N6804 Sand Prairie Ct
Holland, WI 54636
$849,000
5 bd · 3 ba · 3,270 sqft · Listed 8d ago
View on Realtor.com →Year built
2020
Sqft
3,270
Lot sqft
33,541
HOA / mo
None
Furnished
No
List date
2026-11-04T22:00:52.000000Z
Revenue
Annual revenue
$44,356
ADR
$219
Occupancy
55%
Cleaning fees (12 mo)
$3,541
Confidence
High (73.38), 7 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $46,209
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 2.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $56,542ADR $236Occ ≈ 66%4.7★ (32)
Cozy, country-feel, private, close to everything, for family & friends to gather
House · 6 bd · 2 ba · sleeps 22 · 4.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +1
Revenue $50,995ADR $329Occ ≈ 42%4.9★ (109)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 4.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $24,263ADR $142Occ ≈ 47%4.9★ (168)
Comfy, Large, Pet-friendly@Discounted Winter Rates
House · 4 bd · 2 ba · sleeps 9 · 5.5 mi
Revenue $33,563ADR $286Occ ≈ 32%4.9★ (30)
Castle on the Hill - Just 9 Minutes from La Crosse
House · 5 bd · 3.5 ba · sleeps 12 · 5.7 mi
Revenue $47,025ADR $583Occ ≈ 22%4.9★ (47)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Northshore Getaway House
| 4 bd · 2 ba · sleeps 6 | $56,542 | $236 | 66% | 4.7★ (32) | 2.1 mi | Airbnb |
Backwater hideaway. Big house with water access. House
| 4 bd · 2.5 ba · sleeps 8 | $36,220 | $211 | 47% | 4.8★ (120) | 2.1 mi | AirbnbVrbo |
Cozy, country-feel, private, close to everything, for family & friends to gather House
| 6 bd · 2 ba · sleeps 22 | $50,995 | $329 | 42% | 4.9★ (109) | 4.2 mi | Vrbo |
House on onalaska Wisconsin 4 bedroom 3 Beth House
| 4 bd · 2.5 ba · sleeps 8 | $24,263 | $142 | 47% | 4.9★ (168) | 4.4 mi | Airbnb |
Comfy, Large, Pet-friendly@Discounted Winter Rates House | 4 bd · 2 ba · sleeps 9 | $33,563 | $286 | 32% | 4.9★ (30) | 5.5 mi | Airbnb |
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House
| 5 bd · 3 ba · sleeps 11 | $46,209 | $445 | 28% | 5★ (22) | 5.6 mi | AirbnbVrbo |
Castle on the Hill - Just 9 Minutes from La Crosse House | 5 bd · 3.5 ba · sleeps 12 | $47,025 | $583 | 22% | 4.9★ (47) | 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
Est. revenue
$44,356
NOI
$16,076
Cash flow /mo
$1,340
Cash needed
$915,460
Cash-on-cash (all cash)
1.8%
ROE (yr 1)
4.5%
Cap rate
1.9%
DSCR
—
Year-1 write-off
$208,922
Year-1 tax shield @ 32%
$66,855
Year-1 return on equity
- Cash flow (annual)$16,076
- Principal paydown (n/a, cash)$0
- Appreciation at%$25,470
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)$8,871
- Platform fees (3% of revenue)$1,331
- Maintenance / capex (5% of revenue)$2,218
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,458
- Insurance (STR-rated)$4,203
Cash needed to close
- Purchase price (all cash)$849,000
- Closing costs (4.0%)$33,960
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$66,855
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
$769,000
Short-life (5/15-yr)
$176,000 · 23%
Year-1 deduction
$209,000
Year-1 tax shield @ 32%
$67,000
Land 9% (county tax record, assessed value split) · building $593,000 over 39 years · new furniture $33,000
Based on: 3,270 sq ft, built 2020, 5 bd / 3 ba, unfurnished, listing features (pool, patio, game room, fireplace, stone counters, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $171,000 in year 1 (18% short-life, $55,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,300
Kitchen cabinetsdefault
$13,000 new × 76% good × 1.35 allocation
- $13,600
Kitchen countertops (stone)listing
$13,300 new × 76% good × 1.35 allocation
- $5,900
Decorative trimdefault
$5,700 new × 76% good × 1.35 allocation
- $300
Mirrorsdefault
$500 new × 50% good × 1.35 allocation
- $1,800
Shelvingdefault
$1,800 new × 76% good × 1.35 allocation
- $4,500
Window coverings (33)default
$8,300 new × 40% good × 1.35 allocation
- $12,000
Kitchen & laundry equipment plumbingdefault
$10,100 new × 88% good × 1.35 allocation
- $7,300
Kitchen, laundry & data equipment electricaldefault
$6,100 new × 88% good × 1.35 allocation
- $5,200
Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing
$7,700 new × 50% good × 1.35 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $15,200
Paving: driveway & walks (paved)listing
$14,800 new × 76% good × 1.35 allocation
- $11,700
Landscaping (typical)default
$11,400 new × 76% good × 1.35 allocation
- $15,100
Patioslisting
$14,700 new × 76% good × 1.35 allocation
- $3,100
Decks & porches (attached)default
$3,200 new × 70% good × 1.35 allocation
- $66,800
Pool (in-ground)listing
$65,000 new × 76% good × 1.35 allocation
- $431,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$355,000 new × 90% good × 1.35 allocation
- $43,900
Building plumbing & fixturesdefault
$36,900 new × 88% good × 1.35 allocation
- $46,100
Building electrical & lightingdefault
$38,700 new × 88% good × 1.35 allocation
- $34,900
HVACdefault
$36,800 new × 70% good × 1.35 allocation
- $21,600
Hardwood & tile floorsdefault
$21,000 new × 76% good × 1.35 allocation
- $2,700
Fireplacelisting
$2,600 new × 76% good × 1.35 allocation
- $12,300
Septic systemlisting
$12,000 new × 76% good × 1.35 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $96,400 | $111,900 | $600 | $208,900 |
| 2 | $0 | $0 | $15,200 | $15,200 |
| 3 | $0 | $0 | $15,200 | $15,200 |
| 4 | $0 | $0 | $15,200 | $15,200 |
| 5 | $0 | $0 | $15,200 | $15,200 |
| 6+ | $0 | $0 | $531,900 | $531,900 |
| Total | $96,400 | $111,900 | $593,400 | $801,700 |
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.