1617 Fox Glove St
Holmen, WI 54636
$679,900
4 bd · 2.5 ba · 2,457 sqft · Listed today
View on Realtor.com →Year built
2026
Sqft
2,457
Lot sqft
12,197
HOA / mo
None
Furnished
No
List date
2026-10-28T02:54:23Z
Revenue
Annual revenue
$29,812
ADR
$166
Occupancy
49%
Cleaning fees (12 mo)
$2,279
Confidence
Low (33.31), 10 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $23,543
Nature's Edge Cabin
House · 3 bd · 1 ba · sleeps 6 · 5.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,876ADR $214Occ ≈ 29%5★ (25)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 5.1 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $56,542ADR $236Occ ≈ 66%4.7★ (32)
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 5.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 5.2 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Cottage House on Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 5.4 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $24,209ADR $238Occ ≈ 28%4.7★ (43)
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 5.7 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +4
Revenue $56,218ADR $502Occ ≈ 31%5★ (17)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Backwater hideaway. Big house with water access. House
| 4 bd · 2.5 ba · sleeps 8 | $36,220 | $211 | 47% | 4.8★ (120) | 5.1 mi | AirbnbVrbo |
Nature's Edge Cabin House
| 3 bd · 1 ba · sleeps 6 | $22,876 | $214 | 29% | 5★ (25) | 5.1 mi | Airbnb |
Northshore Getaway House
| 4 bd · 2 ba · sleeps 6 | $56,542 | $236 | 66% | 4.7★ (32) | 5.1 mi | Airbnb |
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 5.2 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 5.2 mi | Delisted |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $45,181 | $191 | 65% | 4.8★ (4) | 5.2 mi | AirbnbBooking |
Cozy Corner Cottages 3 Bedroom House Rental House
| 3 bd · 2 ba · sleeps 6 | $3,588 | $299 | 3% | 4.8★ (11) | 5.4 mi | AirbnbVrbo |
Cottage House on Lake Onalaska House
| 3 bd · 1 ba · sleeps 6 | $24,209 | $238 | 28% | 4.7★ (43) | 5.4 mi | Airbnb |
The Honey House Apartment
| 3 bd · 1 ba · sleeps 6 | $17,773 | $186 | 26% | 4.8★ (56) | 5.6 mi | AirbnbVrboBooking |
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 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
Rate 8.07% = 7.32% Freddie Mac 30-yr avg (Oct 22) + 0.75% investor premium
Est. revenue
$29,812
NOI
$12,986
Cash flow /mo
-$2,684
Cash needed
$220,171
Cash-on-cash
-14.6%
ROE (yr 1)
-3.5%
Cap rate
1.9%
DSCR
0.29
Year-1 write-off
$135,228
Year-1 tax shield @ 32%
$43,273
Year-1 return on equity
- Cash flow (annual)-$32,213
- Principal paydown$4,201
- Appreciation at%$20,397
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)$5,962
- Platform fees (3% of revenue)$894
- Maintenance / capex (5% of revenue)$1,491
- Utilities & supplies$4,200
- HOA$0
- Property tax$913
- Insurance (STR-rated)$3,366
Cash needed to close
- Down payment (25%)$169,975
- Closing costs (4.0%)$27,196
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$43,273
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
$558,000
Short-life (5/15-yr)
$112,000 · 20%
Year-1 deduction
$135,000
Year-1 tax shield @ 32%
$43,000
Land 18% (market default, no usable tax-record split) · building $446,000 over 39 years · new furniture $23,000
Based on: 2,457 sq ft, built 2026, 4 bd / 2.5 ba, unfurnished, listing features (covered patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $100,000 in year 1 (14% short-life, $32,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $13,500
Kitchen cabinetsdefault
$11,200 new × 100% good × 1.21 allocation
- $11,100
Kitchen countertopsdefault
$9,200 new × 100% good × 1.21 allocation
- $5,200
Decorative trimdefault
$4,300 new × 100% good × 1.21 allocation
- $400
Mirrorsdefault
$300 new × 100% good × 1.21 allocation
- $1,800
Shelvingdefault
$1,500 new × 100% good × 1.21 allocation
- $7,600
Window coverings (25)default
$6,300 new × 100% good × 1.21 allocation
- $10,500
Kitchen & laundry equipment plumbingdefault
$8,700 new × 100% good × 1.21 allocation
- $6,400
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 100% good × 1.21 allocation
- $500
Appliances (disposal)listing
$400 new × 100% good × 1.21 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $15,500
Paving: driveway & walks (paved)listing
$12,800 new × 100% good × 1.21 allocation
- $11,900
Landscaping (typical)default
$9,900 new × 100% good × 1.21 allocation
- $24,500
Covered patiolisting
$20,300 new × 100% good × 1.21 allocation
- $2,900
Decks & porches (attached)default
$2,400 new × 100% good × 1.21 allocation
- $322,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$266,700 new × 100% good × 1.21 allocation
- $33,500
Building plumbing & fixturesdefault
$27,700 new × 100% good × 1.21 allocation
- $34,300
Building electrical & lightingdefault
$28,400 new × 100% good × 1.21 allocation
- $33,400
HVACdefault
$27,700 new × 100% good × 1.21 allocation
- $19,100
Hardwood & tile floorsdefault
$15,800 new × 100% good × 1.21 allocation
- $3,200
Fireplacelisting
$2,600 new × 100% good × 1.21 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $79,900 | $54,900 | $500 | $135,200 |
| 2 | $0 | $0 | $11,400 | $11,400 |
| 3 | $0 | $0 | $11,400 | $11,400 |
| 4 | $0 | $0 | $11,400 | $11,400 |
| 5 | $0 | $0 | $11,400 | $11,400 |
| 6+ | $0 | $0 | $399,600 | $399,600 |
| Total | $79,900 | $54,900 | $445,800 | $580,500 |
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.