1113 13th St S
La Crosse, WI 54601
$210,000
2 bd · 1 ba · 768 sqft · Listed 9d ago
View on Realtor.com →Year built
1920
Sqft
768
Lot sqft
3,920
HOA / mo
None
Furnished
No
List date
2026-09-22T19:01:09.000000Z
Revenue
Annual revenue
$26,492
ADR
$108
Occupancy
67%
Cleaning fees (12 mo)
$2,455
Confidence
Low (45.74), 20 comps
Comp revenue range (p25 / median / p75)
Clean 2BR Apt by Mayo, 50-ft Parking
Apartment · 2 bd · 1 ba · sleeps 4 · 0.1 mi
Revenue $40,136ADR $138Occ ≈ 80%5★ (213)
Hidden Gem, Comfort and Charm
Apartment · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $14,612ADR $0Occ ≈ —4.6★ (5)
Lovely La Crosse bungalow
House · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $27,998ADR $159Occ ≈ 48%4.8★ (23)
Charming 2 bed near hospitals!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.3 mi
Revenue $25,036ADR $93Occ ≈ 74%4.7★ (17)
The Beverly Rose
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $23,307ADR $104Occ ≈ 61%5★ (162)
Modern, Newly-Renovated Home in the heart of LAX
Apartment · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $20,729ADR $180Occ ≈ 32%4.5★ (2)
Modern, Renovated Home in the heart of LAX
House · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $24,314ADR $188Occ ≈ 35%5★ (128)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Clean 2BR Apt by Mayo, 50-ft Parking Apartment | 2 bd · 1 ba · sleeps 4 | $40,136 | $138 | 80% | 5★ (213) | 0.1 mi | Airbnb |
Hidden Gem, Comfort and Charm Apartment | 2 bd · 1 ba · sleeps 5 | $14,612 | $0 | — | 4.6★ (5) | 0.2 mi | Airbnb |
Lovely La Crosse bungalow House | 2 bd · 2 ba · sleeps 4 | $27,998 | $159 | 48% | 4.8★ (23) | 0.2 mi | Airbnb |
Charming 2 bed near hospitals! Apartment | 2 bd · 1 ba · sleeps 4 | $25,036 | $93 | 74% | 4.7★ (17) | 0.3 mi | Airbnb |
Beautiful Home Perfect Location House | 2 bd · 2 ba · sleeps 4 | $301 | $211 | 0% | — | 0.3 mi | AirbnbBooking |
Jake's Place House | 2 bd · 1 ba · sleeps 5 | $20,383 | $138 | 40% | 4.8★ (35) | 0.4 mi | AirbnbVrbo |
The Beverly Rose Guest suite | 2 bd · 1 ba · sleeps 4 | $23,307 | $104 | 61% | 5★ (162) | 0.4 mi | Airbnb |
Modern, Newly-Renovated Home in the heart of LAX Apartment | 2 bd · 1 ba · sleeps 4 | $20,729 | $180 | 32% | 4.5★ (2) | 0.4 mi | Booking |
Modern, Renovated Home in the heart of LAX House | 2 bd · 1 ba · sleeps 4 | $24,314 | $188 | 35% | 5★ (128) | 0.4 mi | Airbnb |
Pipe & Flynn's House | 2 bd · 2 ba · sleeps 4 | $38,650 | $174 | 61% | 5★ (72) | 0.4 mi | AirbnbVrbo |
Show all 20 comps
Adorable 2BR in La Crosse - Pet Friendly
Apartment · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $14,244ADR $170Occ ≈ 23%4.9★ (70)
Victorian Grand Residence
Apartment · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $2,058ADR $147Occ ≈ 4%—
Comfortable, Hyde Away Home
House · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $29,905ADR $114Occ ≈ 72%5★ (84)
3rd Floor Ballroom in Multi-award winning B&B!
