1411 Nakomis Ave
La Crosse, WI 54603
$675,000
6 bd · 4 ba · 3,265 sqft · Listed 6d ago
View on Realtor.com →Year built
1970
Sqft
3,265
Lot sqft
23,522
HOA / mo
None
Furnished
No
List date
2026-09-25T11:29:53.000000Z
Revenue
Annual revenue
$81,033
ADR
$378
Occupancy
59%
Cleaning fees (12 mo)
$10,783
Confidence
Med (66.04), 7 comps
Comp revenue range (p25 / median / p75)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 3.3 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
The Bluff View Collective
House · 6 bd · 4.5 ba · sleeps 13 · 3.6 mi
Revenue $52,451ADR $542Occ ≈ 27%4.8★ (7)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
King Beds | Fenced Yard | Near Downtown House | 5 bd · 2 ba · sleeps 10 | $99,439 | $432 | 63% | 5★ (183) | 2.4 mi | AirbnbVrbo |
Mod Manor on Main- Celebrations, Reunions, Events House | 6 bd · 2.5 ba · sleeps 15 | $71,299 | $569 | 34% | 4.9★ (125) | 2.4 mi | AirbnbVrbo |
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 |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 3.3 mi | Airbnb |
The Bluff View Collective House | 6 bd · 4.5 ba · sleeps 13 | $52,451 | $542 | 27% | 4.8★ (7) | 3.6 mi | Airbnb |
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House | 5 bd · 3 ba · sleeps 11 | $41,417 | $444 | 26% | 5★ (19) | 4.1 mi | AirbnbVrbo |
House in the Hills! Charming luxury right in town House | 5 bd · 3 ba · sleeps 10 | $58,092 | $431 | 37% | 5★ (200) | 4.6 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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$81,033
NOI
$37,404
Cash flow /mo
-$520
Cash needed
$225,750
Cash-on-cash
-2.8%
ROE (yr 1)
8.2%
Cap rate
5.5%
DSCR
0.86
Year-1 write-off
$116,915
Year-1 tax shield @ 32%
$37,413
Year-1 return on equity
- Cash flow (annual)-$6,245
- Principal paydown$4,417
- Appreciation at%$20,250
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)$16,207
- Platform fees (3% of revenue)$2,431
- Maintenance / capex (5% of revenue)$4,052
- Utilities & supplies$4,200
- HOA$0
- Property tax$13,399
- Insurance (STR-rated)$3,341
Cash needed to close
- Down payment (25%)$168,750
- Closing costs (4.0%)$27,000
- Furnishing (bought new)$30,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,413
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
$338,000
Short-life (5/15-yr)
$86,000 · 25%
Year-1 deduction
$117,000
Year-1 tax shield @ 32%
$37,000
Land 50% (county tax record, assessed value split) · building $252,000 over 39 years · new furniture $30,000
Based on: 3,265 sq ft, built 1970, 6 bd / 4 ba, unfurnished, listing features (deck, patio, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $76,000 in year 1 (13% short-life, $24,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,800
Kitchen cabinetsdefault
$13,000 new × 40% good × 1.32 allocation
- $5,600
Kitchen countertopsdefault
$10,600 new × 40% good × 1.32 allocation
- $3,000
Decorative trimdefault
$5,700 new × 40% good × 1.32 allocation
- $300
Mirrorsdefault
$600 new × 40% good × 1.32 allocation
- $1,100
Shelvingdefault
$2,100 new × 40% good × 1.32 allocation
- $4,300
Window coverings (33)default
$8,300 new × 40% good × 1.32 allocation
- $4,400
Carpet, vinyl & laminate (40% of floors)default
$8,400 new × 40% good × 1.32 allocation
- $5,300
Kitchen & laundry equipment plumbingdefault
$10,100 new × 40% good × 1.32 allocation
- $3,200
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 40% good × 1.32 allocation
- $2,800
Appliances (range, dishwasher, disposal, refrigerator)listing
$5,400 new × 40% good × 1.32 allocation
- $30,000
Furniture bought newlisting
$30,000 new × 100% good · bought separately
- $7,800
Paving: driveway & walks (paved)listing
$11,800 new × 50% good × 1.32 allocation
- $7,500
Landscaping (typical)default
$11,400 new × 50% good × 1.32 allocation
- $9,700
Patioslisting
$14,700 new × 50% good × 1.32 allocation
- $24,200
Decks & porches (attached)listing
$36,700 new × 50% good × 1.32 allocation
- $186,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$354,000 new × 40% good × 1.32 allocation
- $19,400
Building plumbing & fixturesdefault
$36,800 new × 40% good × 1.32 allocation
- $20,400
Building electrical & lightingdefault
$38,700 new × 40% good × 1.32 allocation
- $19,400
HVACdefault
$36,800 new × 40% good × 1.32 allocation
- $6,600
Hardwood & tile floorsdefault
$12,600 new × 40% good × 1.32 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,000 | $49,100 | $800 | $116,900 |
| 2 | $0 | $0 | $6,500 | $6,500 |
| 3 | $0 | $0 | $6,500 | $6,500 |
| 4 | $0 | $0 | $6,500 | $6,500 |
| 5 | $0 | $0 | $6,500 | $6,500 |
| 6+ | $0 | $0 | $225,500 | $225,500 |
| Total | $67,000 | $49,100 | $252,200 | $368,300 |
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.