1200 Sween Dr Unit 2
Holmen, WI 54636
$364,900
3 bd · 2.5 ba · 1,994 sqft · Listed 7d ago
View on Realtor.com →Year built
2024
Sqft
1,994
Lot sqft
—
HOA / mo
$200
Furnished
No
List date
2026-11-05T21:42:37.000000Z
Revenue
Annual revenue
$27,617
ADR
$158
Occupancy
48%
Cleaning fees (12 mo)
$2,143
Confidence
Low (20.83), 11 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $22,876
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 2.3 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 · 2.4 mi
Revenue $7,134ADR $182Occ ≈ 11%4.6★
Delisted
Nature's Edge Cabin
House · 3 bd · 1 ba · sleeps 6 · 2.9 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +2
Revenue $22,876ADR $214Occ ≈ 29%5★ (25)
Cottage House on Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 3.0 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 · 3.1 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 |
|---|---|---|---|---|---|---|---|
Prairie View Ranch Retreat-Lake Ona & GRTrail Near House
| 3 bd · 1 ba · sleeps 6 | $16,479 | $198 | 23% | 4.6★ (12) | 2.3 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $7,134 | $182 | 11% | 4.6★ | 2.4 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) | 2.4 mi | AirbnbBooking |
Nature's Edge Cabin House
| 3 bd · 1 ba · sleeps 6 | $22,876 | $214 | 29% | 5★ (25) | 2.9 mi | Airbnb |
Cozy Corner Cottages 3 Bedroom House Rental House
| 3 bd · 2 ba · sleeps 6 | $3,588 | $299 | 3% | 4.8★ (11) | 2.9 mi | AirbnbVrbo |
Cottage House on Lake Onalaska House
| 3 bd · 1 ba · sleeps 6 | $24,209 | $238 | 28% | 4.7★ (43) | 3.0 mi | Airbnb |
NEW! The La Crosse Lodge Cabin
| 3 bd · 2.5 ba · sleeps 6 | $56,218 | $502 | 31% | 5★ (17) | 3.1 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 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$27,617
NOI
$5,724
Cash flow /mo
-$1,518
Cash needed
$125,321
Cash-on-cash
-14.5%
ROE (yr 1)
-3.9%
Cap rate
1.6%
DSCR
0.24
Year-1 write-off
$70,974
Year-1 tax shield @ 32%
$22,712
Year-1 return on equity
- Cash flow (annual)-$18,214
- Principal paydown$2,318
- Appreciation at%$10,947
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)$5,523
- Platform fees (3% of revenue)$829
- Maintenance / capex (5% of revenue)$1,381
- Utilities & supplies$4,200
- HOA$2,400
- Property tax$5,754
- Insurance (STR-rated)$1,806
Cash needed to close
- Down payment (25%)$91,225
- Closing costs (4.0%)$14,596
- Furnishing (bought new)$19,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$22,712
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
$333,000
Short-life (5/15-yr)
$51,000 · 15%
Year-1 deduction
$71,000
Year-1 tax shield @ 32%
$23,000
Land 9% (county tax record, assessed value split) · building $282,000 over 39 years · new furniture $20,000
Based on: 1,994 sq ft, built 2024, 3 bd / 2.5 ba, unfurnished, listing features (stone counters).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $47,000 in year 1 (8% short-life, $15,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,400
Kitchen cabinetsdefault
$10,200 new × 92% good × 1.01 allocation
- $9,700
Kitchen countertops (stone)listing
$10,400 new × 92% good × 1.01 allocation
- $3,200
Decorative trimdefault
$3,500 new × 92% good × 1.01 allocation
- $300
Mirrorsdefault
$300 new × 83% good × 1.01 allocation
- $1,100
Shelvingdefault
$1,200 new × 92% good × 1.01 allocation
- $4,000
Window coverings (20)default
$5,000 new × 80% good × 1.01 allocation
- $4,300
Carpet, vinyl & laminate (40% of floors)default
$5,100 new × 83% good × 1.01 allocation
- $7,700
Kitchen & laundry equipment plumbingdefault
$7,900 new × 96% good × 1.01 allocation
- $4,600
Kitchen, laundry & data equipment electricaldefault
$4,800 new × 96% good × 1.01 allocation
- $6,800
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 83% good × 1.01 allocation
- $19,500
Furniture bought newlisting
$19,500 new × 100% good · bought separately
- $211,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$216,400 new × 97% good × 1.01 allocation
- $21,700
Building plumbing & fixturesdefault
$22,400 new × 96% good × 1.01 allocation
- $21,800
Building electrical & lightingdefault
$22,500 new × 96% good × 1.01 allocation
- $20,400
HVACdefault
$22,500 new × 90% good × 1.01 allocation
- $7,100
Hardwood & tile floorsdefault
$7,700 new × 92% good × 1.01 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $70,700 | $0 | $300 | $71,000 |
| 2 | $0 | $0 | $7,200 | $7,200 |
| 3 | $0 | $0 | $7,200 | $7,200 |
| 4 | $0 | $0 | $7,200 | $7,200 |
| 5 | $0 | $0 | $7,200 | $7,200 |
| 6+ | $0 | $0 | $253,000 | $253,000 |
| Total | $70,700 | $0 | $282,200 | $352,900 |
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.