W6690 Reef Rd
Onalaska, WI 54650
$360,000
4 bd · 2 ba · 1,948 sqft · Listed 2d ago
View on Realtor.com →Year built
1980
Sqft
1,948
Lot sqft
20,038
HOA / mo
None
Furnished
No
List date
2026-10-09T15:06:48.000000Z
Revenue
Annual revenue
$36,373
ADR
$156
Occupancy
64%
Cleaning fees (12 mo)
$3,398
Confidence
Low (47.45), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $33,847
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 0.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $24,263ADR $142Occ ≈ 47%4.9★ (168)
Home Sweet Home
House · 3 bd · 2 ba · sleeps 5 · 1.5 mi
- Pool
- A/C
- Free parking
- Wifi
- +3
Revenue $13,961ADR $169Occ ≈ 23%4.5★ (23)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 1.6 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Charming and comfy: 3BR home on quiet street
House · 3 bd · 2 ba · sleeps 7 · 1.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $23,708ADR $175Occ ≈ 37%5★ (43)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 0.8 mi | Airbnb |
House on onalaska Wisconsin 4 bedroom 3 Beth House
| 4 bd · 2.5 ba · sleeps 8 | $24,263 | $142 | 47% | 4.9★ (168) | 0.9 mi | Airbnb |
Corto's Ona-Lake House Rental, LLC House
| 3 bd · 2 ba · sleeps 12 | $43,431 | $239 | 50% | 5★ (158) | 1.5 mi | AirbnbVrbo |
Home Sweet Home House
| 3 bd · 2 ba · sleeps 5 | $13,961 | $169 | 23% | 4.5★ (23) | 1.5 mi | Airbnb |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $45,181 | $191 | 65% | 4.8★ (4) | 1.6 mi | AirbnbBooking |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 1.6 mi | Delisted |
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 1.6 mi | Airbnb |
Charming and comfy: 3BR home on quiet street House
| 3 bd · 2 ba · sleeps 7 | $23,708 | $175 | 37% | 5★ (43) | 1.6 mi | Airbnb |
3 bedroom, 2 bath Townhouse with private driveway. Townhouse
| 3 bd · 2 ba · sleeps 6 | $44,558 | $201 | 61% | 5★ (98) | 1.8 mi | AirbnbVrbo |
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House
| 5 bd · 3 ba · sleeps 11 | $46,209 | $445 | 28% | 5★ (22) | 1.8 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$36,373
NOI
$17,395
Cash flow /mo
-$560
Cash needed
$133,400
Cash-on-cash
-5.0%
ROE (yr 1)
4.7%
Cap rate
4.8%
DSCR
0.72
Year-1 write-off
$115,972
Year-1 tax shield @ 32%
$37,111
Year-1 return on equity
- Cash flow (annual)-$6,719
- Principal paydown$2,189
- Appreciation at%$10,800
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)$7,275
- Platform fees (3% of revenue)$1,091
- Maintenance / capex (5% of revenue)$1,819
- Utilities & supplies$4,200
- HOA$0
- Property tax$2,812
- Insurance (STR-rated)$1,782
Cash needed to close
- Down payment (25%)$90,000
- Closing costs (4.0%)$14,400
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,111
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
$302,000
Short-life (5/15-yr)
$87,000 · 29%
Year-1 deduction
$116,000
Year-1 tax shield @ 32%
$37,000
Land 16% (county tax record, assessed value split) · building $215,000 over 39 years · new furniture $29,000
Based on: 1,948 sq ft, built 1980, 4 bd / 2 ba, unfurnished, listing features (deck, patio, fence, game room, fireplace, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $80,000 in year 1 (17% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,200
Kitchen cabinetsdefault
$10,100 new × 40% good × 1.78 allocation
- $5,900
Kitchen countertopsdefault
$8,200 new × 40% good × 1.78 allocation
- $2,400
Decorative trimdefault
$3,400 new × 40% good × 1.78 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.78 allocation
- $1,100
Shelvingdefault
$1,500 new × 40% good × 1.78 allocation
- $3,400
Window coverings (19)default
$4,800 new × 40% good × 1.78 allocation
- $3,600
Carpet, vinyl & laminate (40% of floors)default
$5,000 new × 40% good × 1.78 allocation
- $5,600
Kitchen & laundry equipment plumbingdefault
$7,800 new × 40% good × 1.78 allocation
- $3,400
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 40% good × 1.78 allocation
- $5,500
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 40% good × 1.78 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $8,100
Paving: driveway & walks (paved)listing
$9,100 new × 50% good × 1.78 allocation
- $7,800
Landscaping (typical)default
$8,800 new × 50% good × 1.78 allocation
- $7,800
Patioslisting
$8,800 new × 50% good × 1.78 allocation
- $19,500
Decks & porches (attached)listing
$21,900 new × 50% good × 1.78 allocation
- $5,300
Fencinglisting
$6,000 new × 50% good × 1.78 allocation
- $150,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$211,000 new × 40% good × 1.78 allocation
- $15,600
Building plumbing & fixturesdefault
$21,900 new × 40% good × 1.78 allocation
- $15,600
Building electrical & lightingdefault
$22,000 new × 40% good × 1.78 allocation
- $15,600
HVACdefault
$21,900 new × 40% good × 1.78 allocation
- $5,400
Hardwood & tile floorsdefault
$7,500 new × 40% good × 1.78 allocation
- $1,900
Fireplacelisting
$2,600 new × 40% good × 1.78 allocation
- $10,700
Septic systemlisting
$12,000 new × 50% good × 1.78 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $67,100 | $48,600 | $200 | $116,000 |
| 2 | $0 | $0 | $5,500 | $5,500 |
| 3 | $0 | $0 | $5,500 | $5,500 |
| 4 | $0 | $0 | $5,500 | $5,500 |
| 5 | $0 | $0 | $5,500 | $5,500 |
| 6+ | $0 | $0 | $192,700 | $192,700 |
| Total | $67,100 | $48,600 | $215,000 | $330,800 |
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.