Year built
2026
Sqft
2,222
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-10-06T21:00:28.000000Z
Revenue
Annual revenue
$47,102
ADR
$264
Occupancy
49%
Cleaning fees (12 mo)
$5,856
Confidence
Med (52.45), 18 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $44,918
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $27,357ADR $250Occ ≈ 30%4.8★ (23)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 0.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,102ADR $245Occ ≈ 24%5★ (15)
Caroline Suite
House · 3 bd · 2 ba · sleeps 8 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $72,045ADR $269Occ ≈ 73%5★ (65)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $45,332ADR $510Occ ≈ 24%5★ (22)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.2 mi
Revenue $44,503ADR $229Occ ≈ 53%4.6★ (11)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $27,357 | $250 | 30% | 4.8★ (23) | 0.8 mi | Airbnb |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $21,102 | $245 | 24% | 5★ (15) | 0.9 mi | Airbnb |
Bayfront Chalet on Richmond Bay Chalet
| 3 bd · 2 ba · sleeps 8 | $49,608 | $263 | 52% | 4.8★ (232) | 1.0 mi | AirbnbVrbo |
River Rambler House
| 3 bd · 2 ba · sleeps 7 | $50,848 | $224 | 62% | 4.9★ (209) | 1.1 mi | AirbnbVrbo |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $72,045 | $269 | 73% | 5★ (65) | 1.1 mi | Airbnb |
Rustic Waterfront w/BOAT DOCK! House
| 3 bd · 2 ba · sleeps 10 | $45,332 | $510 | 24% | 5★ (22) | 1.1 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $44,503 | $229 | 53% | 4.6★ (11) | 1.2 mi | Vrbo |
Riverfront Home with Eagle Views House
| 3 bd · 2 ba · sleeps 6 | $66,192 | $380 | 48% | 5★ (130) | 1.3 mi | AirbnbVrbo |
King Beds | Fenced Yard | Near Downtown House
| 5 bd · 2 ba · sleeps 10 | $100,097 | $441 | 62% | 5★ (188) | 1.6 mi | AirbnbVrbo |
Downtown La Crosse Loft: Modern Comfort & Style Apartment
| 3 bd · 2 ba · sleeps 8 | $54,171 | $286 | 52% | 5★ (314) | 1.7 mi | AirbnbVrboBooking |
Show 8 more
Modern Flat with Discounted Gap Nights
Apartment · 4 bd · 4 ba · sleeps 14 · 1.7 mi
Revenue $26,402ADR $443Occ ≈ 16%5★ (11)
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 1.7 mi
Revenue $41,483ADR $639Occ ≈ 18%5★ (1)
Delisted
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 1.8 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $31,635ADR $411Occ ≈ 21%5★ (35)
Bentley-Wheeler B&B - GUEST HOUSE
House · 4 bd · 2 ba · sleeps 8 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $27,665ADR $191Occ ≈ 40%4.8★ (248)
Beautiful 9th street home
House · 3 bd · 3 ba · sleeps 3 · 2.0 mi
Revenue $13,424ADR $93Occ ≈ 40%—
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown La Crosse 3-Bedroom Apartment Apartment
| 3 bd · 2 ba · sleeps 8 | $37,703 | $237 | 44% | 4.8★ (70) | 1.7 mi | AirbnbVrboBooking |
Modern Flat with Discounted Gap Nights Apartment | 4 bd · 4 ba · sleeps 14 | $26,402 | $443 | 16% | 5★ (11) | 1.7 mi | Airbnb |
Modern Nest | Campus Steps Away + Free Parking House | 3 bd · 2.5 ba · sleeps 6 | $41,483 | $639 | 18% | 5★ (1) | 1.7 mi | Delisted |
Luxury Downtown La Crosse Apartment - Sleeps 8! Apartment
| 4 bd · 3 ba · sleeps 10 | $80,306 | $345 | 64% | 4.9★ (180) | 1.7 mi | AirbnbVrboBooking |
The Original: One-of-a-kind downtown apartment Apartment
| 3 bd · 2 ba · sleeps 8 | $48,692 | $415 | 32% | 5★ (138) | 1.7 mi | AirbnbVrbo |
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House