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $19,857ADR $188Occ ≈ 29%5★ (61)
Historic Downtown Bungalow
House · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $42,609ADR $155Occ ≈ 75%5★ (211)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Marigold House | 2 bd · 2 ba · sleeps 4 | $27,380 | $176 | 43% | 5★ (32) | 0.5 mi | Airbnb |
Bluff View Victorian - Free Bikes included Apartment | 2 bd · 1 ba · sleeps 6 | $36,064 | $167 | 59% | 5★ (206) | 0.6 mi | AirbnbVrbo |
Downtown La Crosse Cottage House | 2 bd · 1 ba · sleeps 6 | $54,526 | $173 | 86% | 4.3★ (7) | 0.6 mi | AirbnbVrbo |
Mid-Town Rest Stop House | 2 bd · 1 ba · sleeps 4 | $9,183 | $142 | 18% | — | 0.6 mi | Airbnb |
Charmer on 19th and Cameron Apartment | 2 bd · 1 ba · sleeps 4 | $24,483 | $97 | 69% | 4.9★ (222) | 0.6 mi | AirbnbVrbo |
Adorable 2BR in La Crosse - Pet Friendly Apartment | 2 bd · 1 ba · sleeps 4 | $14,244 | $170 | 23% | 4.9★ (70) | 0.6 mi | Airbnb |
Victorian Grand Residence Apartment | 2 bd · 2 ba · sleeps 4 | $2,058 | $147 | 4% | — | 0.6 mi | Airbnb |
Comfortable, Hyde Away Home House | 2 bd · 1 ba · sleeps 5 | $29,905 | $114 | 72% | 5★ (84) | 0.6 mi | Airbnb |
3rd Floor Ballroom in Multi-award winning B&B! House | 2 bd · 1 ba · sleeps 4 | $19,857 | $188 | 29% | 5★ (61) | 0.6 mi | Airbnb |
Historic Downtown Bungalow House | 2 bd · 1 ba · sleeps 4 | $42,609 | $155 | 75% | 5★ (211) | 0.7 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
Est. revenue
$26,492
NOI
$11,532
Cash flow /mo
$961
Cash needed
$234,400
Cash-on-cash (all cash)
4.9%
ROE (yr 1)
7.6%
Cap rate
5.5%
DSCR
—
Year-1 write-off
$65,995
Year-1 tax shield @ 32%
$21,119
Year-1 return on equity
- Cash flow (annual)$11,532
- Principal paydown (n/a, cash)$0
- Appreciation at%$6,300
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)$5,298
- Platform fees (3% of revenue)$795
- Maintenance / capex (5% of revenue)$1,325
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,303
- Insurance (STR-rated)$1,040
Cash needed to close
- Purchase price (all cash)$210,000
- Closing costs (4.0%)$8,400
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$21,119
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
$162,000
Short-life (5/15-yr)
$50,000 · 31%
Year-1 deduction
$66,000
Year-1 tax shield @ 32%
$21,000
Land 23% (county tax record, assessed value split) · building $113,000 over 39 years · new furniture $16,000
Based on: 768 sq ft, built 1920, 2 bd / 1 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $49,000 in year 1 (20% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,500
Kitchen cabinetsdefault
$7,500 new × 40% good × 2.52 allocation
- $6,200
Kitchen countertopsdefault
$6,100 new × 40% good × 2.52 allocation
- $1,400
Decorative trimdefault
$1,300 new × 40% good × 2.52 allocation
- $200
Mirrorsdefault
$200 new × 40% good × 2.52 allocation
- $900
Shelvingdefault
$900 new × 40% good × 2.52 allocation
- $2,000
Window coverings (8)default
$2,000 new × 40% good × 2.52 allocation
- $5,900
Kitchen & laundry equipment plumbingdefault
$5,800 new × 40% good × 2.52 allocation
- $3,500
Kitchen, laundry & data equipment electricaldefault
$3,500 new × 40% good × 2.52 allocation
- $6,000
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 2.52 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $7,200
Paving: driveway & walks (paved)default
$5,700 new × 50% good × 2.52 allocation
- $7,000
Landscaping (typical)default
$5,500 new × 50% good × 2.52 allocation
- $1,000
Patiosdefault
$800 new × 50% good × 2.52 allocation
- $1,000
Decks & porches (attached)default
$800 new × 50% good × 2.52 allocation
- $83,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$82,900 new × 40% good × 2.52 allocation
- $8,600
Building plumbing & fixturesdefault
$8,600 new × 40% good × 2.52 allocation
- $7,100
Building electrical & lightingdefault
$7,000 new × 40% good × 2.52 allocation
- $8,700
HVACdefault
$8,700 new × 40% good × 2.52 allocation
- $5,000
Hardwood & tile floorsdefault
$4,900 new × 40% good × 2.52 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $49,500 | $16,100 | $400 | $66,000 |
| 2 | $0 | $0 | $2,900 | $2,900 |
| 3 | $0 | $0 | $2,900 | $2,900 |
| 4 | $0 | $0 | $2,900 | $2,900 |
| 5 | $0 | $0 | $2,900 | $2,900 |
| 6+ | $0 | $0 | $100,800 | $100,800 |
| Total | $49,500 | $16,100 | $112,700 | $178,400 |
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.