821 20th St S

La Crosse, WI 54601

$269,900

3 bd · 2 ba · 1,484 sqft · Listed 1d ago

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Year built

1941

Sqft

1,484

Lot sqft

4,792

HOA / mo

None

Furnished

List date

2026-10-26T20:08:25.000000Z

Revenue

Annual revenue

$39,327

ADR

$208

Occupancy

52%

Cleaning fees (12 mo)

$4,907

Confidence

Med (67.9), 9 comps

Comp revenue range (p25 / median / p75)

$31,721$39,911$44,575

Median revenue of shown comps: $39,911

Downtown Boho Home w/Office, Yoga Studio,King Bed
House · 3 bd · 2 ba · sleeps 8 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $48,013ADR $258Occ ≈ 51%4.8★ (28)
Airbnb Vrbo Booking
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $33,588ADR $278Occ ≈ 33%4.9★ (122)
Airbnb
NEST - Cozy, Stylish, & Relaxing & Newly updated!
House · 3 bd · 1.5 ba · sleeps 6 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $40,465ADR $222Occ ≈ 50%5★ (59)
Airbnb Vrbo
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $31,721ADR $246Occ ≈ 35%4.8★ (58)
Airbnb
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $25,415ADR $169Occ ≈ 41%4.8★ (180)
Airbnb
Charming Southside Home
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $63,085ADR $286Occ ≈ 60%5★ (47)
Airbnb
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 0.5 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $39,911ADR $232Occ ≈ 47%5★ (51)
Airbnb
Cozy 3BR Apt by Mayo, 50-ft Parking
Apartment · 3 bd · 1 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $44,575ADR $165Occ ≈ 74%5★ (218)
Airbnb
Lovely La Crosse bungalow
House · 3 bd · 2 ba · sleeps 6 · 0.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,314ADR $160Occ ≈ 38%4.8★ (26)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Downtown Boho Home w/Office, Yoga Studio,King Bed House A/C Free parking Pets OK Wifi +3	3 bd · 2 ba · sleeps 8	$48,013	$258	51%	4.8★ (28)	0.2 mi	Airbnb Vrbo Booking
Charming Bungalow centrally located - cute porch! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$33,588	$278	33%	4.9★ (122)	0.3 mi	Airbnb
NEST - Cozy, Stylish, & Relaxing & Newly updated! House A/C Free parking Pets OK Wifi +2	3 bd · 1.5 ba · sleeps 6	$40,465	$222	50%	5★ (59)	0.3 mi	Airbnb Vrbo
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment A/C Free parking Wifi Kitchen +2	3 bd · 2.5 ba · sleeps 6	$31,721	$246	35%	4.8★ (58)	0.4 mi	Airbnb
Cozy Victorian Hideaway Townhouse A/C Free parking Wifi Kitchen +2	3 bd · 1.5 ba · sleeps 6	$25,415	$169	41%	4.8★ (180)	0.5 mi	Airbnb
Charming Southside Home House A/C Free parking Pets OK Wifi +2	3 bd · 2 ba · sleeps 8	$63,085	$286	60%	5★ (47)	0.5 mi	Airbnb
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow A/C Free parking Wifi Kitchen +1	3 bd · 2 ba · sleeps 6	$39,911	$232	47%	5★ (51)	0.5 mi	Airbnb
Cozy 3BR Apt by Mayo, 50-ft Parking Apartment A/C Free parking Wifi Kitchen	3 bd · 1 ba · sleeps 6	$44,575	$165	74%	5★ (218)	0.7 mi	Airbnb
Lovely La Crosse bungalow House A/C Free parking Wifi Kitchen +2	3 bd · 2 ba · sleeps 6	$22,314	$160	38%	4.8★ (26)	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

Financing

Management

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

Est. revenue

$39,327

NOI

$19,007

Cash flow /mo

$1,584

Cash needed

$300,196

Cash-on-cash (all cash)

6.3%

ROE (yr 1)

9.0%

Cap rate

7.0%

DSCR

—

Year-1 write-off

$79,964

Year-1 tax shield @ 32%

$25,589

Year-1 return on equity

Cash flow (annual)$19,007
Principal paydown (n/a, cash)$0
Appreciation at%$8,097

ROE9.0%

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)$7,865
Platform fees (3% of revenue)$1,180
Maintenance / capex (5% of revenue)$1,966
Utilities & supplies$4,200
HOA$0
Property tax$3,772
Insurance (STR-rated)$1,336

Cash needed to close

Purchase price (all cash)$269,900
Closing costs (4.0%)$10,796
Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

Tax shield @ 32%$25,589

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

$225,000

Short-life (5/15-yr)

$60,000 · 27%

Year-1 deduction

$80,000

Year-1 tax shield @ 32%

$26,000

Land 17% (county tax record, assessed value split) · building $164,000 over 39 years · new furniture $20,000

Based on: 1,484 sq ft, built 1941, 3 bd / 2 ba, unfurnished, listing features (patio, fence, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $63,000 in year 1 (19% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$51,900

Kitchen cabinetsdefault
$9,100 new × 40% good × 1.87 allocation
$6,800
Kitchen countertopsdefault
$7,400 new × 40% good × 1.87 allocation
$5,500
Decorative trimdefault
$2,600 new × 40% good × 1.87 allocation
$1,900
Mirrorsdefault
$300 new × 40% good × 1.87 allocation
$200
Shelvingdefault
$1,200 new × 40% good × 1.87 allocation
$900
Window coverings (15)default
$3,800 new × 40% good × 1.87 allocation
$2,800
Kitchen & laundry equipment plumbingdefault
$7,000 new × 40% good × 1.87 allocation
$5,300
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 40% good × 1.87 allocation
$3,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.87 allocation
$5,800
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500

15-year land improvements$27,900

Paving: driveway & walks (paved)default
$8,000 new × 50% good × 1.87 allocation
$7,500
Landscaping (typical)default
$7,700 new × 50% good × 1.87 allocation
$7,200
Patioslisting
$6,700 new × 50% good × 1.87 allocation
$6,200
Decks & porches (attached)default
$1,500 new × 50% good × 1.87 allocation
$1,400
Fencinglisting
$6,000 new × 50% good × 1.87 allocation
$5,600

Building, 39-year$164,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$160,600 new × 40% good × 1.87 allocation
$120,200
Building plumbing & fixturesdefault
$16,700 new × 40% good × 1.87 allocation
$12,500
Building electrical & lightingdefault
$16,100 new × 40% good × 1.87 allocation
$12,000
HVACdefault
$16,700 new × 40% good × 1.87 allocation
$12,500
Hardwood & tile floorsdefault
$9,600 new × 40% good × 1.87 allocation
$7,100

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	$51,900	$27,900	$200	$80,000
2	$0	$0	$4,200	$4,200
3	$0	$0	$4,200	$4,200
4	$0	$0	$4,200	$4,200
5	$0	$0	$4,200	$4,200
6+	$0	$0	$147,300	$147,300
Total	$51,900	$27,900	$164,400	$244,200

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.