2318 Ferry St
La Crosse, WI 54601
$289,900
4 bd · 2 ba · 1,892 sqft · Listed 9d ago
View on Realtor.com →Year built
1947
Sqft
1,892
Lot sqft
5,663
HOA / mo
None
Furnished
No
List date
2026-09-22T19:07:50.000000Z
Revenue
Annual revenue
$44,350
ADR
$209
Occupancy
58%
Cleaning fees (12 mo)
$6,091
Confidence
High (70.75), 13 comps
Comp revenue range (p25 / median / p75)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 0.1 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH)
Bungalow · 3 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $42,135ADR $224Occ ≈ 52%5★ (51)
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $42,138ADR $289Occ ≈ 40%5★ (70)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.5 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
Charming Bungalow centrally located - cute porch!
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $32,496ADR $310Occ ≈ 29%4.9★ (121)
Cozy Hideaway - Fire places, Jacuzzi & King Beds
Apartment · 3 bd · 2.5 ba · sleeps 6 · 0.5 mi
Revenue $31,226ADR $263Occ ≈ 33%4.8★ (57)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 0.1 mi | Airbnb |
Close House Craftsman Bungalow(3BR/4BEDS/2FBATH) Bungalow | 3 bd · 2 ba · sleeps 6 | $42,135 | $224 | 52% | 5★ (51) | 0.3 mi | Airbnb |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $42,138 | $289 | 40% | 5★ (70) | 0.4 mi | Airbnb |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 0.5 mi | Airbnb |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 0.5 mi | AirbnbVrbo |
Capeside Cottage House | 3 bd · 1.5 ba · sleeps 6 | $28,117 | $270 | 29% | 4.9★ (136) | 0.5 mi | AirbnbVrbo |
Charming Bungalow centrally located - cute porch! House | 3 bd · 1.5 ba · sleeps 6 | $32,496 | $310 | 29% | 4.9★ (121) | 0.5 mi | Airbnb |
✨ Cobblestone Cottage, 4 bedroom,centrally located House | 4 bd · 2.5 ba · sleeps 8 | $42,645 | $381 | 31% | 4.8★ (80) | 0.5 mi | AirbnbVrbo |
Bright 4BR Retreat | UW-La Crosse House | 4 bd · 2 ba · sleeps 10 | $59,726 | $252 | 65% | 4.8★ (87) | 0.5 mi | AirbnbVrbo |
Cozy Hideaway - Fire places, Jacuzzi & King Beds Apartment | 3 bd · 2.5 ba · sleeps 6 | $31,226 | $263 | 33% | 4.8★ (57) | 0.5 mi | Airbnb |
Show all 13 comps
Spacious Bluffside Home
House · 3 bd · 2 ba · sleeps 8 · 0.6 mi
Revenue $53,676ADR $315Occ ≈ 47%5★ (105)
Cozy Victorian Hideaway
Townhouse · 3 bd · 1.5 ba · sleeps 6 · 0.7 mi
Revenue $24,775ADR $169Occ ≈ 40%4.8★ (178)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Downtown Boho Home w/Office, Yoga Studio,King Bed House | 3 bd · 2 ba · sleeps 8 | $47,138 | $262 | 49% | 4.8★ (27) | 0.6 mi | AirbnbVrboBooking |
Spacious Bluffside Home House | 3 bd · 2 ba · sleeps 8 | $53,676 | $315 | 47% | 5★ (105) | 0.6 mi | Airbnb |
Cozy Victorian Hideaway Townhouse | 3 bd · 1.5 ba · sleeps 6 | $24,775 | $169 | 40% | 4.8★ (178) | 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
Est. revenue
$44,350
NOI
$22,434
Cash flow /mo
$1,869
Cash needed
$324,496
Cash-on-cash (all cash)
6.9%
ROE (yr 1)
9.6%
Cap rate
7.7%
DSCR
—
Year-1 write-off
$76,431
Year-1 tax shield @ 32%
$24,458
Year-1 return on equity
- Cash flow (annual)$22,434
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,697
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)$8,870
- Platform fees (3% of revenue)$1,331
- Maintenance / capex (5% of revenue)$2,218
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,863
- Insurance (STR-rated)$1,435
Cash needed to close
- Purchase price (all cash)$289,900
- Closing costs (4.0%)$11,596
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,458
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
$233,000
Short-life (5/15-yr)
$53,000 · 23%
Year-1 deduction
$76,000
Year-1 tax shield @ 32%
$24,000
Land 20% (county tax record, assessed value split) · building $180,000 over 39 years · new furniture $23,000
Based on: 1,892 sq ft, built 1947, 4 bd / 2 ba, unfurnished, listing features (patio, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $60,000 in year 1 (16% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,400
Kitchen cabinetsdefault
$9,900 new × 40% good × 1.60 allocation
- $5,200
Kitchen countertopsdefault
$8,100 new × 40% good × 1.60 allocation
- $2,100
Decorative trimdefault
$3,300 new × 40% good × 1.60 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.60 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.60 allocation
- $3,000
Window coverings (19)default
$4,800 new × 40% good × 1.60 allocation
- $5,000
Kitchen & laundry equipment plumbingdefault
$7,700 new × 40% good × 1.60 allocation
- $3,000
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 1.60 allocation
- $4,500
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.60 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $7,200
Paving: driveway & walks (paved)listing
$9,000 new × 50% good × 1.60 allocation
- $7,000
Landscaping (typical)default
$8,700 new × 50% good × 1.60 allocation
- $6,800
Patioslisting
$8,500 new × 50% good × 1.60 allocation
- $1,500
Decks & porches (attached)default
$1,900 new × 50% good × 1.60 allocation
- $131,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$204,900 new × 40% good × 1.60 allocation
- $13,600
Building plumbing & fixturesdefault
$21,300 new × 40% good × 1.60 allocation
- $13,600
Building electrical & lightingdefault
$21,300 new × 40% good × 1.60 allocation
- $13,700
HVACdefault
$21,300 new × 40% good × 1.60 allocation
- $7,800
Hardwood & tile floorsdefault
$12,200 new × 40% good × 1.60 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $53,400 | $22,500 | $600 | $76,400 |
| 2 | $0 | $0 | $4,600 | $4,600 |
| 3 | $0 | $0 | $4,600 | $4,600 |
| 4 | $0 | $0 | $4,600 | $4,600 |
| 5 | $0 | $0 | $4,600 | $4,600 |
| 6+ | $0 | $0 | $161,000 | $161,000 |
| Total | $53,400 | $22,500 | $180,100 | $255,900 |
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.