1322 Charles St
La Crosse, WI 54603
$275,000
4 bd · 1 ba · 1,345 sqft · Listed 5d ago
View on Realtor.com →Year built
1885
Sqft
1,345
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-09-26T01:11:59.000000Z
Revenue
Annual revenue
$38,969
ADR
$183
Occupancy
58%
Cleaning fees (12 mo)
$3,798
Confidence
Low (41.2), 27 comps
Comp revenue range (p25 / median / p75)
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 0.6 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.6 mi
Revenue $40,782ADR $200Occ ≈ 56%4.9★ (132)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 0.9 mi
Revenue $60,884ADR $211Occ ≈ 79%—
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 0.9 mi
Revenue $28,038ADR $256Occ ≈ 30%4.8★ (18)
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 0.9 mi
Revenue $23,407ADR $247Occ ≈ 26%4.9★ (12)
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 0.9 mi
Revenue $10,830ADR $148Occ ≈ 20%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Historic Carter House-Rivertown Romance-Licensed! House | 3 bd · 1.5 ba · sleeps 10 | $41,294 | $161 | 70% | 4.9★ (254) | 0.5 mi | AirbnbVrbo |
Luxury Industrial 1911 George House | 3 bd · 2 ba · sleeps 10 | $52,840 | $276 | 52% | 4.8★ (7) | 0.6 mi | Airbnb |
River Front Property House | 3 bd · 1 ba · sleeps 6 | $40,782 | $200 | 56% | 4.9★ (132) | 0.6 mi | Vrbo |
The Drift Inn, Old charm, Quiet, Fenced backyard House | 3 bd · 1 ba · sleeps 6 | $27,605 | $127 | 60% | 4.6★ (36) | 0.9 mi | AirbnbVrboBooking |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,884 | $211 | 79% | — | 0.9 mi | Booking |
b3 FIVE7 Yacht House boat | 3 bd · 1 ba · sleeps 8 | $30,583 | $130 | 64% | 4.8★ (51) | 0.9 mi | AirbnbVrbo |
Luxurious Floating Cabin House boat | 3 bd · 2 ba · sleeps 8 | $28,038 | $256 | 30% | 4.8★ (18) | 0.9 mi | Airbnb |
River Rambler House | 3 bd · 2 ba · sleeps 7 | $49,955 | $226 | 61% | 4.9★ (208) | 0.9 mi | AirbnbVrbo |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat | 3 bd · 2 ba · sleeps 6 | $23,407 | $247 | 26% | 4.9★ (12) | 0.9 mi | Airbnb |
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $10,830 | $148 | 20% | — | 0.9 mi | Airbnb |
Show all 27 comps
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 1.0 mi
Revenue $8,007ADR $168Occ ≈ 13%4.2★ (8)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 1.0 mi
Revenue $47,386ADR $259Occ ≈ 50%5★ (25)
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 1.0 mi
Revenue $20,424ADR $125Occ ≈ 45%3.9★ (48)
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 1.0 mi
Revenue $65,162ADR $331Occ ≈ 54%5★ (57)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.2 mi
Revenue $43,551ADR $501Occ ≈ 24%5★ (21)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.2 mi
Revenue $48,488ADR $231Occ ≈ 58%4.6★ (11)
Gnome sweet Gnome! On the park.
House · 3 bd · 1 ba · sleeps 4 · 1.7 mi
Revenue $6,176ADR $89Occ ≈ 19%5★ (1)
Near Dwtn La Crosse | King Bed | Porch | Parking
House · 3 bd · 1.5 ba · sleeps 6 · 1.9 mi
Revenue $23,766ADR $191Occ ≈ 34%4.9★ (37)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $11,392 | $122 | 26% | 3.8★ (38) | 1.0 mi | AirbnbVrbo |
3-bedroom villa in enchanting La Crosse with river access House | 3 bd · 1 ba · sleeps 5 | $8,007 | $168 | 13% | 4.2★ (8) | 1.0 mi | Vrbo |
Bayfront Chalet on Richmond Bay Chalet | 3 bd · 2 ba · sleeps 8 | $50,179 | $267 | 51% | 4.8★ (230) | 1.0 mi | AirbnbVrbo |
Top Shelf Suite Apartment | 4 bd · 1.5 ba · sleeps 8 | $47,386 | $259 | 50% | 5★ (25) | 1.0 mi | Airbnb |
Cute Cottage on the River House | 3 bd · 1 ba · sleeps 5 | $23,435 | $120 | 54% | 4.7★ (50) | 1.0 mi | AirbnbVrbo |
Bayfront Cottage is a 3 bedroom house on Richmond Bay. House | 3 bd · 1 ba · sleeps 6 | $20,424 | $125 | 45% | 3.9★ (48) | 1.0 mi | Vrbo |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,438 | $99 | 4% | — | 1.0 mi | Airbnb |
Cozy 3-bedroom home on the river House | 3 bd · 1 ba · sleeps 7 | $65,162 | $331 | 54% | 5★ (57) | 1.0 mi | Airbnb |
Caroline Suite House | 3 bd · 2 ba · sleeps 8 | $68,406 | $269 | 70% | 5★ (63) | 1.1 mi | Airbnb |
Riverfront Home with Eagle Views House | 3 bd · 2 ba · sleeps 6 | $60,646 | $379 | 44% | 5★ (130) | 1.1 mi | AirbnbVrbo |
