305 Kay St
Holmen, WI 54636
$324,900
3 bd · 2 ba · 1,464 sqft · Listed 1d ago
View on Realtor.com →Year built
1975
Sqft
1,464
Lot sqft
10,454
HOA / mo
$0
Furnished
No
List date
2026-10-16T13:40:23.000000Z
Revenue
Annual revenue
$31,772
ADR
$88
Occupancy
98%
Cleaning fees (12 mo)
$1,463
Confidence
Low (19.25), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $22,934
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 1.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 2.0 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 2.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
Emma’s Cozy Cottage
Cottage · 2 bd · 1 ba · sleeps 2 · 3.0 mi
Revenue $29,389ADR $160Occ ≈ 50%4.8★ (238)
Delisted
Glamping at its finest
Camper/RV · 2 bd · 1 ba · sleeps 7 · 3.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $3,319ADR $131Occ ≈ 7%5★ (6)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 1.9 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 2.0 mi | Delisted |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $45,181 | $191 | 65% | 4.8★ (4) | 2.0 mi | AirbnbBooking |
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 2.1 mi | Airbnb |
Emma’s Cozy Cottage Cottage | 2 bd · 1 ba · sleeps 2 | $29,389 | $160 | 50% | 4.8★ (238) | 3.0 mi | Delisted |
Glamping at its finest Camper/RV
| 2 bd · 1 ba · sleeps 7 | $3,319 | $131 | 7% | 5★ (6) | 3.3 mi | Airbnb |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$31,772
NOI
$13,323
Cash flow /mo
-$703
Cash needed
$119,721
Cash-on-cash
-7.0%
ROE (yr 1)
2.7%
Cap rate
4.1%
DSCR
0.61
Year-1 write-off
$94,021
Year-1 tax shield @ 32%
$30,087
Year-1 return on equity
- Cash flow (annual)-$8,440
- Principal paydown$1,976
- Appreciation at%$9,747
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)$6,354
- Platform fees (3% of revenue)$953
- Maintenance / capex (5% of revenue)$1,589
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,745
- Insurance (STR-rated)$1,608
Cash needed to close
- Down payment (25%)$81,225
- Closing costs (4.0%)$12,996
- Furnishing (bought new)$25,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,087
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
$255,000
Short-life (5/15-yr)
$68,000 · 27%
Year-1 deduction
$94,000
Year-1 tax shield @ 32%
$30,000
Land 21% (county tax record, assessed value split) · building $187,000 over 39 years · new furniture $26,000
Based on: 1,464 sq ft, built 1975, 3 bd / 2 ba, unfurnished, listing features (patio, game room, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $75,000 in year 1 (19% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,900
Kitchen cabinetsdefault
$9,000 new × 40% good × 2.19 allocation
- $6,500
Kitchen countertopsdefault
$7,400 new × 40% good × 2.19 allocation
- $2,200
Decorative trimdefault
$2,600 new × 40% good × 2.19 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.19 allocation
- $1,100
Shelvingdefault
$1,200 new × 40% good × 2.19 allocation
- $3,300
Window coverings (15)default
$3,800 new × 40% good × 2.19 allocation
- $3,300
Carpet, vinyl & laminate (40% of floors)default
$3,800 new × 40% good × 2.19 allocation
- $6,100
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 2.19 allocation
- $3,700
Kitchen, laundry & data equipment electricaldefault
$4,200 new × 40% good × 2.19 allocation
- $5,900
Appliances (range, microwave, refrigerator, washer, dryer)listing
$6,700 new × 40% good × 2.19 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $10,900
Paving: driveway & walks (paved)listing
$9,900 new × 50% good × 2.19 allocation
- $8,400
Landscaping (typical)default
$7,600 new × 50% good × 2.19 allocation
- $7,200
Patioslisting
$6,600 new × 50% good × 2.19 allocation
- $1,600
Decks & porches (attached)default
$1,400 new × 50% good × 2.19 allocation
- $139,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$158,500 new × 40% good × 2.19 allocation
- $14,400
Building plumbing & fixturesdefault
$16,400 new × 40% good × 2.19 allocation
- $13,900
Building electrical & lightingdefault
$15,800 new × 40% good × 2.19 allocation
- $14,500
HVACdefault
$16,500 new × 40% good × 2.19 allocation
- $5,000
Hardwood & tile floorsdefault
$5,700 new × 40% good × 2.19 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $65,800 | $28,000 | $200 | $94,000 |
| 2 | $0 | $0 | $4,800 | $4,800 |
| 3 | $0 | $0 | $4,800 | $4,800 |
| 4 | $0 | $0 | $4,800 | $4,800 |
| 5 | $0 | $0 | $4,800 | $4,800 |
| 6+ | $0 | $0 | $167,400 | $167,400 |
| Total | $65,800 | $28,000 | $186,700 | $280,600 |
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.