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922 Johnson St

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)

$18,684$20,729$24,314

  • Jake's Place

    House · 2 bd · 1 ba · sleeps 5 · 466 ft

    Revenue $20,383ADR $138Occ ≈ 40%4.8★ (35)

    AirbnbVrbo

  • Modern, Renovated Home in the heart of LAX

    House · 2 bd · 1 ba · sleeps 4 · 482 ft

    Revenue $24,314ADR $188Occ ≈ 35%5★ (128)

    Airbnb

  • 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)

    Booking

  • Hidden Gem, Comfort and Charm

    Apartment · 2 bd · 1 ba · sleeps 5 · 0.1 mi

    Revenue $14,612ADR $0Occ ≈ —4.6★ (5)

    Airbnb

  • 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)

    Airbnb

  • Lovely La Crosse bungalow

    House · 2 bd · 2 ba · sleeps 4 · 0.4 mi

    Revenue $27,998ADR $159Occ ≈ 48%4.8★ (23)

    Airbnb

  • Mid-Town Rest Stop

    House · 2 bd · 1 ba · sleeps 4 · 0.4 mi

    Revenue $9,183ADR $142Occ ≈ 18%—

    Airbnb

  • Charming 2 bed near hospitals!

    Apartment · 2 bd · 1 ba · sleeps 4 · 0.5 mi

    Revenue $25,036ADR $93Occ ≈ 74%4.7★ (17)

    Airbnb

  • Victorian Grand Residence

    Apartment · 2 bd · 2 ba · sleeps 4 · 0.6 mi

    Revenue $2,058ADR $147Occ ≈ 4%—

    Airbnb

  • 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)

    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)

    Airbnb

  • 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)

    Airbnb

  • The Beverly Rose

    Guest suite · 2 bd · 1 ba · sleeps 4 · 0.6 mi

    Revenue $23,307ADR $104Occ ≈ 61%5★ (162)

    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

Est. revenue

$22,120

NOI

$7,722

Cash flow /mo

$643

Cash needed

$203,096

Cash-on-cash (all cash)

3.8%

ROE (yr 1)

6.5%

Cap rate

4.3%

DSCR

—

Year-1 write-off

$58,717

Year-1 tax shield @ 32%

$18,790

Year-1 return on equity

  • Cash flow (annual)$7,722
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$5,397
ROE6.5%

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

  • Purchase price (all cash)$179,900
  • 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.

5-year property$44,700

  • Kitchen cabinetsdefault

    $7,800 new × 40% good × 1.92 allocation

    $6,000

  • Kitchen countertopsdefault

    $6,400 new × 40% good × 1.92 allocation

    $4,900

  • Decorative trimdefault

    $1,600 new × 40% good × 1.92 allocation

    $1,300

  • Mirrorsdefault

    $200 new × 40% good × 1.92 allocation

    $100

  • Shelvingdefault

    $900 new × 40% good × 1.92 allocation

    $700

  • Window coverings (9)default

    $2,300 new × 40% good × 1.92 allocation

    $1,700

  • Carpet, vinyl & laminate (40% of floors)default

    $2,400 new × 40% good × 1.92 allocation

    $1,800

  • Kitchen & laundry equipment plumbingdefault

    $6,100 new × 40% good × 1.92 allocation

    $4,700

  • Kitchen, laundry & data equipment electricaldefault

    $3,700 new × 40% good × 1.92 allocation

    $2,800

  • Appliances (range, refrigerator, washer, dryer)listing

    $6,000 new × 40% good × 1.92 allocation

    $4,600

  • Furniture bought newlisting

    $16,000 new × 100% good · bought separately

    $16,000
15-year land improvements$13,700

  • Paving: driveway & walks (paved)default

    $6,300 new × 50% good × 1.92 allocation

    $6,100

  • Landscaping (typical)default

    $6,100 new × 50% good × 1.92 allocation

    $5,800

  • Patiosdefault

    $900 new × 50% good × 1.92 allocation

    $900

  • Decks & porches (attached)default

    $900 new × 50% good × 1.92 allocation

    $900
Building, 39-year$103,300

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $101,000 new × 40% good × 1.92 allocation

    $77,500

  • Building plumbing & fixturesdefault

    $10,400 new × 40% good × 1.92 allocation

    $8,000

  • Building electrical & lightingdefault

    $9,100 new × 40% good × 1.92 allocation

    $7,000

  • HVACdefault

    $10,500 new × 40% good × 1.92 allocation

    $8,100

  • Hardwood & tile floorsdefault

    $3,600 new × 40% good × 1.92 allocation

    $2,800

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.