625 Wall St Unit 1
La Crosse, WI 54603
$269,900
2 bd · 1.5 ba · 1,049 sqft · Listed 13d ago
View on Realtor.com →Year built
2025
Sqft
1,049
Lot sqft
—
HOA / mo
$0
Furnished
No
List date
2026-09-18T13:11:54.000000Z
Revenue
Annual revenue
$16,308
ADR
$129
Occupancy
35%
Cleaning fees (12 mo)
$1,374
Confidence
High (80.44), 7 comps
Comp revenue range (p25 / median / p75)
Clean & Cozy
Apartment · 2 bd · 1 ba · sleeps 6 · 0.2 mi
Revenue $14,105ADR $143Occ ≈ 27%4.2★ (38)
Heart of La Crosse
Apartment · 2 bd · 1 ba · sleeps 4 · 0.4 mi
Revenue $15,497ADR $131Occ ≈ 32%4.3★ (31)
Many amenities in house close to pool and river.
House · 2 bd · 1.5 ba · sleeps 5 · 0.4 mi
Revenue $19,880ADR $103Occ ≈ 53%5★ (17)
Cozy & clean
Apartment · 2 bd · 1 ba · sleeps 4 · 0.5 mi
Revenue $16,478ADR $141Occ ≈ 32%3.1★ (6)
Waterfront houseboat, Swan Dive
Boat · 2 bd · 2 ba · sleeps 6 · 0.6 mi
Revenue $12,723ADR $231Occ ≈ 15%5★ (6)
Cozy Cabin Cruiser
House · 2 bd · 1.5 ba · sleeps 4 · 0.7 mi
Revenue $12,683ADR $87Occ ≈ 40%4.9★ (21)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Clean & Cozy Apartment | 2 bd · 1 ba · sleeps 6 | $14,105 | $143 | 27% | 4.2★ (38) | 0.2 mi | Vrbo |
Heart of La Crosse Apartment | 2 bd · 1 ba · sleeps 4 | $15,497 | $131 | 32% | 4.3★ (31) | 0.4 mi | Airbnb |
Many amenities in house close to pool and river. House | 2 bd · 1.5 ba · sleeps 5 | $19,880 | $103 | 53% | 5★ (17) | 0.4 mi | Airbnb |
Cozy & clean Apartment | 2 bd · 1 ba · sleeps 4 | $16,478 | $141 | 32% | 3.1★ (6) | 0.5 mi | Airbnb |
Seas the Stay Floating Family Fun Boat | 2 bd · 1 ba · sleeps 6 | $11,447 | $192 | 16% | 4.8★ (10) | 0.6 mi | AirbnbVrbo |
Waterfront houseboat, Swan Dive Boat | 2 bd · 2 ba · sleeps 6 | $12,723 | $231 | 15% | 5★ (6) | 0.6 mi | Airbnb |
Cozy Cabin Cruiser House | 2 bd · 1.5 ba · sleeps 4 | $12,683 | $87 | 40% | 4.9★ (21) | 0.7 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
Est. revenue
$16,308
NOI
$1,169
Cash flow /mo
$97
Cash needed
$296,696
Cash-on-cash (all cash)
0.4%
ROE (yr 1)
3.1%
Cap rate
0.4%
DSCR
—
Year-1 write-off
$62,180
Year-1 tax shield @ 32%
$19,898
Year-1 return on equity
- Cash flow (annual)$1,169
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,097
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)$3,262
- Platform fees (3% of revenue)$489
- Maintenance / capex (5% of revenue)$815
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,037
- Insurance (STR-rated)$1,336
Cash needed to close
- Purchase price (all cash)$269,900
- Closing costs (4.0%)$10,796
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,898
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
$221,000
Short-life (5/15-yr)
$46,000 · 21%
Year-1 deduction
$62,000
Year-1 tax shield @ 32%
$20,000
Land 18% (market default, no usable tax-record split) · building $176,000 over 39 years · new furniture $16,000
Based on: 1,049 sq ft, built 2025, 2 bd / 1.5 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $42,000 in year 1 (12% short-life, $14,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,200
Kitchen cabinetsdefault
$8,100 new × 96% good × 1.18 allocation
- $7,500
Kitchen countertopsdefault
$6,600 new × 96% good × 1.18 allocation
- $2,100
Decorative trimdefault
$1,800 new × 96% good × 1.18 allocation
- $200
Mirrorsdefault
$200 new × 92% good × 1.18 allocation
- $1,000
Shelvingdefault
$900 new × 96% good × 1.18 allocation
- $2,700
Window coverings (10)default
$2,500 new × 90% good × 1.18 allocation
- $2,900
Carpet, vinyl & laminate (40% of floors)default
$2,700 new × 92% good × 1.18 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$6,300 new × 98% good × 1.18 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$3,800 new × 98% good × 1.18 allocation
- $8,300
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 92% good × 1.18 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $132,000
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$113,600 new × 98% good × 1.18 allocation
- $13,600
Building plumbing & fixturesdefault
$11,700 new × 98% good × 1.18 allocation
- $12,200
Building electrical & lightingdefault
$10,600 new × 98% good × 1.18 allocation
- $13,300
HVACdefault
$11,800 new × 95% good × 1.18 allocation
- $4,600
Hardwood & tile floorsdefault
$4,100 new × 96% good × 1.18 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $61,600 | $0 | $600 | $62,200 |
| 2 | $0 | $0 | $4,500 | $4,500 |
| 3 | $0 | $0 | $4,500 | $4,500 |
| 4 | $0 | $0 | $4,500 | $4,500 |
| 5 | $0 | $0 | $4,500 | $4,500 |
| 6+ | $0 | $0 | $157,100 | $157,100 |
| Total | $61,600 | $0 | $175,700 | $237,300 |
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.