615 Pettibone Pointe Way
La Crosse, WI 54601
$920,000
4 bd · 3 ba · 3,142 sqft · Listed 1d ago
View on Realtor.com →Year built
2017
Sqft
3,142
Lot sqft
—
HOA / mo
$425
Furnished
No
List date
2026-10-13T17:08:25.000000Z
Revenue
Annual revenue
$35,808
ADR
$218
Occupancy
45%
Cleaning fees (12 mo)
$3,211
Confidence
High (74.15), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $41,964
Modern Flat with Discounted Gap Nights
Apartment · 4 bd · 4 ba · sleeps 14 · 0.8 mi
Revenue $26,402ADR $443Occ ≈ 16%5★ (11)
Bentley-Wheeler B&B - GUEST HOUSE
House · 4 bd · 2 ba · sleeps 8 · 1.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $27,665ADR $191Occ ≈ 40%4.8★ (248)
Beautiful Craftsman Bungalow - Centrally located!
House · 4 bd · 2 ba · sleeps 8 · 1.9 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $47,554ADR $332Occ ≈ 39%4.8★ (221)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Modern Flat with Discounted Gap Nights Apartment | 4 bd · 4 ba · sleeps 14 | $26,402 | $443 | 16% | 5★ (11) | 0.8 mi | Airbnb |
Bentley-Wheeler B&B - GUEST HOUSE House
| 4 bd · 2 ba · sleeps 8 | $27,665 | $191 | 40% | 4.8★ (248) | 1.4 mi | Airbnb |
Crescent Moon Retreat House
| 4 bd · 2.5 ba · sleeps 12 | $41,964 | $184 | 62% | 5★ (159) | 1.9 mi | AirbnbVrbo |
Beautiful Craftsman Bungalow - Centrally located! House
| 4 bd · 2 ba · sleeps 8 | $47,554 | $332 | 39% | 4.8★ (221) | 1.9 mi | Airbnb |
✨ Cobblestone Cottage, 4 bedroom,centrally located House
| 4 bd · 2.5 ba · sleeps 8 | $43,176 | $371 | 32% | 4.8★ (81) | 2.0 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
Est. revenue
$35,808
NOI
-$1,958
Cash flow /mo
-$163
Cash needed
$979,800
Cash-on-cash (all cash)
-0.2%
ROE (yr 1)
2.6%
Cap rate
-0.2%
DSCR
—
Year-1 write-off
$105,766
Year-1 tax shield @ 32%
$33,845
Year-1 return on equity
- Cash flow (annual)-$1,958
- Principal paydown (n/a, cash)$0
- Appreciation at%$27,600
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)$7,162
- Platform fees (3% of revenue)$1,074
- Maintenance / capex (5% of revenue)$1,790
- Utilities & supplies$4,200
- HOA$5,100
- Property tax$13,886
- Insurance (STR-rated)$4,554
Cash needed to close
- Purchase price (all cash)$920,000
- Closing costs (4.0%)$36,800
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$33,845
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
$818,000
Short-life (5/15-yr)
$82,000 · 10%
Year-1 deduction
$106,000
Year-1 tax shield @ 32%
$34,000
Land 11% (county tax record, assessed value split) · building $736,000 over 39 years · new furniture $23,000
Based on: 3,142 sq ft, built 2017, 4 bd / 3 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $68,000 in year 1 (5% short-life, $22,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $15,900
Kitchen cabinetsdefault
$12,700 new × 64% good × 1.95 allocation
- $13,000
Kitchen countertopsdefault
$10,400 new × 64% good × 1.95 allocation
- $6,900
Decorative trimdefault
$5,500 new × 64% good × 1.95 allocation
- $400
Mirrorsdefault
$500 new × 40% good × 1.95 allocation
- $1,900
Shelvingdefault
$1,500 new × 64% good × 1.95 allocation
- $6,100
Window coverings (31)default
$7,800 new × 40% good × 1.95 allocation
- $6,300
Carpet, vinyl & laminate (40% of floors)default
$8,100 new × 40% good × 1.95 allocation
- $15,800
Kitchen & laundry equipment plumbingdefault
$9,900 new × 82% good × 1.95 allocation
- $9,600
Kitchen, laundry & data equipment electricaldefault
$6,000 new × 82% good × 1.95 allocation
- $6,300
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)listing
$8,100 new × 40% good × 1.95 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $566,600
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$341,400 new × 85% good × 1.95 allocation
- $56,700
Building plumbing & fixturesdefault
$35,400 new × 82% good × 1.95 allocation
- $59,400
Building electrical & lightingdefault
$37,100 new × 82% good × 1.95 allocation
- $38,000
HVACdefault
$35,400 new × 55% good × 1.95 allocation
- $15,200
Hardwood & tile floorsdefault
$12,100 new × 64% good × 1.95 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $105,000 | $0 | $800 | $105,800 |
| 2 | $0 | $0 | $18,900 | $18,900 |
| 3 | $0 | $0 | $18,900 | $18,900 |
| 4 | $0 | $0 | $18,900 | $18,900 |
| 5 | $0 | $0 | $18,900 | $18,900 |
| 6+ | $0 | $0 | $659,600 | $659,600 |
| Total | $105,000 | $0 | $735,900 | $840,900 |
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.