1360 Annapolis Dr

Holmen, WI 54636

$624,900

5 bd · 3 ba · 3,417 sqft · Listed 28d ago

View on Realtor.com →

Low confidenceEst. land %

Year built

2026

Sqft

3,417

Lot sqft

14,375

HOA / mo

None

Furnished

List date

2026-09-03T19:37:31.000000Z

Revenue

Annual revenue

$44,432

ADR

$236

Occupancy

52%

Cleaning fees (12 mo)

$3,676

Confidence

Med (69.88), 5 comps

Comp revenue range (p25 / median / p75)

$35,478$41,417$49,550

Cozy, country-feel, private, close to everything, for family & friends to gather
House · 6 bd · 2 ba · sleeps 22 · 2.8 mi
Revenue $49,550ADR $326Occ ≈ 42%4.9★ (105)
Vrbo
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 3.4 mi
Revenue $24,849ADR $142Occ ≈ 48%4.9★ (163)
Airbnb
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 3.6 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
Airbnb
Backwater hideaway. Big house with water access.
House · 4 bd · 2.5 ba · sleeps 8 · 3.6 mi
Revenue $35,478ADR $189Occ ≈ 51%4.8★ (119)
Airbnb Vrbo
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo
House · 5 bd · 3 ba · sleeps 11 · 4.5 mi
Revenue $41,417ADR $444Occ ≈ 26%5★ (19)
Airbnb Vrbo

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Cozy, country-feel, private, close to everything, for family & friends to gather House	6 bd · 2 ba · sleeps 22	$49,550	$326	42%	4.9★ (105)	2.8 mi	Vrbo
House on onalaska Wisconsin 4 bedroom 3 Beth House	4 bd · 2.5 ba · sleeps 8	$24,849	$142	48%	4.9★ (163)	3.4 mi	Airbnb
Northshore Getaway House	4 bd · 2 ba · sleeps 6	$57,445	$238	66%	4.7★ (30)	3.6 mi	Airbnb
Backwater hideaway. Big house with water access. House	4 bd · 2.5 ba · sleeps 8	$35,478	$189	51%	4.8★ (119)	3.6 mi	Airbnb Vrbo
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House	5 bd · 3 ba · sleeps 11	$41,417	$444	26%	5★ (19)	4.5 mi	Airbnb Vrbo

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

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$44,432

NOI

$10,763

Cash flow /mo

$897

Cash needed

$676,396

Cash-on-cash (all cash)

1.6%

ROE (yr 1)

4.4%

Cap rate

1.7%

DSCR

—

Year-1 write-off

$128,448

Year-1 tax shield @ 32%

$41,103

Year-1 return on equity

Cash flow (annual)$10,763
Principal paydown (n/a, cash)$0
Appreciation at%$18,747

ROE4.4%

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)$8,886
Platform fees (3% of revenue)$1,333
Maintenance / capex (5% of revenue)$2,222
Utilities & supplies$4,200
HOA$0
Property tax$13,935
Insurance (STR-rated)$3,093

Cash needed to close

Purchase price (all cash)$624,900
Closing costs (4.0%)$24,996
Furnishing (bought new)$26,500

Tax savings if the STR loophole applies

Tax shield @ 32%$41,103

No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; 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

$512,000

Short-life (5/15-yr)

$101,000 · 20%

Year-1 deduction

$128,000

Year-1 tax shield @ 32%

$41,000

Land 18% (market default, no usable tax-record split) · building $412,000 over 39 years · new furniture $27,000

Based on: 3,417 sq ft, built 2026, 5 bd / 3 ba, unfurnished, listing features (patio, stone counters).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $97,000 in year 1 (13% short-life, $31,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$89,800

Kitchen cabinetsdefault
$13,300 new × 100% good × 0.82 allocation
$10,900
Kitchen countertops (stone)listing
$13,600 new × 100% good × 0.82 allocation
$11,200
Decorative trimdefault
$6,000 new × 100% good × 0.82 allocation
$4,900
Mirrorsdefault
$500 new × 100% good × 0.82 allocation
$400
Shelvingdefault
$1,800 new × 100% good × 0.82 allocation
$1,500
Window coverings (34)default
$8,500 new × 100% good × 0.82 allocation
$7,000
Carpet, vinyl & laminate (40% of floors)default
$8,800 new × 100% good × 0.82 allocation
$7,200
Kitchen & laundry equipment plumbingdefault
$10,300 new × 100% good × 0.82 allocation
$8,500
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 100% good × 0.82 allocation
$5,100
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.82 allocation
$6,600
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500

15-year land improvements$37,400

Paving: driveway & walks (paved)default
$15,100 new × 100% good × 0.82 allocation
$12,400
Landscaping (typical)default
$11,700 new × 100% good × 0.82 allocation
$9,600
Patioslisting
$15,400 new × 100% good × 0.82 allocation
$12,600
Decks & porches (attached)default
$3,400 new × 100% good × 0.82 allocation
$2,800

Building, 39-year$411,800

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$371,100 new × 100% good × 0.82 allocation
$304,500
Building plumbing & fixturesdefault
$38,500 new × 100% good × 0.82 allocation
$31,600
Building electrical & lightingdefault
$40,600 new × 100% good × 0.82 allocation
$33,300
HVACdefault
$38,500 new × 100% good × 0.82 allocation
$31,600
Hardwood & tile floorsdefault
$13,200 new × 100% good × 0.82 allocation
$10,800

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$89,800	$37,400	$1,300	$128,400
2	$0	$0	$10,600	$10,600
3	$0	$0	$10,600	$10,600
4	$0	$0	$10,600	$10,600
5	$0	$0	$10,600	$10,600
6+	$0	$0	$368,200	$368,200
Total	$89,800	$37,400	$411,800	$538,900

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.