922 Johnson St
La Crosse, WI 54601
$179,900
2 bd · 1 ba · 934 sqft · Listed 22d ago
View on Realtor.com →Year built
1901
Sqft
934
Lot sqft
6,970
HOA / mo
None
Furnished
No
List date
2026-09-09T17:56:03.000000Z
Revenue
Annual revenue
$22,120
ADR
$109
Occupancy
56%
Cleaning fees (12 mo)
$1,885
Confidence
Med (56.02), 13 comps
Comp revenue range (p25 / median / p75)
Modern, Renovated Home in the heart of LAX
House · 2 bd · 1 ba · sleeps 4 · 482 ft
Revenue $24,314ADR $188Occ ≈ 35%5★ (128)
Modern, Newly-Renovated Home in the heart of LAX
Apartment · 2 bd · 1 ba · sleeps 4 · 486 ft
Revenue $20,729ADR $180Occ ≈ 32%4.5★ (2)
Hidden Gem, Comfort and Charm
Apartment · 2 bd · 1 ba · sleeps 5 · 0.1 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 · 0.4 mi
Revenue $27,998ADR $159Occ ≈ 48%4.8★ (23)
Charming 2 bed near hospitals!
Apartment · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $25,036ADR $93Occ ≈ 74%4.7★ (17)
Victorian Grand Residence
Apartment · 2 bd · 2 ba · sleeps 4 · 0.6 mi
Revenue $2,058ADR $147Occ ≈ 4%—
3rd Floor Ballroom in Multi-award winning B&B!
House · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $19,857ADR $188Occ ≈ 29%5★ (61)
| 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) | 466 ft | AirbnbVrbo |
Modern, Renovated Home in the heart of LAX House | 2 bd · 1 ba · sleeps 4 | $24,314 | $188 | 35% | 5★ (128) | 482 ft | Airbnb |
Modern, Newly-Renovated Home in the heart of LAX Apartment | 2 bd · 1 ba · sleeps 4 | $20,729 | $180 | 32% | 4.5★ (2) | 486 ft | Booking |
Hidden Gem, Comfort and Charm Apartment | 2 bd · 1 ba · sleeps 5 | $14,612 | $0 | — | 4.6★ (5) | 0.1 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) | 0.4 mi | Airbnb |
Mid-Town Rest Stop House | 2 bd · 1 ba · sleeps 4 | $9,183 | $142 | 18% | — | 0.4 mi | Airbnb |
Charming 2 bed near hospitals! Apartment | 2 bd · 1 ba · sleeps 4 | $25,036 | $93 | 74% | 4.7★ (17) | 0.5 mi | Airbnb |
Victorian Grand Residence Apartment | 2 bd · 2 ba · sleeps 4 | $2,058 | $147 | 4% | — | 0.6 mi | Airbnb |
3rd Floor Ballroom in Multi-award winning B&B! House | 2 bd · 1 ba · sleeps 4 | $19,857 | $188 | 29% | 5★ (61) | 0.6 mi | Airbnb |
Show all 13 comps
Down town artist suite
House · 2 bd · 1 ba · sleeps 5 · 0.6 mi
Revenue $23,482ADR $138Occ ≈ 47%5★ (315)
2 Bedroom apartment attached to Le Chateau
House · 2 bd · 1 ba · sleeps 8 · 0.6 mi
Revenue $18,684ADR $198Occ ≈ 26%4.8★ (50)
The Beverly Rose
Guest suite · 2 bd · 1 ba · sleeps 4 · 0.6 mi
Revenue $23,307ADR $104Occ ≈ 61%5★ (162)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Down town artist suite House | 2 bd · 1 ba · sleeps 5 | $23,482 | $138 | 47% | 5★ (315) | 0.6 mi | Airbnb |
2 Bedroom apartment attached to Le Chateau House | 2 bd · 1 ba · sleeps 8 | $18,684 | $198 | 26% | 4.8★ (50) | 0.6 mi | Airbnb |
The Beverly Rose Guest suite | 2 bd · 1 ba · sleeps 4 | $23,307 | $104 | 61% | 5★ (162) | 0.6 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$22,120
NOI
$7,722
Cash flow /mo
-$326
Cash needed
$68,171
Cash-on-cash
-5.7%
ROE (yr 1)
3.9%
Cap rate
4.3%
DSCR
0.66
Year-1 write-off
$58,717
Year-1 tax shield @ 32%
$18,790
Year-1 return on equity
- Cash flow (annual)-$3,911
- 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)$4,424
- Platform fees (3% of revenue)$664
- Maintenance / capex (5% of revenue)$1,106
- Utilities & supplies$4,200
- HOA$0
- Property tax$3,114
- 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%$18,790
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
$146,000
Short-life (5/15-yr)
$42,000 · 29%
Year-1 deduction
$59,000
Year-1 tax shield @ 32%
$19,000
Land 19% (county tax record, assessed value split) · building $103,000 over 39 years · new furniture $16,000
Based on: 934 sq ft, built 1901, 2 bd / 1 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $45,000 in year 1 (20% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,000
Kitchen cabinetsdefault
$7,800 new × 40% good × 1.92 allocation
- $4,900
Kitchen countertopsdefault
$6,400 new × 40% good × 1.92 allocation
- $1,300
Decorative trimdefault
$1,600 new × 40% good × 1.92 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.92 allocation
- $700
Shelvingdefault
$900 new × 40% good × 1.92 allocation
- $1,700
Window coverings (9)default
$2,300 new × 40% good × 1.92 allocation
- $1,800
Carpet, vinyl & laminate (40% of floors)default
$2,400 new × 40% good × 1.92 allocation
- $4,700
Kitchen & laundry equipment plumbingdefault
$6,100 new × 40% good × 1.92 allocation
- $2,800
Kitchen, laundry & data equipment electricaldefault
$3,700 new × 40% good × 1.92 allocation
- $4,600
Appliances (range, refrigerator, washer, dryer)listing
$6,000 new × 40% good × 1.92 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $6,100
Paving: driveway & walks (paved)default
$6,300 new × 50% good × 1.92 allocation
- $5,800
Landscaping (typical)default
$6,100 new × 50% good × 1.92 allocation
- $900
Patiosdefault
$900 new × 50% good × 1.92 allocation
- $900
Decks & porches (attached)default
$900 new × 50% good × 1.92 allocation
- $77,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$101,000 new × 40% good × 1.92 allocation
- $8,000
Building plumbing & fixturesdefault
$10,400 new × 40% good × 1.92 allocation
- $7,000
Building electrical & lightingdefault
$9,100 new × 40% good × 1.92 allocation
- $8,100
HVACdefault
$10,500 new × 40% good × 1.92 allocation
- $2,800
Hardwood & tile floorsdefault
$3,600 new × 40% good × 1.92 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $44,700 | $13,700 | $300 | $58,700 |
| 2 | $0 | $0 | $2,600 | $2,600 |
| 3 | $0 | $0 | $2,600 | $2,600 |
| 4 | $0 | $0 | $2,600 | $2,600 |
| 5 | $0 | $0 | $2,600 | $2,600 |
| 6+ | $0 | $0 | $92,400 | $92,400 |
| Total | $44,700 | $13,700 | $103,300 | $161,700 |
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.