2320 Madison St
La Crosse, WI 54601
$284,900
3 bd · 2 ba · 1,750 sqft · Listed 1d ago
View on Realtor.com →Year built
1930
Sqft
1,750
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-10-01T16:42:43.000000Z
Revenue
Annual revenue
$37,073
ADR
$240
Occupancy
42%
Cleaning fees (12 mo)
$4,659
Confidence
High (72.91), 9 comps
Comp revenue range (p25 / median / p75)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $42,135ADR $224Occ ≈ 52%5★ (51)
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $53,676ADR $315Occ ≈ 47%5★ (105)
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $32,496ADR $310Occ ≈ 29%4.9★ (121)
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $31,226ADR $263Occ ≈ 33%4.8★ (57)
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 0.6 mi
Revenue $28,289ADR $409Occ ≈ 19%5★ (34)
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 0.6 mi
Revenue $24,775ADR $169Occ ≈ 40%4.8★ (178)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow | 3 bd · 2 ba · sleeps 6 | $42,135 | $224 | 52% | 5★ (51) | 0.2 mi | Airbnb |
Capeside Cottage House | 3 bd · 1.5 ba · sleeps 6 | $28,117 | $270 | 29% | 4.9★ (136) | 0.4 mi | AirbnbVrbo |
Spacious Bluffside Home House | 3 bd · 2 ba · sleeps 8 | $53,676 | $315 | 47% | 5★ (105) | 0.5 mi | Airbnb |
Charming Bungalow centrally located - cute porch! House | 3 bd · 1.5 ba · sleeps 6 | $32,496 | $310 | 29% | 4.9★ (121) | 0.5 mi | Airbnb |
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment | 3 bd · 2.5 ba · sleeps 6 | $31,226 | $263 | 33% | 4.8★ (57) | 0.5 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 0.6 mi | AirbnbVrbo |
Downtown Boho Home w/Office, Yoga Studio,King Bed House | 3 bd · 2 ba · sleeps 8 | $47,138 | $262 | 49% | 4.8★ (27) | 0.6 mi | AirbnbVrboBooking |
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House | 3 bd · 2 ba · sleeps 7 | $28,289 | $409 | 19% | 5★ (34) | 0.6 mi | Airbnb |
Cozy Victorian Hideaway Townhouse | 3 bd · 1.5 ba · sleeps 6 | $24,775 | $169 | 40% | 4.8★ (178) | 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 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$37,073
NOI
$17,137
Cash flow /mo
-$144
Cash needed
$102,121
Cash-on-cash
-1.7%
ROE (yr 1)
8.4%
Cap rate
6.0%
DSCR
0.91
Year-1 write-off
$71,303
Year-1 tax shield @ 32%
$22,817
Year-1 return on equity
- Cash flow (annual)-$1,731
- Principal paydown$1,774
- Appreciation at%$8,547
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)$7,415
- Platform fees (3% of revenue)$1,112
- Maintenance / capex (5% of revenue)$1,854
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,945
- Insurance (STR-rated)$1,410
Cash needed to close
- Down payment (25%)$71,225
- Closing costs (4.0%)$11,396
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,817
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
$226,000
Short-life (5/15-yr)
$52,000 · 23%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 21% (county tax record, assessed value split) · building $175,000 over 39 years · new furniture $20,000
Based on: 1,750 sq ft, built 1930, 3 bd / 2 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $55,000 in year 1 (15% short-life, $18,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,600
Kitchen cabinetsdefault
$9,600 new × 40% good × 1.71 allocation
- $5,400
Kitchen countertopsdefault
$7,900 new × 40% good × 1.71 allocation
- $2,100
Decorative trimdefault
$3,100 new × 40% good × 1.71 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.71 allocation
- $800
Shelvingdefault
$1,200 new × 40% good × 1.71 allocation
- $3,100
Window coverings (18)default
$4,500 new × 40% good × 1.71 allocation
- $3,100
Carpet, vinyl & laminate (40% of floors)default
$4,500 new × 40% good × 1.71 allocation
- $5,100
Kitchen & laundry equipment plumbingdefault
$7,500 new × 40% good × 1.71 allocation
- $3,100
Kitchen, laundry & data equipment electricaldefault
$4,500 new × 40% good × 1.71 allocation
- $4,600
Appliances (range, microwave, dishwasher, refrigerator, washer)listing
$6,700 new × 40% good × 1.71 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $7,400
Paving: driveway & walks (paved)listing
$8,700 new × 50% good × 1.71 allocation
- $7,100
Landscaping (typical)default
$8,300 new × 50% good × 1.71 allocation
- $1,500
Patiosdefault
$1,700 new × 50% good × 1.71 allocation
- $1,500
Decks & porches (attached)default
$1,700 new × 50% good × 1.71 allocation
- $129,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$189,700 new × 40% good × 1.71 allocation
- $13,500
Building plumbing & fixturesdefault
$19,700 new × 40% good × 1.71 allocation
- $13,300
Building electrical & lightingdefault
$19,500 new × 40% good × 1.71 allocation
- $13,500
HVACdefault
$19,700 new × 40% good × 1.71 allocation
- $4,600
Hardwood & tile floorsdefault
$6,800 new × 40% good × 1.71 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,600 | $17,500 | $200 | $71,300 |
| 2 | $0 | $0 | $4,500 | $4,500 |
| 3 | $0 | $0 | $4,500 | $4,500 |
| 4 | $0 | $0 | $4,500 | $4,500 |
| 5 | $0 | $0 | $4,500 | $4,500 |
| 6+ | $0 | $0 | $156,700 | $156,700 |
| Total | $53,600 | $17,500 | $174,800 | $245,900 |
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.