932 Garden Pl

Onalaska, WI 54650

$365,000

2 bd · 2.5 ba · 2,139 sqft · Listed 1d ago

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Low confidence

Year built

1997

Sqft

2,139

Lot sqft

9,583

HOA / mo

None

Furnished

List date

2026-10-10T00:00:22.000000Z

Revenue

Annual revenue

$17,470

ADR

$98

Occupancy

49%

Cleaning fees (12 mo)

$1,692

Confidence

Low (—), 4 comps

Comp revenue range (p25 / median / p75)

$12,090$15,106$18,115

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $15,106

A Spacious Homey Place To Be/ Shared property with Owner .
House · 2 bd · 2 ba · sleeps 4 · 0.1 mi
Revenue $16,250ADR $111Occ ≈ 40%4.5★ (22)
Delisted
Charming and comfy: 3BR home on quiet street
House · 3 bd · 2 ba · sleeps 7 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $23,708ADR $175Occ ≈ 37%5★ (43)
Airbnb
A Homey Place To Be
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $6,476ADR $108Occ ≈ 16%4.9★ (12)
Airbnb
Home Sweet Home
House · 3 bd · 2 ba · sleeps 5 · 0.5 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $13,961ADR $169Occ ≈ 23%4.5★ (23)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
A Spacious Homey Place To Be/ Shared property with Owner . House	2 bd · 2 ba · sleeps 4	$16,250	$111	40%	4.5★ (22)	0.1 mi	Delisted
Charming and comfy: 3BR home on quiet street House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 7	$23,708	$175	37%	5★ (43)	0.2 mi	Airbnb
A Homey Place To Be House A/C Free parking Wifi Kitchen +1	2 bd · 2 ba · sleeps 4	$6,476	$108	16%	4.9★ (12)	0.3 mi	Airbnb
Home Sweet Home House Pool A/C Free parking Wifi +3	3 bd · 2 ba · sleeps 5	$13,961	$169	23%	4.5★ (23)	0.5 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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$17,470

NOI

$2,010

Cash flow /mo

$167

Cash needed

$395,600

Cash-on-cash (all cash)

0.5%

ROE (yr 1)

3.3%

Cap rate

0.6%

DSCR

—

Year-1 write-off

$85,016

Year-1 tax shield @ 32%

$27,205

Year-1 return on equity

Cash flow (annual)$2,010
Principal paydown (n/a, cash)$0
Appreciation at%$10,950

ROE3.3%

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)$3,494
Platform fees (3% of revenue)$524
Maintenance / capex (5% of revenue)$874
Utilities & supplies$4,200
HOA$0
Property tax$4,562
Insurance (STR-rated)$1,807

Cash needed to close

Purchase price (all cash)$365,000
Closing costs (4.0%)$14,600
Furnishing (bought new)$16,000

Tax savings if the STR loophole applies

Tax shield @ 32%$27,205

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

$305,000

Short-life (5/15-yr)

$69,000 · 23%

Year-1 deduction

$85,000

Year-1 tax shield @ 32%

$27,000

Land 16% (county tax record, assessed value split) · building $236,000 over 39 years · new furniture $16,000

Based on: 2,139 sq ft, built 1997, 2 bd / 2.5 ba, unfurnished, listing features (deck, fireplace, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $52,000 in year 1 (12% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$50,400

Kitchen cabinetsdefault
$10,500 new × 40% good × 1.53 allocation
$6,400
Kitchen countertopsdefault
$8,600 new × 40% good × 1.53 allocation
$5,200
Decorative trimdefault
$3,700 new × 40% good × 1.53 allocation
$2,300
Mirrorsdefault
$300 new × 40% good × 1.53 allocation
$200
Shelvingdefault
$900 new × 40% good × 1.53 allocation
$600
Window coverings (21)default
$5,300 new × 40% good × 1.53 allocation
$3,200
Carpet, vinyl & laminate (40% of floors)default
$5,500 new × 40% good × 1.53 allocation
$3,400
Kitchen & laundry equipment plumbingdefault
$8,200 new × 42% good × 1.53 allocation
$5,200
Kitchen, laundry & data equipment electricaldefault
$4,900 new × 42% good × 1.53 allocation
$3,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.53 allocation
$4,700
Furniture bought newlisting
$16,000 new × 100% good · bought separately
$16,000

15-year land improvements$34,400

Paving: driveway & walks (paved)listing
$9,600 new × 50% good × 1.53 allocation
$7,300
Landscaping (typical)default
$9,200 new × 50% good × 1.53 allocation
$7,100
Patiosdefault
$2,100 new × 50% good × 1.53 allocation
$1,600
Decks & porches (attached)listing
$24,100 new × 50% good × 1.53 allocation
$18,400

Building, 39-year$236,200

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$232,500 new × 52% good × 1.53 allocation
$183,700
Building plumbing & fixturesdefault
$24,100 new × 42% good × 1.53 allocation
$15,500
Building electrical & lightingdefault
$24,400 new × 42% good × 1.53 allocation
$15,700
HVACdefault
$24,100 new × 40% good × 1.53 allocation
$14,700
Hardwood & tile floorsdefault
$8,300 new × 40% good × 1.53 allocation
$5,100
Fireplacelisting
$2,600 new × 40% good × 1.53 allocation
$1,600

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$50,400	$34,400	$300	$85,000
2	$0	$0	$6,100	$6,100
3	$0	$0	$6,100	$6,100
4	$0	$0	$6,100	$6,100
5	$0	$0	$6,100	$6,100
6+	$0	$0	$211,700	$211,700
Total	$50,400	$34,400	$236,200	$320,900

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.