Year built
1892
Sqft
2,228
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-10-03T11:30:16.000000Z
Revenue
Annual revenue
$60,834
ADR
$267
Occupancy
62%
Cleaning fees (12 mo)
$7,778
Confidence
Med (60.3), 13 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $54,809
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 1.3 mi
Revenue $47,386ADR $259Occ ≈ 50%5★ (25)
Bentley-Wheeler B&B - GUEST HOUSE
House · 4 bd · 2 ba · sleeps 8 · 2.5 mi
Revenue $27,364ADR $191Occ ≈ 39%4.8★ (246)
Historic Withee Home / Main Level + Bowling Alley
Apartment · 4 bd · 1.5 ba · sleeps 8 · 2.6 mi
Revenue $95,976ADR $1,074Occ ≈ 24%4.8★ (12)
Beautiful Craftsman Bungalow - Centrally located!
House · 4 bd · 2 ba · sleeps 8 · 2.9 mi
Revenue $45,336ADR $321Occ ≈ 39%4.8★ (218)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Top Shelf Suite Apartment | 4 bd · 1.5 ba · sleeps 8 | $47,386 | $259 | 50% | 5★ (25) | 1.3 mi | Airbnb |
Private home,accessible,parking House | 5 bd · 1.5 ba · sleeps 14 | $45,614 | $264 | 47% | 4.8★ (63) | 1.4 mi | AirbnbVrbo |
King Beds | Fenced Yard | Near Downtown House | 5 bd · 2 ba · sleeps 10 | $99,439 | $432 | 63% | 5★ (183) | 1.9 mi | AirbnbVrbo |
4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $54,809 | $273 | 55% | 4.8★ (42) | 2.1 mi | AirbnbVrbo |
Mod Manor on Main- Celebrations, Reunions, Events House | 6 bd · 2.5 ba · sleeps 15 | $71,299 | $569 | 34% | 4.9★ (125) | 2.3 mi | AirbnbVrbo |
Luxury Downtown La Crosse Apartment - Sleeps 8! Apartment | 4 bd · 3 ba · sleeps 10 | $79,892 | $341 | 64% | 4.9★ (176) | 2.4 mi | AirbnbVrboBooking |
✨ Cobblestone Cottage, 4 bedroom,centrally located House | 4 bd · 2.5 ba · sleeps 8 | $42,645 | $381 | 31% | 4.8★ (80) | 2.5 mi | AirbnbVrbo |
Bentley-Wheeler B&B - GUEST HOUSE House | 4 bd · 2 ba · sleeps 8 | $27,364 | $191 | 39% | 4.8★ (246) | 2.5 mi | Airbnb |
Historic Withee Home / Main Level + Bowling Alley Apartment | 4 bd · 1.5 ba · sleeps 8 | $95,976 | $1,074 | 24% | 4.8★ (12) | 2.6 mi | Airbnb |
Beautiful Craftsman Bungalow - Centrally located! House | 4 bd · 2 ba · sleeps 8 | $45,336 | $321 | 39% | 4.8★ (218) | 2.9 mi | Airbnb |
Show 3 more
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 3.0 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 3.1 mi
Revenue $42,138ADR $289Occ ≈ 40%5★ (70)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 3.0 mi | Airbnb |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $42,138 | $289 | 40% | 5★ (70) | 3.1 mi | Airbnb |
Cozy 5BR Duplex by Mayo, 50-ft Parking House | 5 bd · 2 ba · sleeps 10 | $103,056 | $313 | 90% | 5★ (15) | 3.2 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$60,834
NOI
$31,437
Cash flow /mo
$523
Cash needed
$136,671
Cash-on-cash
4.6%
ROE (yr 1)
14.7%
Cap rate
8.3%
DSCR
1.25
Year-1 write-off
$106,197
Year-1 tax shield @ 32%
$33,983
Year-1 return on equity
- Cash flow (annual)$6,277
- Principal paydown$2,366
- Appreciation at%$11,397
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)$12,167
- Platform fees (3% of revenue)$1,825
- Maintenance / capex (5% of revenue)$3,042
- Utilities & supplies$4,200
- HOA$0
- Property tax$6,283
- Insurance (STR-rated)$1,881
Cash needed to close
- Down payment (25%)$94,975
- Closing costs (4.0%)$15,196
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,983
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
$348,000
Short-life (5/15-yr)
$79,000 · 23%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 8% (county tax record, assessed value split) · building $268,000 over 39 years · new furniture $27,000
Based on: 2,228 sq ft, built 1892, 5 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $83,000 in year 1 (16% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,700
Kitchen cabinetsdefault
$10,700 new × 40% good × 2.02 allocation
- $7,100
Kitchen countertopsdefault
$8,700 new × 40% good × 2.02 allocation
- $3,200
Decorative trimdefault
$3,900 new × 40% good × 2.02 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 2.02 allocation
- $1,500
Shelvingdefault
$1,800 new × 40% good × 2.02 allocation
- $4,500
Window coverings (22)default
$5,500 new × 40% good × 2.02 allocation
- $6,700
Kitchen & laundry equipment plumbingdefault
$8,300 new × 40% good × 2.02 allocation
- $4,100
Kitchen, laundry & data equipment electricaldefault
$5,000 new × 40% good × 2.02 allocation
- $5,700
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 2.02 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $9,900
Paving: driveway & walks (paved)default
$9,800 new × 50% good × 2.02 allocation
- $9,500
Landscaping (typical)default
$9,400 new × 50% good × 2.02 allocation
- $10,200
Patioslisting
$10,000 new × 50% good × 2.02 allocation
- $2,200
Decks & porches (attached)default
$2,200 new × 50% good × 2.02 allocation
- $6,100
Fencinglisting
$6,000 new × 50% good × 2.02 allocation
- $195,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$241,300 new × 40% good × 2.02 allocation
- $20,300
Building plumbing & fixturesdefault
$25,100 new × 40% good × 2.02 allocation
- $20,700
Building electrical & lightingdefault
$25,500 new × 40% good × 2.02 allocation
- $20,300
HVACdefault
$25,100 new × 40% good × 2.02 allocation
- $11,600
Hardwood & tile floorsdefault
$14,300 new × 40% good × 2.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $68,000 | $37,900 | $300 | $106,200 |
| 2 | $0 | $0 | $6,900 | $6,900 |
| 3 | $0 | $0 | $6,900 | $6,900 |
| 4 | $0 | $0 | $6,900 | $6,900 |
| 5 | $0 | $0 | $6,900 | $6,900 |
| 6+ | $0 | $0 | $240,600 | $240,600 |
| Total | $68,000 | $37,900 | $268,400 | $374,300 |
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.