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2134 Prospect St

2134 Prospect St

La Crosse, WI 54603

$249,900

2 bd · 1 ba · 864 sqft · Listed 9d ago

View on Realtor.com →
Low confidence

Year built

1924

Sqft

864

Lot sqft

5,663

HOA / mo

None

Furnished

No

List date

2026-11-03T15:30:51.000000Z

Revenue

Annual revenue

$22,818

ADR

$76

Occupancy

82%

Cleaning fees (12 mo)

$1,554

Confidence

Low (37.5), 5 comps

Comp revenue range (p25 / median / p75)

$10,581$17,760$34,506

Median revenue of shown comps: $17,760

  • Nostalgic Retro Cottage-Faye's Place-Fully Fenced

    House · 2 bd · 1 ba · sleeps 5 · 0.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +2

    Revenue $36,411ADR $139Occ ≈ 72%4.9★ (252)

    AirbnbVrbo

  • Travelers home base just off I90

    Townhouse · 2 bd · 1 ba · sleeps 4 · 0.4 mi

    Revenue $17,760ADR $98Occ ≈ 50%—

    Airbnb

  • Travelers home base just off I90

    Townhouse · 2 bd · 1 ba · sleeps 4 · 0.4 mi

    Revenue $7,703ADR $62Occ ≈ 34%5★ (2)

    Delisted

  • Cozy 2 bedroom home-Close to the Mississippi River

    House · 2 bd · 1 ba · sleeps 5 · 0.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $34,506ADR $130Occ ≈ 73%5★ (169)

    AirbnbVrbo

  • Charming on Charles

    House · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $10,581ADR $884Occ ≈ 3%5★ (3)

    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

Financing
Management

Est. revenue

$22,818

NOI

$8,553

Cash flow /mo

$713

Cash needed

$275,896

Cash-on-cash (all cash)

3.1%

ROE (yr 1)

5.8%

Cap rate

3.4%

DSCR

—

Year-1 write-off

$78,332

Year-1 tax shield @ 32%

$25,066

Year-1 return on equity

  • Cash flow (annual)$8,553
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$7,497
ROE5.8%

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)$4,564
  • Platform fees (3% of revenue)$685
  • Maintenance / capex (5% of revenue)$1,141
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$2,439
  • Insurance (STR-rated)$1,237

Cash needed to close

  • Purchase price (all cash)$249,900
  • Closing costs (4.0%)$9,996
  • Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,066

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

$205,000

Short-life (5/15-yr)

$62,000 · 30%

Year-1 deduction

$78,000

Year-1 tax shield @ 32%

$25,000

Land 18% (county tax record, assessed value split) · building $143,000 over 39 years · new furniture $16,000

Based on: 864 sq ft, built 1924, 2 bd / 1 ba, unfurnished, listing features (flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $58,000 in year 1 (21% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$56,800

  • Kitchen cabinetsdefault

    $7,700 new × 40% good × 2.82 allocation

    $8,700

  • Kitchen countertopsdefault

    $6,300 new × 40% good × 2.82 allocation

    $7,100

  • Decorative trimdefault

    $1,500 new × 40% good × 2.82 allocation

    $1,700

  • Mirrorsdefault

    $200 new × 40% good × 2.82 allocation

    $200

  • Shelvingdefault

    $900 new × 40% good × 2.82 allocation

    $1,000

  • Window coverings (9)default

    $2,300 new × 40% good × 2.82 allocation

    $2,500

  • Kitchen & laundry equipment plumbingdefault

    $6,000 new × 40% good × 2.82 allocation

    $6,800

  • Kitchen, laundry & data equipment electricaldefault

    $3,600 new × 40% good × 2.82 allocation

    $4,100

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.82 allocation

    $8,700

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$21,400

  • Paving: driveway & walks (paved)default

    $7,600 new × 50% good × 2.82 allocation

    $10,700

  • Landscaping (typical)default

    $5,900 new × 50% good × 2.82 allocation

    $8,300

  • Patiosdefault

    $900 new × 50% good × 2.82 allocation

    $1,200

  • Decks & porches (attached)default

    $900 new × 50% good × 2.82 allocation

    $1,200
Building, 39-year$142,800

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $93,400 new × 40% good × 2.82 allocation

    $105,400

  • Building plumbing & fixturesdefault

    $9,700 new × 40% good × 2.82 allocation

    $10,900

  • Building electrical & lightingdefault

    $8,200 new × 40% good × 2.82 allocation

    $9,300

  • HVACdefault

    $9,700 new × 40% good × 2.82 allocation

    $11,000

  • Hardwood & tile floorsdefault

    $5,600 new × 40% good × 2.82 allocation

    $6,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$56,800$21,400$200$78,300
2$0$0$3,700$3,700
3$0$0$3,700$3,700
4$0$0$3,700$3,700
5$0$0$3,700$3,700
6+$0$0$128,000$128,000
Total$56,800$21,400$142,800$221,000

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.