2014 State St
La Crosse, WI 54601
$188,000
4 bd · 2 ba · 1,586 sqft · Listed today
View on Realtor.com →Year built
1942
Sqft
1,586
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-11-13T11:53:47.000000Z
Revenue
Annual revenue
$37,524
ADR
$243
Occupancy
42%
Cleaning fees (12 mo)
$4,218
Confidence
Low (32.76), 14 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $33,484
NEW! UWL alumni & friends house * fully remodeled*
House · 5 bd · 2 ba · sleeps 10 · 374 ft
- Free parking
- Pets OK
- Wifi
- Kitchen
- +1
Revenue $2,251ADR $428Occ ≈ 1%3.5★ (2)
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus
House · 3 bd · 2 ba · sleeps 7 · 0.2 mi
- Pool
- A/C
- Free parking
- Wifi
- +2
Revenue $33,484ADR $420Occ ≈ 22%5★ (35)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $37,587ADR $242Occ ≈ 43%5★ (52)
Modern Nest | Campus Steps Away + Free Parking
House · 3 bd · 2.5 ba · sleeps 6 · 0.4 mi
Revenue $51,079ADR $643Occ ≈ 22%5★ (1)
Delisted
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 0.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $53,101ADR $319Occ ≈ 46%5★ (112)
Near Dwtn La Crosse | King Bed | Porch | Parking
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $35,206ADR $200Occ ≈ 48%4.9★ (47)
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $30,720ADR $237Occ ≈ 36%4.8★ (60)
Modoho Bungalow | Near UW–L & Downtown
House · 4 bd · 2 ba · sleeps 8 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $1,581ADR $247Occ ≈ 2%5★ (3)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! UWL alumni & friends house * fully remodeled* House
| 5 bd · 2 ba · sleeps 10 | $2,251 | $428 | 1% | 3.5★ (2) | 374 ft | Airbnb |
Brand New, 3 Bed/ 2 Bath w/ Parking on UWL Campus House
| 3 bd · 2 ba · sleeps 7 | $33,484 | $420 | 22% | 5★ (35) | 0.2 mi | Airbnb |
✨ Cobblestone Cottage, 4 bedroom,centrally located House
| 4 bd · 2.5 ba · sleeps 8 | $41,752 | $365 | 31% | 4.8★ (83) | 0.2 mi | AirbnbVrbo |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow
| 3 bd · 2 ba · sleeps 6 | $37,587 | $242 | 43% | 5★ (52) | 0.3 mi | Airbnb |
Capeside Cottage House
| 3 bd · 1.5 ba · sleeps 6 | $28,923 | $278 | 29% | 4.9★ (144) | 0.4 mi | AirbnbVrbo |
Modern Nest | Campus Steps Away + Free Parking House | 3 bd · 2.5 ba · sleeps 6 | $51,079 | $643 | 22% | 5★ (1) | 0.4 mi | Delisted |
Spacious Bluffside Home House
| 3 bd · 2 ba · sleeps 8 | $53,101 | $319 | 46% | 5★ (112) | 0.4 mi | Airbnb |
Near Dwtn La Crosse | King Bed | Porch | Parking House
| 3 bd · 1.5 ba · sleeps 6 | $35,206 | $200 | 48% | 4.9★ (47) | 0.5 mi | Airbnb |
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment
| 3 bd · 2.5 ba · sleeps 6 | $30,720 | $237 | 36% | 4.8★ (60) | 0.5 mi | Airbnb |
Modoho Bungalow | Near UW–L & Downtown House
| 4 bd · 2 ba · sleeps 8 | $1,581 | $247 | 2% | 5★ (3) | 0.5 mi | Airbnb |
Show 5 more
Historic Withee Home / Main Level + Bowling Alley
Apartment · 4 bd · 1.5 ba · sleeps 8 · 0.6 mi
Revenue $95,976ADR $3,126Occ ≈ 8%4.8★ (12)
Delisted
Gnome sweet Gnome! On the park.
