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1411 Nakomis Ave

1411 Nakomis Ave

La Crosse, WI 54603

$675,000

6 bd · 4 ba · 3,265 sqft · Listed 6d ago

View on Realtor.com →
Low confidence

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)

$55,272$59,781$85,369

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    Revenue $99,439ADR $432Occ ≈ 63%5★ (183)

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    House · 6 bd · 2.5 ba · sleeps 15 · 2.4 mi

    Revenue $71,299ADR $569Occ ≈ 34%4.9★ (125)

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  • Cozy 5BR Duplex by Mayo, 50-ft Parking

    House · 5 bd · 2 ba · sleeps 10 · 3.2 mi

    Revenue $103,056ADR $313Occ ≈ 90%5★ (15)

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  • La Crosse's Bluffside Retreat

    House · 5 bd · 2 ba · sleeps 8 · 3.3 mi

    Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)

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  • The Bluff View Collective

    House · 6 bd · 4.5 ba · sleeps 13 · 3.6 mi

    Revenue $52,451ADR $542Occ ≈ 27%4.8★ (7)

    Airbnb

  • Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo

    House · 5 bd · 3 ba · sleeps 11 · 4.1 mi

    Revenue $41,417ADR $444Occ ≈ 26%5★ (19)

    AirbnbVrbo

  • House in the Hills! Charming luxury right in town

    House · 5 bd · 3 ba · sleeps 10 · 4.6 mi

    Revenue $58,092ADR $431Occ ≈ 37%5★ (200)

    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

Financing
Management

Est. revenue

$81,033

NOI

$37,404

Cash flow /mo

$3,117

Cash needed

$732,000

Cash-on-cash (all cash)

5.1%

ROE (yr 1)

7.9%

Cap rate

5.5%

DSCR

—

Year-1 write-off

$116,915

Year-1 tax shield @ 32%

$37,413

Year-1 return on equity

  • Cash flow (annual)$37,404
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$20,250
ROE7.9%

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

  • Purchase price (all cash)$675,000
  • 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.

5-year property$67,000

  • Kitchen cabinetsdefault

    $13,000 new × 40% good × 1.32 allocation

    $6,800

  • Kitchen countertopsdefault

    $10,600 new × 40% good × 1.32 allocation

    $5,600

  • Decorative trimdefault

    $5,700 new × 40% good × 1.32 allocation

    $3,000

  • Mirrorsdefault

    $600 new × 40% good × 1.32 allocation

    $300

  • Shelvingdefault

    $2,100 new × 40% good × 1.32 allocation

    $1,100

  • Window coverings (33)default

    $8,300 new × 40% good × 1.32 allocation

    $4,300

  • Carpet, vinyl & laminate (40% of floors)default

    $8,400 new × 40% good × 1.32 allocation

    $4,400

  • Kitchen & laundry equipment plumbingdefault

    $10,100 new × 40% good × 1.32 allocation

    $5,300

  • Kitchen, laundry & data equipment electricaldefault

    $6,100 new × 40% good × 1.32 allocation

    $3,200

  • Appliances (range, dishwasher, disposal, refrigerator)listing

    $5,400 new × 40% good × 1.32 allocation

    $2,800

  • Furniture bought newlisting

    $30,000 new × 100% good · bought separately

    $30,000
15-year land improvements$49,100

  • Paving: driveway & walks (paved)listing

    $11,800 new × 50% good × 1.32 allocation

    $7,800

  • Landscaping (typical)default

    $11,400 new × 50% good × 1.32 allocation

    $7,500

  • Patioslisting

    $14,700 new × 50% good × 1.32 allocation

    $9,700

  • Decks & porches (attached)listing

    $36,700 new × 50% good × 1.32 allocation

    $24,200
Building, 39-year$252,200

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

    $354,000 new × 40% good × 1.32 allocation

    $186,400

  • Building plumbing & fixturesdefault

    $36,800 new × 40% good × 1.32 allocation

    $19,400

  • Building electrical & lightingdefault

    $38,700 new × 40% good × 1.32 allocation

    $20,400

  • HVACdefault

    $36,800 new × 40% good × 1.32 allocation

    $19,400

  • Hardwood & tile floorsdefault

    $12,600 new × 40% good × 1.32 allocation

    $6,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.