823 Sill St
La Crosse, WI 54603
$179,900
2 bd · 1 ba · 1,052 sqft · Listed 1d ago
View on Realtor.com →Year built
1925
Sqft
1,052
Lot sqft
2,178
HOA / mo
None
Furnished
No
List date
2026-10-26T22:00:55.000000Z
Revenue
Annual revenue
$21,938
ADR
$105
Occupancy
57%
Cleaning fees (12 mo)
$1,483
Confidence
Low (31.61), 9 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $12,903
Charming on Charles
House · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $10,581ADR $884Occ ≈ 3%5★ (3)
Delisted
Many amenities in house close to pool and river.
House · 2 bd · 1.5 ba · sleeps 5 · 0.1 mi
Revenue $20,063ADR $104Occ ≈ 53%5★ (17)
Delisted
Saint Paul's Place
House · 1 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $14,286ADR $134Occ ≈ 29%4.8★ (143)
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $41,342ADR $199Occ ≈ 57%4.9★ (137)
Bright, clean, comfy home w/ cat—great location!
House · 1 bd · 1 ba · sleeps 2 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $8,827ADR $53Occ ≈ 46%5★ (369)
SuperHost Hospitality Clean, Convenient, Safe
House · 1 bd · 1 ba · sleeps 2 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $5,862ADR $56Occ ≈ 29%5★ (252)
Beach Bungalow
House · 2 bd · 1.5 ba · sleeps 4 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $11,520ADR $201Occ ≈ 16%4.2★ (4)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Charming on Charles House | 2 bd · 1 ba · sleeps 4 | $10,581 | $884 | 3% | 5★ (3) | 0.1 mi | Delisted |
Many amenities in house close to pool and river. House | 2 bd · 1.5 ba · sleeps 5 | $20,063 | $104 | 53% | 5★ (17) | 0.1 mi | Delisted |
Cozy 2 bedroom home-Close to the Mississippi River House
| 2 bd · 1 ba · sleeps 5 | $34,506 | $130 | 73% | 5★ (169) | 0.2 mi | AirbnbVrbo |
Historic Carter House-Rivertown Romance-Licensed! House
| 3 bd · 1.5 ba · sleeps 10 | $39,876 | $161 | 68% | 4.9★ (255) | 0.3 mi | AirbnbVrbo |
Saint Paul's Place House | 1 bd · 1 ba · sleeps 4 | $14,286 | $134 | 29% | 4.8★ (143) | 0.4 mi | Airbnb |
River Front Property House
| 3 bd · 1 ba · sleeps 6 | $41,342 | $199 | 57% | 4.9★ (137) | 0.5 mi | Vrbo |
Relaxing RV overlooking Gill's Cove Marina! Camper/RV
| 1 bd · 1 ba · sleeps 4 | $11,332 | $160 | 19% | 4.8★ (66) | 0.5 mi | AirbnbVrbo |
Bright, clean, comfy home w/ cat—great location! House
| 1 bd · 1 ba · sleeps 2 | $8,827 | $53 | 46% | 5★ (369) | 0.6 mi | Airbnb |
SuperHost Hospitality Clean, Convenient, Safe House
| 1 bd · 1 ba · sleeps 2 | $5,862 | $56 | 29% | 5★ (252) | 0.6 mi | Airbnb |
Beach Bungalow House
| 2 bd · 1.5 ba · sleeps 4 | $11,520 | $201 | 16% | 4.2★ (4) | 0.6 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 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$21,938
NOI
$7,222
Cash flow /mo
-$395
Cash needed
$68,171
Cash-on-cash
-6.9%
ROE (yr 1)
2.6%
Cap rate
4.0%
DSCR
0.60
Year-1 write-off
$59,781
Year-1 tax shield @ 32%
$19,130
Year-1 return on equity
- Cash flow (annual)-$4,738
- Principal paydown$1,112
- Appreciation at%$5,397
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)$4,388
- Platform fees (3% of revenue)$658
- Maintenance / capex (5% of revenue)$1,097
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,483
- Insurance (STR-rated)$891
Cash needed to close
- Down payment (25%)$44,975
- Closing costs (4.0%)$7,196
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,130
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
$163,000
Short-life (5/15-yr)
$44,000 · 27%
Year-1 deduction
$60,000
Year-1 tax shield @ 32%
$19,000
Land 9% (county tax record, assessed value split) · building $119,000 over 39 years · new furniture $16,000
Based on: 1,052 sq ft, built 1925, 2 bd / 1 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $45,000 in year 1 (18% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,300
Kitchen cabinetsdefault
$8,100 new × 40% good × 1.93 allocation
- $5,100
Kitchen countertopsdefault
$6,600 new × 40% good × 1.93 allocation
- $1,400
Decorative trimdefault
$1,800 new × 40% good × 1.93 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.93 allocation
- $700
Shelvingdefault
$900 new × 40% good × 1.93 allocation
- $2,100
Window coverings (11)default
$2,800 new × 40% good × 1.93 allocation
- $4,900
Kitchen & laundry equipment plumbingdefault
$6,300 new × 40% good × 1.93 allocation
- $2,900
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 1.93 allocation
- $5,400
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.93 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,500
Paving: driveway & walks (paved)default
$6,700 new × 50% good × 1.93 allocation
- $6,200
Landscaping (typical)default
$6,500 new × 50% good × 1.93 allocation
- $1,000
Patiosdefault
$1,000 new × 50% good × 1.93 allocation
- $1,000
Decks & porches (attached)default
$1,000 new × 50% good × 1.93 allocation
- $87,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$113,900 new × 40% good × 1.93 allocation
- $9,100
Building plumbing & fixturesdefault
$11,800 new × 40% good × 1.93 allocation
- $8,200
Building electrical & lightingdefault
$10,600 new × 40% good × 1.93 allocation
- $9,100
HVACdefault
$11,900 new × 40% good × 1.93 allocation
- $5,200
Hardwood & tile floorsdefault
$6,800 new × 40% good × 1.93 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $44,900 | $14,700 | $100 | $59,800 |
| 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 | $107,100 | $107,100 |
| Total | $44,900 | $14,700 | $119,500 | $179,200 |
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.