946 Hood St
La Crosse, WI 54601
$179,900
2 bd · 1 ba · 845 sqft · Listed 15d ago
View on Realtor.com →Year built
1901
Sqft
845
Lot sqft
3,049
HOA / mo
None
Furnished
No
List date
2026-09-16T15:30:41.000000Z
Revenue
Annual revenue
$24,691
ADR
$109
Occupancy
62%
Cleaning fees (12 mo)
$2,214
Confidence
Low (43.31), 14 comps
Comp revenue range (p25 / median / p75)
Modern, Newly-Renovated Home in the heart of LAX
Apartment · 2 bd · 1 ba · sleeps 4 · 515 ft
Revenue $20,729ADR $180Occ ≈ 32%4.5★ (2)
Modern, Renovated Home in the heart of LAX
House · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $24,314ADR $188Occ ≈ 35%5★ (128)
Hidden Gem, Comfort and Charm
Apartment · 2 bd · 1 ba · sleeps 5 · 0.2 mi
Revenue $14,612ADR $0Occ ≈ —4.6★ (5)
Clean 2BR Apt by Mayo, 50-ft Parking
Apartment · 2 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $40,136ADR $138Occ ≈ 80%5★ (213)
Lovely La Crosse bungalow
House · 2 bd · 2 ba · sleeps 4 · 0.3 mi
Revenue $27,998ADR $159Occ ≈ 48%4.8★ (23)
Charming 2 bed near hospitals!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $25,036ADR $93Occ ≈ 74%4.7★ (17)
Historic Downtown Bungalow
House · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $42,609ADR $155Occ ≈ 75%5★ (211)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Jake's Place House | 2 bd · 1 ba · sleeps 5 | $20,383 | $138 | 40% | 4.8★ (35) | 449 ft | AirbnbVrbo |
Modern, Newly-Renovated Home in the heart of LAX Apartment | 2 bd · 1 ba · sleeps 4 | $20,729 | $180 | 32% | 4.5★ (2) | 515 ft | Booking |
Modern, Renovated Home in the heart of LAX House | 2 bd · 1 ba · sleeps 4 | $24,314 | $188 | 35% | 5★ (128) | 0.2 mi | Airbnb |
Hidden Gem, Comfort and Charm Apartment | 2 bd · 1 ba · sleeps 5 | $14,612 | $0 | — | 4.6★ (5) | 0.2 mi | Airbnb |
Clean 2BR Apt by Mayo, 50-ft Parking Apartment | 2 bd · 1 ba · sleeps 4 | $40,136 | $138 | 80% | 5★ (213) | 0.2 mi | Airbnb |
Lovely La Crosse bungalow House | 2 bd · 2 ba · sleeps 4 | $27,998 | $159 | 48% | 4.8★ (23) | 0.3 mi | Airbnb |
Downtown La Crosse Cottage House | 2 bd · 1 ba · sleeps 6 | $54,526 | $173 | 86% | 4.3★ (7) | 0.3 mi | AirbnbVrbo |
Charming 2 bed near hospitals! Apartment | 2 bd · 1 ba · sleeps 4 | $25,036 | $93 | 74% | 4.7★ (17) | 0.4 mi | Airbnb |
Historic Downtown Bungalow House | 2 bd · 1 ba · sleeps 4 | $42,609 | $155 | 75% | 5★ (211) | 0.5 mi | Airbnb |
Mid-Town Rest Stop House | 2 bd · 1 ba · sleeps 4 | $9,183 | $142 | 18% | — | 0.6 mi | Airbnb |
Show all 14 comps
Adorable 2BR in La Crosse - Pet Friendly
Apartment · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $14,244ADR $170Occ ≈ 23%4.9★ (70)
The Beverly Rose
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.7 mi
Revenue $23,307ADR $104Occ ≈ 61%5★ (162)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Beautiful Home Perfect Location House | 2 bd · 2 ba · sleeps 4 | $301 | $211 | 0% | — | 0.6 mi | AirbnbBooking |
Adorable 2BR in La Crosse - Pet Friendly Apartment | 2 bd · 1 ba · sleeps 4 | $14,244 | $170 | 23% | 4.9★ (70) | 0.6 mi | Airbnb |
The Beverly Rose Guest suite | 2 bd · 1 ba · sleeps 4 | $23,307 | $104 | 61% | 5★ (162) | 0.7 mi | Airbnb |
Riverfront Twin Home House | 2 bd · 1 ba · sleeps 6 | $29,690 | $183 | 44% | 5★ (134) | 0.7 mi | AirbnbVrbo |