House · 3 bd · 1 ba · sleeps 4 · 0.6 mi
- Free parking
- Pets OK
- Wifi
- Kitchen
- +1
Revenue $7,576ADR $87Occ ≈ 24%5★ (1)
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $23,144ADR $162Occ ≈ 39%4.8★ (183)
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 0.6 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $31,864ADR $268Occ ≈ 33%4.9★ (124)
4BR Classical Home | Near UWL & Hiking Trails
House · 4 bd · 1.5 ba · sleeps 9 · 0.6 mi
Revenue $48,433ADR $321Occ ≈ 41%4.8★ (42)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Historic Withee Home / Main Level + Bowling Alley Apartment | 4 bd · 1.5 ba · sleeps 8 | $95,976 | $3,126 | 8% | 4.8★ (12) | 0.6 mi | Delisted |
Gnome sweet Gnome! On the park. House
| 3 bd · 1 ba · sleeps 4 | $7,576 | $87 | 24% | 5★ (1) | 0.6 mi | Airbnb |
Cozy Victorian Hideaway Townhouse
| 3 bd · 1.5 ba · sleeps 6 | $23,144 | $162 | 39% | 4.8★ (183) | 0.6 mi | Airbnb |
Charming Bungalow centrally located - cute porch! House
| 3 bd · 1.5 ba · sleeps 6 | $31,864 | $268 | 33% | 4.9★ (124) | 0.6 mi | Airbnb |
4BR Classical Home | Near UWL & Hiking Trails House | 4 bd · 1.5 ba · sleeps 9 | $48,433 | $321 | 41% | 4.8★ (42) | 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
Est. revenue
$37,524
NOI
$18,487
Cash flow /mo
$1,541
Cash needed
$218,520
Cash-on-cash (all cash)
8.5%
ROE (yr 1)
11.0%
Cap rate
9.8%
DSCR
—
Year-1 write-off
$58,637
Year-1 tax shield @ 32%
$18,764
Year-1 return on equity
- Cash flow (annual)$18,487
- Principal paydown (n/a, cash)$0
- Appreciation at%$5,640
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)$7,505
- Platform fees (3% of revenue)$1,126
- Maintenance / capex (5% of revenue)$1,876
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,400
- Insurance (STR-rated)$931
Cash needed to close
- Purchase price (all cash)$188,000
- Closing costs (4.0%)$7,520
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$18,764
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
$147,000
Short-life (5/15-yr)
$36,000 · 24%
Year-1 deduction
$59,000
Year-1 tax shield @ 32%
$19,000
Land 22% (county tax record, assessed value split) · building $112,000 over 39 years · new furniture $23,000
Based on: 1,586 sq ft, built 1942, 4 bd / 2 ba, unfurnished, listing features (none cost-relevant).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (16% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $4,500
Kitchen cabinetsdefault
$9,300 new × 40% good × 1.21 allocation
- $3,700
Kitchen countertopsdefault
$7,600 new × 40% good × 1.21 allocation
- $1,300
Decorative trimdefault
$2,800 new × 40% good × 1.21 allocation
- $100
Mirrorsdefault
$300 new × 40% good × 1.21 allocation
- $700
Shelvingdefault
$1,500 new × 40% good × 1.21 allocation
- $1,900
Window coverings (16)default
$4,000 new × 40% good × 1.21 allocation
- $2,000
Carpet, vinyl & laminate (40% of floors)default
$4,100 new × 40% good × 1.21 allocation
- $3,500
Kitchen & laundry equipment plumbingdefault
$7,200 new × 40% good × 1.21 allocation
- $2,100
Kitchen, laundry & data equipment electricaldefault
$4,400 new × 40% good × 1.21 allocation
- $3,900
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 40% good × 1.21 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $5,000
Paving: driveway & walks (paved)default
$8,300 new × 50% good × 1.21 allocation
- $4,800
Landscaping (typical)default
$7,900 new × 50% good × 1.21 allocation
- $900
Patiosdefault
$1,600 new × 50% good × 1.21 allocation
- $900
Decks & porches (attached)default
$1,600 new × 50% good × 1.21 allocation
- $83,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$171,500 new × 40% good × 1.21 allocation
- $8,600
Building plumbing & fixturesdefault
$17,800 new × 40% good × 1.21 allocation
- $8,400
Building electrical & lightingdefault
$17,400 new × 40% good × 1.21 allocation
- $8,600
HVACdefault
$17,900 new × 40% good × 1.21 allocation
- $3,000
Hardwood & tile floorsdefault
$6,100 new × 40% good × 1.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $46,800 | $11,700 | $100 | $58,600 |
| 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 | $100,100 | $100,100 |
| Total | $46,800 | $11,700 | $111,700 | $170,200 |
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.