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1931 McGilvray Way

1931 McGilvray Way

Holmen, WI 54636

$495,000

4 bd · 3 ba · 3,009 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

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)

$16,803$23,543$38,935

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $23,543

  • The Honey House

    Apartment · 3 bd · 1 ba · sleeps 6 · 5.1 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +1

    Revenue $17,773ADR $186Occ ≈ 26%4.8★ (56)

    AirbnbVrboBooking

  • Backwater hideaway. Big house with water access.

    House · 4 bd · 2.5 ba · sleeps 8 · 5.3 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $36,220ADR $211Occ ≈ 47%4.8★ (120)

    AirbnbVrbo

  • 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)

    Airbnb

  • 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)

    Airbnb

  • 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)

    Airbnb

  • 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

  • 3 Mi to Lake Onalaska: Quaint Home w/ Prairie View

    House · 3 bd · 1 ba · sleeps 6 · 5.6 mi

    Revenue $45,181ADR $191Occ ≈ 65%4.8★ (4)

    AirbnbBooking

  • Hidden Gem Beneath the Pines!

    House · 4 bd · 1.5 ba · sleeps 7 · 5.6 mi

    Revenue $39,840ADR $3,526Occ ≈ 3%5★ (214)

    Airbnb

  • Cozy Corner Cottages 3 Bedroom House Rental

    House · 3 bd · 2 ba · sleeps 6 · 5.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $3,588ADR $299Occ ≈ 3%4.8★ (11)

    AirbnbVrbo

  • 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)

    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

$27,424

NOI

$5,804

Cash flow /mo

$484

Cash needed

$543,800

Cash-on-cash (all cash)

1.1%

ROE (yr 1)

3.8%

Cap rate

1.2%

DSCR

—

Year-1 write-off

$114,100

Year-1 tax shield @ 32%

$36,512

Year-1 return on equity

  • Cash flow (annual)$5,804
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$14,850
ROE3.8%

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

  • Purchase price (all cash)$495,000
  • 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.

5-year property$73,800

  • Kitchen cabinetsdefault

    $12,400 new × 80% good × 0.85 allocation

    $8,500

  • Kitchen countertops (stone)listing

    $12,700 new × 80% good × 0.85 allocation

    $8,700

  • Decorative trimdefault

    $5,300 new × 80% good × 0.85 allocation

    $3,600

  • Mirrorsdefault

    $500 new × 58% good × 0.85 allocation

    $200

  • Shelvingdefault

    $1,500 new × 80% good × 0.85 allocation

    $1,000

  • Window coverings (30)default

    $7,500 new × 50% good × 0.85 allocation

    $3,200

  • Kitchen & laundry equipment plumbingdefault

    $9,600 new × 90% good × 0.85 allocation

    $7,400

  • Kitchen, laundry & data equipment electricaldefault

    $5,800 new × 90% good × 0.85 allocation

    $4,500

  • 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

    $3,800

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$39,900

  • Paving: driveway & walks (paved)listing

    $14,200 new × 80% good × 0.85 allocation

    $9,700

  • Landscaping (typical)default

    $10,900 new × 80% good × 0.85 allocation

    $7,500

  • Covered patiolisting

    $24,800 new × 80% good × 0.85 allocation

    $17,000

  • Decks & porches (attached)default

    $3,000 new × 75% good × 0.85 allocation

    $1,900

  • Fencinglisting

    $6,000 new × 75% good × 0.85 allocation

    $3,800
Building, 39-year$344,500

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

    $326,800 new × 92% good × 0.85 allocation

    $256,100

  • Building plumbing & fixturesdefault

    $33,900 new × 90% good × 0.85 allocation

    $26,100

  • Building electrical & lightingdefault

    $35,400 new × 90% good × 0.85 allocation

    $27,200

  • HVACdefault

    $33,900 new × 75% good × 0.85 allocation

    $21,700

  • Hardwood & tile floorsdefault

    $19,400 new × 80% good × 0.85 allocation

    $13,200

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
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.