731 10th St N
La Crosse, WI 54601
$99,900
3 bd · 1 ba · 1,000 sqft · Listed 1d ago
View on Realtor.com →Year built
1920
Sqft
1,000
Lot sqft
4,356
HOA / mo
None
Furnished
No
List date
2026-10-02T14:12:19.000000Z
Revenue
Annual revenue
$38,655
ADR
$171
Occupancy
62%
Cleaning fees (12 mo)
$9,711
Confidence
High (70.61), 6 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $37,551
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
 Lovely, modern condo close to dining and shopping! Loft | 2 bd · 1.5 ba · sleeps 6 | $40,855 | $198 | 57% | 4.9★ (233) | 0.3 mi | AirbnbVrbo |
 117 The Nest Apartment | 3 bd · 1.5 ba · sleeps 6 | $44,613 | $198 | 62% | 4.8★ (30) | 0.5 mi | AirbnbVrbo |
 River City Apartment with Office/Flex space Apartment | 2 bd · 1 ba · sleeps 5 | $32,333 | $149 | 59% | 4.8★ (32) | 0.6 mi | AirbnbVrboBooking |
 River City Apartment: Downtown 2BR with Parking Apartment | 2 bd · 1 ba · sleeps 5 | $34,246 | $163 | 58% | 4.8★ (37) | 0.6 mi | AirbnbVrboBooking |
 Historic Downtown Top Floor 2BR Apartment Apartment | 2 bd · 1 ba · sleeps 8 | $22,551 | $178 | 35% | 4.8★ (108) | 0.6 mi | AirbnbVrbo |
 Downtown La Crosse Loft: Modern Comfort & Style Apartment | 3 bd · 2 ba · sleeps 8 | $55,248 | $287 | 53% | 5★ (310) | 0.6 mi | AirbnbVrboBooking |
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
Rate 8.03% = 7.28% Freddie Mac 30-yr avg (Oct 1) + 0.75% investor premium
Est. revenue
$38,655
NOI
$20,205
Cash flow /mo
$1,132
Cash needed
$48,471
Cash-on-cash
28.0%
ROE (yr 1)
35.5%
Cap rate
20.2%
DSCR
3.05
Year-1 write-off
$40,516
Year-1 tax shield @ 32%
$12,965
Year-1 return on equity
- Cash flow (annual)$13,589
- Principal paydown$622
- Appreciation at%$2,997
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)$7,731
- Platform fees (3% of revenue)$1,160
- Maintenance / capex (5% of revenue)$1,933
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,932
- Insurance (STR-rated)$495
Cash needed to close
- Down payment (25%)$24,975
- Closing costs (4.0%)$3,996
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$12,965
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
$78,000
Short-life (5/15-yr)
$21,000 · 27%
Year-1 deduction
$41,000
Year-1 tax shield @ 32%
$13,000
Land 22% (county tax record, assessed value split) · building $57,000 over 39 years · new furniture $20,000
Based on: 1,000 sq ft, built 1920, 3 bd / 1 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $33,000 in year 1 (17% short-life, $11,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $3,100
Kitchen cabinetsdefault
$8,000 new × 40% good × 0.98 allocation
- $2,600
Kitchen countertopsdefault
$6,500 new × 40% good × 0.98 allocation
- $700
Decorative trimdefault
$1,800 new × 40% good × 0.98 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 0.98 allocation
- $500
Shelvingdefault
$1,200 new × 40% good × 0.98 allocation
- $1,000
Window coverings (10)default
$2,500 new × 40% good × 0.98 allocation
- $1,000
Carpet, vinyl & laminate (40% of floors)default
$2,600 new × 40% good × 0.98 allocation
- $2,400
Kitchen & laundry equipment plumbingdefault
$6,200 new × 40% good × 0.98 allocation
- $1,500
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 40% good × 0.98 allocation
- $900
Appliances (refrigerator)listing
$2,200 new × 40% good × 0.98 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $3,200
Paving: driveway & walks (paved)default
$6,600 new × 50% good × 0.98 allocation
- $3,100
Landscaping (typical)default
$6,300 new × 50% good × 0.98 allocation
- $500
Patiosdefault
$1,000 new × 50% good × 0.98 allocation
- $500
Decks & porches (attached)default
$1,000 new × 50% good × 0.98 allocation
- $42,300
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$107,900 new × 40% good × 0.98 allocation
- $4,400
Building plumbing & fixturesdefault
$11,200 new × 40% good × 0.98 allocation
- $3,900
Building electrical & lightingdefault
$9,900 new × 40% good × 0.98 allocation
- $4,400
HVACdefault
$11,300 new × 40% good × 0.98 allocation
- $1,500
Hardwood & tile floorsdefault
$3,900 new × 40% good × 0.98 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $33,200 | $7,300 | $100 | $40,500 |
| 2 | $0 | $0 | $1,400 | $1,400 |
| 3 | $0 | $0 | $1,400 | $1,400 |
| 4 | $0 | $0 | $1,400 | $1,400 |
| 5 | $0 | $0 | $1,400 | $1,400 |
| 6+ | $0 | $0 | $50,700 | $50,700 |
| Total | $33,200 | $7,300 | $56,500 | $97,000 |
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.