1706 Kane St

La Crosse, WI 54603

$199,900

3 bd · 2 ba · 1,282 sqft · Listed 19d ago

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Low confidence

Year built

1880

Sqft

1,282

Lot sqft

7,405

HOA / mo

None

Furnished

List date

2026-09-12T22:30:07.000000Z

Revenue

Annual revenue

$34,751

ADR

$112

Occupancy

85%

Cleaning fees (12 mo)

$2,429

Confidence

Med (67.75), 6 comps

Comp revenue range (p25 / median / p75)

$29,213$34,586$39,754

Historic Carter House-Rivertown Romance-Licensed!
House · 3 bd · 1.5 ba · sleeps 10 · 0.1 mi
Revenue $41,294ADR $161Occ ≈ 70%4.9★ (254)
Airbnb Vrbo
Luxury Industrial 1911 George
House · 3 bd · 2 ba · sleeps 10 · 0.2 mi
Revenue $52,840ADR $276Occ ≈ 52%4.8★ (7)
Airbnb
Cozy 2 bedroom home-Close to the Mississippi River
House · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $35,134ADR $131Occ ≈ 73%5★ (168)
Airbnb Vrbo
Many amenities in house close to pool and river.
House · 2 bd · 1.5 ba · sleeps 5 · 0.4 mi
Revenue $19,880ADR $103Occ ≈ 53%5★ (17)
Airbnb
The Drift Inn, Old charm, Quiet, Fenced backyard
House · 3 bd · 1 ba · sleeps 6 · 0.5 mi
Revenue $27,605ADR $127Occ ≈ 60%4.6★ (36)
Airbnb Vrbo Booking
Nostalgic Retro Cottage-Faye's Place-Fully Fenced
House · 2 bd · 1 ba · sleeps 5 · 0.5 mi
Revenue $34,038ADR $123Occ ≈ 76%4.9★ (245)
Airbnb Vrbo

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)	0.1 mi	Airbnb Vrbo
Luxury Industrial 1911 George House	3 bd · 2 ba · sleeps 10	$52,840	$276	52%	4.8★ (7)	0.2 mi	Airbnb
Cozy 2 bedroom home-Close to the Mississippi River House	2 bd · 1 ba · sleeps 5	$35,134	$131	73%	5★ (168)	0.2 mi	Airbnb Vrbo
Many amenities in house close to pool and river. House	2 bd · 1.5 ba · sleeps 5	$19,880	$103	53%	5★ (17)	0.4 mi	Airbnb
The Drift Inn, Old charm, Quiet, Fenced backyard House	3 bd · 1 ba · sleeps 6	$27,605	$127	60%	4.6★ (36)	0.5 mi	Airbnb Vrbo Booking
Nostalgic Retro Cottage-Faye's Place-Fully Fenced House	2 bd · 1 ba · sleeps 5	$34,038	$123	76%	4.9★ (245)	0.5 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

$34,751

NOI

$16,950

Cash flow /mo

$1,413

Cash needed

$227,396

Cash-on-cash (all cash)

7.5%

ROE (yr 1)

10.1%

Cap rate

8.5%

DSCR

—

Year-1 write-off

$66,775

Year-1 tax shield @ 32%

$21,368

Year-1 return on equity

Cash flow (annual)$16,950
Principal paydown (n/a, cash)$0
Appreciation at%$5,997

ROE10.1%

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)$6,950
Platform fees (3% of revenue)$1,043
Maintenance / capex (5% of revenue)$1,738
Utilities & supplies$4,200
HOA$0
Property tax$2,881
Insurance (STR-rated)$990

Cash needed to close

Purchase price (all cash)$199,900
Closing costs (4.0%)$7,996
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$21,368

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

$166,000

Short-life (5/15-yr)

$47,000 · 28%

Year-1 deduction

$67,000

Year-1 tax shield @ 32%

$21,000

Land 17% (county tax record, assessed value split) · building $119,000 over 39 years · new furniture $20,000

Based on: 1,282 sq ft, built 1880, 3 bd / 2 ba, unfurnished, listing features (fence, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $53,000 in year 1 (20% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$47,900

Kitchen cabinetsdefault
$8,600 new × 40% good × 1.60 allocation
$5,500
Kitchen countertopsdefault
$7,000 new × 40% good × 1.60 allocation
$4,500
Decorative trimdefault
$2,200 new × 40% good × 1.60 allocation
$1,400
Mirrorsdefault
$300 new × 40% good × 1.60 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.60 allocation
$800
Window coverings (13)default
$3,300 new × 40% good × 1.60 allocation
$2,100
Carpet, vinyl & laminate (40% of floors)default
$3,300 new × 40% good × 1.60 allocation
$2,100
Kitchen & laundry equipment plumbingdefault
$6,700 new × 40% good × 1.60 allocation
$4,300
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 1.60 allocation
$2,600
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.60 allocation
$4,900
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$18,500

Paving: driveway & walks (paved)default
$7,400 new × 50% good × 1.60 allocation
$5,900
Landscaping (typical)default
$7,100 new × 50% good × 1.60 allocation
$5,700
Patiosdefault
$1,300 new × 50% good × 1.60 allocation
$1,000
Decks & porches (attached)default
$1,300 new × 50% good × 1.60 allocation
$1,000
Fencinglisting
$6,000 new × 50% good × 1.60 allocation
$4,800

Building, 39-year$119,000

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$138,600 new × 40% good × 1.60 allocation
$88,700
Building plumbing & fixturesdefault
$14,400 new × 40% good × 1.60 allocation
$9,200
Building electrical & lightingdefault
$13,500 new × 40% good × 1.60 allocation
$8,700
HVACdefault
$14,400 new × 40% good × 1.60 allocation
$9,200
Hardwood & tile floorsdefault
$5,000 new × 40% good × 1.60 allocation
$3,200

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	$47,900	$18,500	$400	$66,800
2	$0	$0	$3,100	$3,100
3	$0	$0	$3,100	$3,100
4	$0	$0	$3,100	$3,100
5	$0	$0	$3,100	$3,100
6+	$0	$0	$106,400	$106,400
Total	$47,900	$18,500	$119,000	$185,400

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.