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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$24,691
NOI
$10,235
Cash flow /mo
-$116
Cash needed
$68,171
Cash-on-cash
-2.1%
ROE (yr 1)
7.6%
Cap rate
5.7%
DSCR
0.88
Year-1 write-off
$75,440
Year-1 tax shield @ 32%
$24,141
Year-1 return on equity
- Cash flow (annual)-$1,398
- Principal paydown$1,177
- Appreciation at%$5,397
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)$4,938
- Platform fees (3% of revenue)$741
- Maintenance / capex (5% of revenue)$1,235
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,452
- Insurance (STR-rated)$891
Cash needed to close
- Down payment (25%)$44,975
- Closing costs (4.0%)$7,196
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$24,141
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
$157,000
Short-life (5/15-yr)
$59,000 · 38%
Year-1 deduction
$75,000
Year-1 tax shield @ 32%
$24,000
Land 13% (county tax record, assessed value split) · building $98,000 over 39 years · new furniture $16,000
Based on: 845 sq ft, built 1901, 2 bd / 1 ba, unfurnished, listing features (deck, patio, fence, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $53,000 in year 1 (23% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,200
Kitchen cabinetsdefault
$7,700 new × 40% good × 2.02 allocation
- $5,100
Kitchen countertopsdefault
$6,300 new × 40% good × 2.02 allocation
- $1,200
Decorative trimdefault
$1,500 new × 40% good × 2.02 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 2.02 allocation
- $700
Shelvingdefault
$900 new × 40% good × 2.02 allocation
- $1,600
Window coverings (8)default
$2,000 new × 40% good × 2.02 allocation
- $1,800
Carpet, vinyl & laminate (40% of floors)default
$2,200 new × 40% good × 2.02 allocation
- $4,800
Kitchen & laundry equipment plumbingdefault
$6,000 new × 40% good × 2.02 allocation
- $2,900
Kitchen, laundry & data equipment electricaldefault
$3,600 new × 40% good × 2.02 allocation
- $3,200
Appliances (range, refrigerator)listing
$4,000 new × 40% good × 2.02 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,100
Paving: driveway & walks (paved)listing
$6,000 new × 50% good × 2.02 allocation
- $5,900
Landscaping (typical)default
$5,800 new × 50% good × 2.02 allocation
- $3,800
Patioslisting
$3,800 new × 50% good × 2.02 allocation
- $9,600
Decks & porches (attached)listing
$9,500 new × 50% good × 2.02 allocation
- $6,100
Fencinglisting
$6,000 new × 50% good × 2.02 allocation
- $73,800
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$91,300 new × 40% good × 2.02 allocation
- $7,600
Building plumbing & fixturesdefault
$9,400 new × 40% good × 2.02 allocation
- $6,500
Building electrical & lightingdefault
$8,000 new × 40% good × 2.02 allocation
- $7,700
HVACdefault
$9,500 new × 40% good × 2.02 allocation
- $2,600
Hardwood & tile floorsdefault
$3,300 new × 40% good × 2.02 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $43,600 | $31,500 | $300 | $75,400 |
| 2 | $0 | $0 | $2,500 | $2,500 |
| 3 | $0 | $0 | $2,500 | $2,500 |
| 4 | $0 | $0 | $2,500 | $2,500 |
| 5 | $0 | $0 | $2,500 | $2,500 |
| 6+ | $0 | $0 | $87,900 | $87,900 |
| Total | $43,600 | $31,500 | $98,300 | $173,400 |
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.