621 Farnam St

La Crosse, WI 54601

$219,900

3 bd · 1 ba · 1,060 sqft · Listed 1d ago

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Year built

1952

Sqft

1,060

Lot sqft

2,614

HOA / mo

None

Furnished

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)

$22,314$29,476$42,246

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $29,476

Downtown La Crosse Cottage
House · 2 bd · 1 ba · sleeps 6 · 400 ft
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $53,169ADR $177Occ ≈ 82%4.3★ (7)
Airbnb Vrbo
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)
Airbnb
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)
Booking
Jake's Place
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $22,151ADR $136Occ ≈ 45%4.8★ (35)
Airbnb Vrbo
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)
Vrbo
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)
Airbnb
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)
Airbnb
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)
Airbnb
Riverfront Twin Home
House · 2 bd · 1 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +3
Revenue $29,476ADR $181Occ ≈ 45%5★ (139)
Airbnb Vrbo
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)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Downtown La Crosse Cottage House A/C Free parking Wifi Kitchen +1	2 bd · 1 ba · sleeps 6	$53,169	$177	82%	4.3★ (7)	400 ft	Airbnb Vrbo
Modern, Renovated Home in the heart of LAX House A/C Free parking Pets OK Wifi +2	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 A/C Free parking Pets OK Wifi +2	2 bd · 1 ba · sleeps 5	$22,151	$136	45%	4.8★ (35)	0.2 mi	Airbnb Vrbo
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 Hot tub A/C Free parking Pets OK +2	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 A/C Free parking Wifi Kitchen	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 A/C Free parking Wifi Kitchen	2 bd · 1 ba · sleeps 4	$38,546	$135	78%	5★ (215)	0.4 mi	Airbnb
Riverfront Twin Home House A/C Free parking Wifi Kitchen +3	2 bd · 1 ba · sleeps 6	$29,476	$181	45%	5★ (139)	0.5 mi	Airbnb Vrbo
Lovely La Crosse bungalow House A/C Free parking Wifi Kitchen +2	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)
Airbnb
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)
Airbnb

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 A/C Free parking Pets OK Wifi +2	2 bd · 1 ba · sleeps 4	$23,348	$93	69%	4.7★ (17)	0.6 mi	Airbnb
Charming Southside Home House A/C Free parking Pets OK Wifi +2	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

Financing

Management

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

Est. revenue

$34,497

NOI

$17,311

Cash flow /mo

$1,443

Cash needed

$248,196

Cash-on-cash (all cash)

7.0%

ROE (yr 1)

9.6%

Cap rate

7.9%

DSCR

—

Year-1 write-off

$77,892

Year-1 tax shield @ 32%

$24,926

Year-1 return on equity

Cash flow (annual)$17,311
Principal paydown (n/a, cash)$0
Appreciation at%$6,597

ROE9.6%

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

Purchase price (all cash)$219,900
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.

5-year property$54,600

Kitchen cabinetsdefault
$8,100 new × 40% good × 2.17 allocation
$7,100
Kitchen countertopsdefault
$6,600 new × 40% good × 2.17 allocation
$5,800
Decorative trimdefault
$1,900 new × 40% good × 2.17 allocation
$1,600
Mirrorsdefault
$200 new × 40% good × 2.17 allocation
$100
Shelvingdefault
$1,200 new × 40% good × 2.17 allocation
$1,000
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
$2,400
Kitchen & laundry equipment plumbingdefault
$6,300 new × 40% good × 2.17 allocation
$5,500
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 2.17 allocation
$3,300
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.17 allocation
$5,800
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$23,200

Paving: driveway & walks (paved)listing
$6,700 new × 50% good × 2.17 allocation
$7,300
Landscaping (typical)default
$6,500 new × 50% good × 2.17 allocation
$7,100
Patiosdefault
$1,000 new × 50% good × 2.17 allocation
$1,100
Decks & porches (attached)default
$1,000 new × 50% good × 2.17 allocation
$1,100
Fencinglisting
$6,000 new × 50% good × 2.17 allocation
$6,500

Building, 39-year$133,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$114,500 new × 40% good × 2.17 allocation
$99,600
Building plumbing & fixturesdefault
$11,900 new × 40% good × 2.17 allocation
$10,300
Building electrical & lightingdefault
$10,700 new × 40% good × 2.17 allocation
$9,300
HVACdefault
$11,900 new × 40% good × 2.17 allocation
$10,400
Hardwood & tile floorsdefault
$4,100 new × 40% good × 2.17 allocation
$3,600

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	$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.