ADR $135Occ ≈ 78%5★ (215)
Lovely La Crosse bungalow
House · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,314ADR $160Occ ≈ 38%4.8★ (26)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown La Crosse Cottage House
| 2 bd · 1 ba · sleeps 6 | $53,169 | $177 | 82% | 4.3★ (7) | 400 ft | AirbnbVrbo |
Modern, Renovated Home in the heart of LAX House
| 2 bd · 1 ba · sleeps 4 | $24,533 | $187 | 36% | 5★ (134) | 0.2 mi | Airbnb |
Modern, Newly-Renovated Home in the heart of LAX Apartment | 2 bd · 1 ba · sleeps 4 | $20,543 | $180 | 31% | 4.5★ (2) | 0.2 mi | Booking |
Jake's Place House
| 2 bd · 1 ba · sleeps 5 | $22,151 | $136 | 45% | 4.8★ (35) | 0.2 mi | AirbnbVrbo |
8th Street Blues! 3 Bed, 2 Bath near downtown LaCrosse House | 3 bd · 2 ba · sleeps 7 | $40,869 | $183 | 61% | 5★ (179) | 0.2 mi | Vrbo |
Historic Downtown Bungalow House
| 2 bd · 1 ba · sleeps 4 | $42,246 | $154 | 75% | 5★ (219) | 0.4 mi | Airbnb |
Cozy 3BR Apt by Mayo, 50-ft Parking Apartment
| 3 bd · 1 ba · sleeps 6 | $44,575 | $165 | 74% | 5★ (218) | 0.4 mi | Airbnb |
Clean 2BR Apt by Mayo, 50-ft Parking Apartment
| 2 bd · 1 ba · sleeps 4 | $38,546 | $135 | 78% | 5★ (215) | 0.4 mi | Airbnb |
Riverfront Twin Home House
| 2 bd · 1 ba · sleeps 6 | $29,476 | $181 | 45% | 5★ (139) | 0.5 mi | AirbnbVrbo |
Lovely La Crosse bungalow House
| 3 bd · 2 ba · sleeps 6 | $22,314 | $160 | 38% | 4.8★ (26) | 0.5 mi | Airbnb |
Show 3 more
Mid-Town Rest Stop
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $8,620ADR $145Occ ≈ 16%—
Delisted
Charming 2 bed near hospitals!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $23,348ADR $93Occ ≈ 69%4.7★ (17)
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 0.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $63,085ADR $286Occ ≈ 60%5★ (47)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Mid-Town Rest Stop House | 2 bd · 1 ba · sleeps 4 | $8,620 | $145 | 16% | — | 0.6 mi | Delisted |
Charming 2 bed near hospitals! Apartment
| 2 bd · 1 ba · sleeps 4 | $23,348 | $93 | 69% | 4.7★ (17) | 0.6 mi | Airbnb |
Charming Southside Home House
| 3 bd · 2 ba · sleeps 8 | $63,085 | $286 | 60% | 5★ (47) | 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
Rate 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$34,497
NOI
$17,311
Cash flow /mo
$215
Cash needed
$83,271
Cash-on-cash
3.1%
ROE (yr 1)
12.6%
Cap rate
7.9%
DSCR
1.18
Year-1 write-off
$77,892
Year-1 tax shield @ 32%
$24,926
Year-1 return on equity
- Cash flow (annual)$2,582
- Principal paydown$1,337
- Appreciation at%$6,597
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)$6,899
- Platform fees (3% of revenue)$1,035
- Maintenance / capex (5% of revenue)$1,725
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,238
- Insurance (STR-rated)$1,089
Cash needed to close
- Down payment (25%)$54,975
- Closing costs (4.0%)$8,796
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,926
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
$191,000
Short-life (5/15-yr)
$58,000 · 30%
Year-1 deduction
$78,000
Year-1 tax shield @ 32%
$25,000
Land 13% (county tax record, assessed value split) · building $133,000 over 39 years · new furniture $20,000
Based on: 1,060 sq ft, built 1952, 3 bd / 1 ba, unfurnished, listing features (fence, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $61,000 in year 1 (22% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,100
Kitchen cabinetsdefault
$8,100 new × 40% good × 2.17 allocation
- $5,800
Kitchen countertopsdefault
$6,600 new × 40% good × 2.17 allocation
- $1,600
Decorative trimdefault
$1,900 new × 40% good × 2.17 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.17 allocation
- $1,000
Shelvingdefault
$1,200 new × 40% good × 2.17 allocation
- $2,400
Window coverings (11)default
$2,800 new × 40% good × 2.17 allocation
- $2,400
Carpet, vinyl & laminate (40% of floors)default
$2,700 new × 40% good × 2.17 allocation
- $5,500
Kitchen & laundry equipment plumbingdefault
$6,300 new × 40% good × 2.17 allocation
- $3,300
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 2.17 allocation
- $5,800
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.17 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,300
Paving: driveway & walks (paved)listing
$6,700 new × 50% good × 2.17 allocation
- $7,100
Landscaping (typical)default
$6,500 new × 50% good × 2.17 allocation
- $1,100
Patiosdefault
$1,000 new × 50% good × 2.17 allocation
- $1,100
Decks & porches (attached)default
$1,000 new × 50% good × 2.17 allocation
- $6,500
Fencinglisting
$6,000 new × 50% good × 2.17 allocation
- $99,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$114,500 new × 40% good × 2.17 allocation
- $10,300
Building plumbing & fixturesdefault
$11,900 new × 40% good × 2.17 allocation
- $9,300
Building electrical & lightingdefault
$10,700 new × 40% good × 2.17 allocation
- $10,400
HVACdefault
$11,900 new × 40% good × 2.17 allocation
- $3,600
Hardwood & tile floorsdefault
$4,100 new × 40% good × 2.17 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $54,600 | $23,200 | $100 | $77,900 |
| 2 | $0 | $0 | $3,400 | $3,400 |
| 3 | $0 | $0 | $3,400 | $3,400 |
| 4 | $0 | $0 | $3,400 | $3,400 |
| 5 | $0 | $0 | $3,400 | $3,400 |
| 6+ | $0 | $0 | $119,400 | $119,400 |
| Total | $54,600 | $23,200 | $133,200 | $210,900 |
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.