803 Moore St
La Crosse, WI 54603
$179,900
4 bd · 1 ba · 1,200 sqft · Listed 1d ago
View on Realtor.com →Year built
1925
Sqft
1,200
Lot sqft
12,197
HOA / mo
None
Furnished
No
List date
2026-11-02T13:24:19.000000Z
Revenue
Annual revenue
$37,973
ADR
$184
Occupancy
57%
Cleaning fees (12 mo)
$3,365
Confidence
Low (47.45), 23 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $39,876
River Front Property
House · 3 bd · 1 ba · sleeps 6 · 0.8 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $41,342ADR $199Occ ≈ 57%4.9★ (137)
Cozy 3-bedroom home on the river
House · 3 bd · 1 ba · sleeps 7 · 0.8 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +3
Revenue $62,879ADR $333Occ ≈ 52%5★ (58)
3-bedroom villa in enchanting La Crosse with river access
House · 3 bd · 1 ba · sleeps 5 · 0.9 mi
- A/C
- Pets OK
- Wifi
- Washer
Revenue $12,467ADR $163Occ ≈ 21%4★ (9)
Quaint Home w/Water Access to Richmond Bay
House · 3 bd · 1 ba · sleeps 5 · 0.9 mi
Revenue $11,023ADR $318Occ ≈ 9%—
Delisted
Caroline Suite
House · 3 bd · 2 ba · sleeps 8 · 1.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $72,045ADR $269Occ ≈ 73%5★ (65)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Historic Carter House-Rivertown Romance-Licensed! House
| 3 bd · 1.5 ba · sleeps 10 | $39,876 | $161 | 68% | 4.9★ (255) | 0.2 mi | AirbnbVrbo |
The Drift Inn, Old charm, Quiet, Fenced backyard House
| 3 bd · 1 ba · sleeps 6 | $27,613 | $130 | 58% | 4.6★ (37) | 0.5 mi | AirbnbVrboBooking |
River Rambler House
| 3 bd · 2 ba · sleeps 7 | $50,848 | $224 | 62% | 4.9★ (209) | 0.6 mi | AirbnbVrbo |
River Front Property House
| 3 bd · 1 ba · sleeps 6 | $41,342 | $199 | 57% | 4.9★ (137) | 0.8 mi | Vrbo |
Riverfront Home with Eagle Views House
| 3 bd · 2 ba · sleeps 6 | $66,192 | $380 | 48% | 5★ (130) | 0.8 mi | AirbnbVrbo |
Cozy 3-bedroom home on the river House
| 3 bd · 1 ba · sleeps 7 | $62,879 | $333 | 52% | 5★ (58) | 0.8 mi | Airbnb |
3-bedroom villa in enchanting La Crosse with river access House
| 3 bd · 1 ba · sleeps 5 | $12,467 | $163 | 21% | 4★ (9) | 0.9 mi | Vrbo |
Quaint Home w/Water Access to Richmond Bay House | 3 bd · 1 ba · sleeps 5 | $11,023 | $318 | 9% | — | 0.9 mi | Delisted |
Caroline Suite House
| 3 bd · 2 ba · sleeps 8 | $72,045 | $269 | 73% | 5★ (65) | 1.0 mi | Airbnb |
Cozy little villa House | 3 bd · 1 ba · sleeps 5 | $11,170 | $124 | 25% | 3.8★ (38) | 1.0 mi | AirbnbVrbo |
Show 13 more
Cute Little Retreat
House · 3 bd · 1 ba · sleeps 5 · 1.1 mi
Revenue $1,766ADR $100Occ ≈ 5%—
Delisted
4 Seasons, Luxury Houseboat on Richmond Bay.
House boat · 3 bd · 2 ba · sleeps 6 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $21,102ADR $245Occ ≈ 24%5★ (15)
Luxurious Floating Cabin
House boat · 3 bd · 2 ba · sleeps 8 · 1.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
Revenue $27,357ADR $250Occ ≈ 30%4.8★ (23)
b3 Couples Therapy Yacht
Boat · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $60,496ADR $214Occ ≈ 77%3.5★ (1)
Cozy 8 Person Chalet on the Bay
Chalet · 3 bd · 2 ba · sleeps 8 · 1.1 mi
Revenue $44,503ADR $229Occ ≈ 53%4.6★ (11)
Bayfront Cottage is a 3 bedroom house on Richmond Bay.
House · 3 bd · 1 ba · sleeps 6 · 1.1 mi
Revenue $20,172ADR $124Occ ≈ 45%3.9★ (48)
Rustic Waterfront w/BOAT DOCK!
House · 3 bd · 2 ba · sleeps 10 · 1.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $45,332ADR $510Occ ≈ 24%5★ (22)
Top Shelf Suite
Apartment · 4 bd · 1.5 ba · sleeps 8 · 1.7 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $48,557ADR $258Occ ≈ 52%5★ (26)
French Island Easy Living!
