1931 McGilvray Way
Holmen, WI 54636
$495,000
4 bd · 3 ba · 3,009 sqft · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
3,009
Lot sqft
10,890
HOA / mo
None
Furnished
No
List date
2026-10-14T15:38:18Z
Revenue
Annual revenue
$27,424
ADR
$176
Occupancy
43%
Cleaning fees (12 mo)
$2,098
Confidence
Low (36.81), 9 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $23,543
Nature's Edge Cabin
House · 3 bd · 1 ba · sleeps 6 · 5.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,876ADR $214Occ ≈ 29%5★ (25)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 5.3 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $56,542ADR $236Occ ≈ 66%4.7★ (32)
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 5.6 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 5.6 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Hidden Gem Beneath the Pines!
House · 4 bd · 1.5 ba · sleeps 7 · 5.6 mi
Revenue $39,840ADR $3,526Occ ≈ 3%5★ (214)
Cottage House on Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 5.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $24,209ADR $238Occ ≈ 28%4.7★ (43)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Honey House Apartment
| 3 bd · 1 ba · sleeps 6 | $17,773 | $186 | 26% | 4.8★ (56) | 5.1 mi | AirbnbVrboBooking |
Backwater hideaway. Big house with water access. House
| 4 bd · 2.5 ba · sleeps 8 | $36,220 | $211 | 47% | 4.8★ (120) | 5.3 mi | AirbnbVrbo |
Nature's Edge Cabin House
| 3 bd · 1 ba · sleeps 6 | $22,876 | $214 | 29% | 5★ (25) | 5.3 mi | Airbnb |
Northshore Getaway House
| 4 bd · 2 ba · sleeps 6 | $56,542 | $236 | 66% | 4.7★ (32) | 5.3 mi | Airbnb |
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 5.6 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 5.6 mi | Delisted |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $45,181 | $191 | 65% | 4.8★ (4) | 5.6 mi | AirbnbBooking |
Hidden Gem Beneath the Pines! House | 4 bd · 1.5 ba · sleeps 7 | $39,840 | $3,526 | 3% | 5★ (214) | 5.6 mi | Airbnb |
Cozy Corner Cottages 3 Bedroom House Rental House
| 3 bd · 2 ba · sleeps 6 | $3,588 | $299 | 3% | 4.8★ (11) | 5.7 mi | AirbnbVrbo |
Cottage House on Lake Onalaska House
| 3 bd · 1 ba · sleeps 6 | $24,209 | $238 | 28% | 4.7★ (43) | 5.7 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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 8) + 0.75% investor premium
Est. revenue
$27,424
NOI
$5,804
Cash flow /mo
-$2,279
Cash needed
$172,550
Cash-on-cash
-15.9%
ROE (yr 1)
-5.5%
Cap rate
1.2%
DSCR
0.18
Year-1 write-off
$114,100
Year-1 tax shield @ 32%
$36,512
Year-1 return on equity
- Cash flow (annual)-$27,352
- Principal paydown$3,010
- Appreciation at%$14,850
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)$5,485
- Platform fees (3% of revenue)$823
- Maintenance / capex (5% of revenue)$1,371
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,291
- Insurance (STR-rated)$2,450
Cash needed to close
- Down payment (25%)$123,750
- Closing costs (4.0%)$19,800
- Furnishing (bought new)$29,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,512
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
$429,000
Short-life (5/15-yr)
$85,000 · 20%
Year-1 deduction
$114,000
Year-1 tax shield @ 32%
$37,000
Land 13% (county tax record, assessed value split) · building $344,000 over 39 years · new furniture $29,000
Based on: 3,009 sq ft, built 2021, 4 bd / 3 ba, unfurnished, listing features (hot tub, covered patio, fence, game room, stone counters, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $90,000 in year 1 (14% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $8,500
Kitchen cabinetsdefault
$12,400 new × 80% good × 0.85 allocation
- $8,700
Kitchen countertops (stone)listing
$12,700 new × 80% good × 0.85 allocation
- $3,600
Decorative trimdefault
$5,300 new × 80% good × 0.85 allocation
- $200
Mirrorsdefault
$500 new × 58% good × 0.85 allocation
- $1,000
Shelvingdefault
$1,500 new × 80% good × 0.85 allocation
- $3,200
Window coverings (30)default
$7,500 new × 50% good × 0.85 allocation
- $7,400
Kitchen & laundry equipment plumbingdefault
$9,600 new × 90% good × 0.85 allocation
- $4,500
Kitchen, laundry & data equipment electricaldefault
$5,800 new × 90% good × 0.85 allocation
- $3,800
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 58% good × 0.85 allocation
- $3,800
Hot tub (freestanding)listing
$9,000 new × 50% good × 0.85 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
- $9,700
Paving: driveway & walks (paved)listing
$14,200 new × 80% good × 0.85 allocation
- $7,500
Landscaping (typical)default
$10,900 new × 80% good × 0.85 allocation
- $17,000
Covered patiolisting
$24,800 new × 80% good × 0.85 allocation
- $1,900
Decks & porches (attached)default
$3,000 new × 75% good × 0.85 allocation
- $3,800
Fencinglisting
$6,000 new × 75% good × 0.85 allocation
- $256,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$326,800 new × 92% good × 0.85 allocation
- $26,100
Building plumbing & fixturesdefault
$33,900 new × 90% good × 0.85 allocation
- $27,200
Building electrical & lightingdefault
$35,400 new × 90% good × 0.85 allocation
- $21,700
HVACdefault
$33,900 new × 75% good × 0.85 allocation
- $13,200
Hardwood & tile floorsdefault
$19,400 new × 80% good × 0.85 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $73,800 | $39,900 | $400 | $114,100 |
| 2 | $0 | $0 | $8,800 | $8,800 |
| 3 | $0 | $0 | $8,800 | $8,800 |
| 4 | $0 | $0 | $8,800 | $8,800 |
| 5 | $0 | $0 | $8,800 | $8,800 |
| 6+ | $0 | $0 | $308,800 | $308,800 |
| Total | $73,800 | $39,900 | $344,500 | $458,200 |
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.