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635 Greenwood St

635 Greenwood St

Holmen, WI 54636

$539,900

3 bd · 2 ba · 1,944 sqft · Listed 7d ago

View on Realtor.com →
Est. land %

Year built

2027

Sqft

1,944

Lot sqft

13,939

HOA / mo

None

Furnished

No

List date

2026-11-05T18:31:51.000000Z

Revenue

Annual revenue

$29,991

ADR

$162

Occupancy

51%

Cleaning fees (12 mo)

$3,206

Confidence

Low (43.63), 10 comps

Comp revenue range (p25 / median / p75)

$20,840$24,132$44,623

Median revenue of shown comps: $24,132

  • Prairie View Ranch Retreat-Lake Ona & GRTrail Near

    House · 3 bd · 1 ba · sleeps 6 · 1.1 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $20,590ADR $196Occ ≈ 29%4.6★ (12)

    AirbnbVrbo

  • Adorable 3-bedroom bungalow near Lake Onalaska

    House · 3 bd · 1 ba · sleeps 6 · 1.2 mi

    Revenue $8,587ADR $168Occ ≈ 14%4.6★

    Delisted

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

    House · 3 bd · 1 ba · sleeps 6 · 1.2 mi

    Revenue $47,375ADR $185Occ ≈ 70%4.8★ (4)

    AirbnbBooking

  • NEW! The La Crosse Lodge

    Cabin · 3 bd · 2.5 ba · sleeps 6 · 1.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $45,214ADR $0Occ ≈ —5★ (17)

    Airbnb

  • Cozy Corner Cottages 3 Bedroom House Rental

    House · 3 bd · 2 ba · sleeps 6 · 2.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $3,605ADR $289Occ ≈ 3%4.8★ (11)

    AirbnbVrbo

  • Cottage House on Lake Onalaska

    House · 3 bd · 1 ba · sleeps 6 · 2.6 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $24,082ADR $237Occ ≈ 28%4.7★ (45)

    Airbnb

  • Dream Cottage on Lake Onalaska- Kayaks, Canoes

    Cabin · 3 bd · 1.5 ba · sleeps 8 · 2.7 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $42,851ADR $358Occ ≈ 33%4.8★ (83)

    AirbnbVrbo

  • Nature's Edge Cabin

    House · 3 bd · 1 ba · sleeps 6 · 2.8 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $24,181ADR $216Occ ≈ 31%5★ (28)

    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

$29,991

NOI

$2,681

Cash flow /mo

$223

Cash needed

$580,996

Cash-on-cash (all cash)

0.5%

ROE (yr 1)

3.2%

Cap rate

0.5%

DSCR

—

Year-1 write-off

$115,347

Year-1 tax shield @ 32%

$36,911

Year-1 return on equity

  • Cash flow (annual)$2,681
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$16,197
ROE3.2%

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)$5,998
  • Platform fees (3% of revenue)$900
  • Maintenance / capex (5% of revenue)$1,500
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$12,040
  • Insurance (STR-rated)$2,673

Cash needed to close

  • Purchase price (all cash)$539,900
  • Closing costs (4.0%)$21,596
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$36,911

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

$443,000

Short-life (5/15-yr)

$95,000 · 22%

Year-1 deduction

$115,000

Year-1 tax shield @ 32%

$37,000

Land 18% (market default, no usable tax-record split) · building $347,000 over 39 years · new furniture $20,000

Based on: 1,944 sq ft, built 2027, 3 bd / 2 ba, unfurnished, listing features (patio, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $85,000 in year 1 (15% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$77,900

  • Kitchen cabinetsdefault

    $10,100 new × 100% good × 1.20 allocation

    $12,100

  • Kitchen countertopsdefault

    $8,200 new × 100% good × 1.20 allocation

    $9,900

  • Decorative trimdefault

    $3,400 new × 100% good × 1.20 allocation

    $4,100

  • Mirrorsdefault

    $300 new × 100% good × 1.20 allocation

    $400

  • Shelvingdefault

    $1,200 new × 100% good × 1.20 allocation

    $1,400

  • Window coverings (19)default

    $4,800 new × 100% good × 1.20 allocation

    $5,700

  • Kitchen & laundry equipment plumbingdefault

    $7,800 new × 100% good × 1.20 allocation

    $9,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,700 new × 100% good × 1.20 allocation

    $5,700

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 100% good × 1.20 allocation

    $9,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$37,100

  • Paving: driveway & walks (paved)listing

    $11,400 new × 100% good × 1.20 allocation

    $13,700

  • Landscaping (typical)default

    $8,800 new × 100% good × 1.20 allocation

    $10,600

  • Patioslisting

    $8,700 new × 100% good × 1.20 allocation

    $10,500

  • Decks & porches (attached)default

    $1,900 new × 100% good × 1.20 allocation

    $2,300
Building, 39-year$347,200

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

    $210,900 new × 100% good × 1.20 allocation

    $253,300

  • Building plumbing & fixturesdefault

    $21,900 new × 100% good × 1.20 allocation

    $26,300

  • Building electrical & lightingdefault

    $21,900 new × 100% good × 1.20 allocation

    $26,300

  • HVACdefault

    $21,900 new × 100% good × 1.20 allocation

    $26,300

  • Hardwood & tile floorsdefault

    $12,500 new × 100% good × 1.20 allocation

    $15,000

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$77,900$37,100$400$115,300
2$0$0$8,900$8,900
3$0$0$8,900$8,900
4$0$0$8,900$8,900
5$0$0$8,900$8,900
6+$0$0$311,300$311,300
Total$77,900$37,100$347,200$462,200

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.