House · 3 bd · 2 ba · sleeps 7 · 1.8 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $30,357ADR $200Occ ≈ 42%4.9★ (85)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bayfront Chalet on Richmond Bay Chalet
| 3 bd · 2 ba · sleeps 8 | $49,608 | $263 | 52% | 4.8★ (232) | 1.0 mi | AirbnbVrbo |
Cute Cottage on the River House
| 3 bd · 1 ba · sleeps 5 | $24,182 | $121 | 55% | 4.7★ (53) | 1.1 mi | AirbnbVrbo |
Cute Little Retreat House | 3 bd · 1 ba · sleeps 5 | $1,766 | $100 | 5% | — | 1.1 mi | Delisted |
4 Seasons, Luxury Houseboat on Richmond Bay. House boat
| 3 bd · 2 ba · sleeps 6 | $21,102 | $245 | 24% | 5★ (15) | 1.1 mi | Airbnb |
b3 FIVE7 Yacht House boat
| 3 bd · 1 ba · sleeps 8 | $29,532 | $130 | 62% | 4.8★ (55) | 1.1 mi | AirbnbVrbo |
Luxurious Floating Cabin House boat
| 3 bd · 2 ba · sleeps 8 | $27,357 | $250 | 30% | 4.8★ (23) | 1.1 mi | Airbnb |
b3 Couples Therapy Yacht Boat | 3 bd · 1 ba · sleeps 6 | $60,496 | $214 | 77% | 3.5★ (1) | 1.1 mi | Booking |
Cozy 8 Person Chalet on the Bay Chalet | 3 bd · 2 ba · sleeps 8 | $44,503 | $229 | 53% | 4.6★ (11) | 1.1 mi | Vrbo |
Bayfront Cottage is a 3 bedroom house on Richmond Bay. House | 3 bd · 1 ba · sleeps 6 | $20,172 | $124 | 45% | 3.9★ (48) | 1.1 mi | Vrbo |
Rustic Waterfront w/BOAT DOCK! House
| 3 bd · 2 ba · sleeps 10 | $45,332 | $510 | 24% | 5★ (22) | 1.2 mi | Airbnb |
Private home,accessible,parking House
| 5 bd · 1.5 ba · sleeps 14 | $48,194 | $258 | 51% | 4.8★ (64) | 1.7 mi | AirbnbVrbo |
Top Shelf Suite Apartment
| 4 bd · 1.5 ba · sleeps 8 | $48,557 | $258 | 52% | 5★ (26) | 1.7 mi | Airbnb |
French Island Easy Living! House
| 3 bd · 2 ba · sleeps 7 | $30,357 | $200 | 42% | 4.9★ (85) | 1.8 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 7.99% = 7.24% Freddie Mac 30-yr avg (Oct 29) + 0.75% investor premium
Est. revenue
$37,973
NOI
$18,238
Cash flow /mo
$531
Cash needed
$75,171
Cash-on-cash
8.5%
ROE (yr 1)
17.2%
Cap rate
10.1%
DSCR
1.54
Year-1 write-off
$61,466
Year-1 tax shield @ 32%
$19,669
Year-1 return on equity
- Cash flow (annual)$6,369
- Principal paydown$1,129
- Appreciation at%$5,397
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)$7,595
- Platform fees (3% of revenue)$1,139
- Maintenance / capex (5% of revenue)$1,899
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,012
- Insurance (STR-rated)$891
Cash needed to close
- Down payment (25%)$44,975
- Closing costs (4.0%)$7,196
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$19,669
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
$148,000
Short-life (5/15-yr)
$38,000 · 26%
Year-1 deduction
$61,000
Year-1 tax shield @ 32%
$20,000
Land 18% (market default, no usable tax-record split) · building $109,000 over 39 years · new furniture $23,000
Based on: 1,200 sq ft, built 1925, 4 bd / 1 ba, unfurnished, listing features (appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $49,000 in year 1 (17% short-life, $16,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $5,300
Kitchen cabinetsdefault
$8,400 new × 40% good × 1.57 allocation
- $4,300
Kitchen countertopsdefault
$6,900 new × 40% good × 1.57 allocation
- $1,300
Decorative trimdefault
$2,100 new × 40% good × 1.57 allocation
- $100
Mirrorsdefault
$200 new × 40% good × 1.57 allocation
- $900
Shelvingdefault
$1,500 new × 40% good × 1.57 allocation
- $1,900
Window coverings (12)default
$3,000 new × 40% good × 1.57 allocation
- $1,900
Carpet, vinyl & laminate (40% of floors)default
$3,100 new × 40% good × 1.57 allocation
- $4,100
Kitchen & laundry equipment plumbingdefault
$6,600 new × 40% good × 1.57 allocation
- $2,500
Kitchen, laundry & data equipment electricaldefault
$4,000 new × 40% good × 1.57 allocation
- $3,000
Appliances (range, microwave, refrigerator)listing
$4,700 new × 40% good × 1.57 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $5,600
Paving: driveway & walks (paved)default
$7,200 new × 50% good × 1.57 allocation
- $5,400
Landscaping (typical)default
$6,900 new × 50% good × 1.57 allocation
- $900
Patiosdefault
$1,200 new × 50% good × 1.57 allocation
- $900
Decks & porches (attached)default
$1,200 new × 50% good × 1.57 allocation
- $81,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$129,500 new × 40% good × 1.57 allocation
- $8,500
Building plumbing & fixturesdefault
$13,500 new × 40% good × 1.57 allocation
- $7,900
Building electrical & lightingdefault
$12,500 new × 40% good × 1.57 allocation
- $8,500
HVACdefault
$13,500 new × 40% good × 1.57 allocation
- $2,900
Hardwood & tile floorsdefault
$4,600 new × 40% good × 1.57 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $48,400 | $12,900 | $100 | $61,500 |
| 2 | $0 | $0 | $2,800 | $2,800 |
| 3 | $0 | $0 | $2,800 | $2,800 |
| 4 | $0 | $0 | $2,800 | $2,800 |
| 5 | $0 | $0 | $2,800 | $2,800 |
| 6+ | $0 | $0 | $97,900 | $97,900 |
| Total | $48,400 | $12,900 | $109,200 | $170,500 |
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.