Rustic Waterfront w/BOAT DOCK! House | 3 bd · 2 ba · sleeps 10 | $43,551 | $501 | 24% | 5★ (21) | 1.2 mi | Airbnb |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $48,488 | $231 | 58% | 4.6★ (11) | 1.2 mi | Vrbo |
Private home,accessible,parking House | 5 bd · 1.5 ba · sleeps 14 | $45,614 | $264 | 47% | 4.8★ (63) | 1.7 mi | AirbnbVrbo |
Gnome sweet Gnome! On the park. House | 3 bd · 1 ba · sleeps 4 | $6,176 | $89 | 19% | 5★ (1) | 1.7 mi | Airbnb |
King Beds | Fenced Yard | Near Downtown House | 5 bd · 2 ba · sleeps 10 | $99,439 | $432 | 63% | 5★ (183) | 1.8 mi | AirbnbVrbo |
Near Dwtn La Crosse | King Bed | Porch | Parking House | 3 bd · 1.5 ba · sleeps 6 | $23,766 | $191 | 34% | 4.9★ (37) | 1.9 mi | Airbnb |
4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $54,809 | $273 | 55% | 4.8★ (42) | 2.0 mi | AirbnbVrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,969
NOI
$18,808
Cash flow /mo
$85
Cash needed
$102,750
Cash-on-cash
1.0%
ROE (yr 1)
10.8%
Cap rate
6.8%
DSCR
1.06
Year-1 write-off
$101,507
Year-1 tax shield @ 32%
$32,482
Year-1 return on equity
- Cash flow (annual)$1,026
- Principal paydown$1,800
- Appreciation at%$8,250
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)$7,794
- Platform fees (3% of revenue)$1,169
- Maintenance / capex (5% of revenue)$1,948
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,688
- Insurance (STR-rated)$1,361
Cash needed to close
- Down payment (25%)$68,750
- Closing costs (4.0%)$11,000
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$32,482
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
$241,000
Short-life (5/15-yr)
$78,000 · 32%
Year-1 deduction
$102,000
Year-1 tax shield @ 32%
$32,000
Land 12% (county tax record, assessed value split) · building $163,000 over 39 years · new furniture $23,000
Based on: 1,345 sq ft, built 1885, 4 bd / 1 ba, unfurnished, listing features (pool, deck, fireplace, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $70,000 in year 1 (19% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,200
Kitchen cabinetsdefault
$8,700 new × 40% good × 2.06 allocation
- $5,900
Kitchen countertopsdefault
$7,200 new × 40% good × 2.06 allocation
- $1,900
Decorative trimdefault
$2,400 new × 40% good × 2.06 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.06 allocation
- $1,200
Shelvingdefault
$1,500 new × 40% good × 2.06 allocation
- $2,700
Window coverings (13)default
$3,300 new × 40% good × 2.06 allocation
- $2,900
Carpet, vinyl & laminate (40% of floors)default
$3,500 new × 40% good × 2.06 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$6,800 new × 40% good × 2.06 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 40% good × 2.06 allocation
- $4,700
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 40% good × 2.06 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)listing
$7,600 new × 50% good × 2.06 allocation
- $7,500
Landscaping (typical)default
$7,300 new × 50% good × 2.06 allocation
- $1,400
Patiosdefault
$1,300 new × 50% good × 2.06 allocation
- $15,600
Decks & porches (attached)listing
$15,100 new × 50% good × 2.06 allocation
- $4,900
Pool (above-ground)listing
$6,000 new × 40% good × 2.06 allocation
- $5,100
Gazebo / pergolalisting
$5,000 new × 50% good × 2.06 allocation
- $119,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$145,300 new × 40% good × 2.06 allocation
- $12,400
Building plumbing & fixturesdefault
$15,100 new × 40% good × 2.06 allocation
- $11,800
Building electrical & lightingdefault
$14,300 new × 40% good × 2.06 allocation
- $12,500
HVACdefault
$15,200 new × 40% good × 2.06 allocation
- $4,300
Hardwood & tile floorsdefault
$5,200 new × 40% good × 2.06 allocation
- $2,200
Fireplacelisting
$2,600 new × 40% good × 2.06 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $58,600 | $42,400 | $500 | $101,500 |
| 2 | $0 | $0 | $4,200 | $4,200 |
| 3 | $0 | $0 | $4,200 | $4,200 |
| 4 | $0 | $0 | $4,200 | $4,200 |
| 5 | $0 | $0 | $4,200 | $4,200 |
| 6+ | $0 | $0 | $145,600 | $145,600 |
| Total | $58,600 | $42,400 | $162,800 | $263,800 |
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.