| 3 bd · 2 ba · sleeps 7 | $31,635 | $411 | 21% | 5★ (35) | 1.8 mi | Airbnb |
Bentley-Wheeler B&B - GUEST HOUSE House
| 4 bd · 2 ba · sleeps 8 | $27,665 | $191 | 40% | 4.8★ (248) | 1.9 mi | Airbnb |
Beautiful 9th street home House | 3 bd · 3 ba · sleeps 3 | $13,424 | $93 | 40% | — | 2.0 mi | Delisted |
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
$47,102
NOI
$25,485
Cash flow /mo
$468
Cash needed
$110,000
Cash-on-cash
5.1%
ROE (yr 1)
15.0%
Cap rate
8.5%
DSCR
1.28
Year-1 write-off
$86,999
Year-1 tax shield @ 32%
$27,840
Year-1 return on equity
- Cash flow (annual)$5,617
- Principal paydown$1,868
- Appreciation at%$9,000
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)$9,420
- Platform fees (3% of revenue)$1,413
- Maintenance / capex (5% of revenue)$2,355
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,743
- Insurance (STR-rated)$1,485
Cash needed to close
- Down payment (25%)$75,000
- Closing costs (4.0%)$12,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$27,840
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)
$64,000 · 24%
Year-1 deduction
$87,000
Year-1 tax shield @ 32%
$28,000
Land 11% (county tax record, assessed value split) · building $203,000 over 39 years · new furniture $23,000
Based on: 2,222 sq ft, built 2026, 4 bd / 3 ba, unfurnished, listing features (deck, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $56,000 in year 1 (12% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,700
Kitchen cabinetsdefault
$10,700 new × 100% good × 0.62 allocation
- $5,400
Kitchen countertopsdefault
$8,700 new × 100% good × 0.62 allocation
- $2,400
Decorative trimdefault
$3,900 new × 100% good × 0.62 allocation
- $300
Mirrorsdefault
$500 new × 100% good × 0.62 allocation
- $900
Shelvingdefault
$1,500 new × 100% good × 0.62 allocation
- $3,400
Window coverings (22)default
$5,500 new × 100% good × 0.62 allocation
- $3,600
Carpet, vinyl & laminate (40% of floors)default
$5,700 new × 100% good × 0.62 allocation
- $5,200
Kitchen & laundry equipment plumbingdefault
$8,300 new × 100% good × 0.62 allocation
- $3,100
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 100% good × 0.62 allocation
- $3,800
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 100% good × 0.62 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,100
Paving: driveway & walks (paved)listing
$9,800 new × 100% good × 0.62 allocation
- $5,900
Landscaping (typical)default
$9,400 new × 100% good × 0.62 allocation
- $1,400
Patiosdefault
$2,200 new × 100% good × 0.62 allocation
- $15,600
Decks & porches (attached)listing
$25,000 new × 100% good × 0.62 allocation
- $150,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$240,800 new × 100% good × 0.62 allocation
- $15,600
Building plumbing & fixturesdefault
$25,000 new × 100% good × 0.62 allocation
- $15,900
Building electrical & lightingdefault
$25,400 new × 100% good × 0.62 allocation
- $15,600
HVACdefault
$25,000 new × 100% good × 0.62 allocation
- $5,400
Hardwood & tile floorsdefault
$8,600 new × 100% good × 0.62 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,900 | $28,900 | $200 | $87,000 |
| 2 | $0 | $0 | $5,200 | $5,200 |
| 3 | $0 | $0 | $5,200 | $5,200 |
| 4 | $0 | $0 | $5,200 | $5,200 |
| 5 | $0 | $0 | $5,200 | $5,200 |
| 6+ | $0 | $0 | $181,700 | $181,700 |
| Total | $57,900 | $28,900 | $202,700 | $289,500 |
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.