2214 Sierra Ave

Holmen, WI 54636

$579,900

5 bd · 3 ba · 3,400 sqft · Listed 1d ago

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Low confidenceEst. land %

Year built

2025

Sqft

3,400

Lot sqft

14,375

HOA / mo

None

Furnished

List date

2026-11-01T19:48:39.000000Z

Revenue

Annual revenue

$46,225

ADR

$225

Occupancy

56%

Cleaning fees (12 mo)

$3,534

Confidence

Low (—), 2 comps

Comp revenue range (p25 / median / p75)

$41,301$46,381$51,462

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $46,381

Backwater hideaway. Big house with water access.
House · 4 bd · 2.5 ba · sleeps 8 · 4.0 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $36,220ADR $211Occ ≈ 47%4.8★ (120)
Airbnb Vrbo
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 4.0 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $56,542ADR $236Occ ≈ 66%4.7★ (32)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Backwater hideaway. Big house with water access. House A/C Free parking Pets OK Wifi +3	4 bd · 2.5 ba · sleeps 8	$36,220	$211	47%	4.8★ (120)	4.0 mi	Airbnb Vrbo
Northshore Getaway House A/C Free parking Wifi Kitchen +1	4 bd · 2 ba · sleeps 6	$56,542	$236	66%	4.7★ (32)	4.0 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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$46,225

NOI

$25,280

Cash flow /mo

$2,107

Cash needed

$635,596

Cash-on-cash (all cash)

4.0%

ROE (yr 1)

6.7%

Cap rate

4.4%

DSCR

—

Year-1 write-off

$143,847

Year-1 tax shield @ 32%

$46,031

Year-1 return on equity

Cash flow (annual)$25,280
Principal paydown (n/a, cash)$0
Appreciation at%$17,397

ROE6.7%

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)$9,245
Platform fees (3% of revenue)$1,387
Maintenance / capex (5% of revenue)$2,311
Utilities & supplies$4,200
HOA$0
Property tax$931
Insurance (STR-rated)$2,871

Cash needed to close

Purchase price (all cash)$579,900
Closing costs (4.0%)$23,196
Furnishing (bought new)$32,500

Tax savings if the STR loophole applies

Tax shield @ 32%$46,031

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

$476,000

Short-life (5/15-yr)

$111,000 · 23%

Year-1 deduction

$144,000

Year-1 tax shield @ 32%

$46,000

Land 18% (market default, no usable tax-record split) · building $365,000 over 39 years · new furniture $33,000

Based on: 3,400 sq ft, built 2025, 5 bd / 3 ba, unfurnished, listing features (deck, patio, game room, fireplace, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $94,000 in year 1 (13% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$84,100

Kitchen cabinetsdefault
$13,300 new × 96% good × 0.74 allocation
$9,400
Kitchen countertopsdefault
$10,800 new × 96% good × 0.74 allocation
$7,700
Decorative trimdefault
$6,000 new × 96% good × 0.74 allocation
$4,200
Mirrorsdefault
$500 new × 92% good × 0.74 allocation
$300
Shelvingdefault
$1,800 new × 96% good × 0.74 allocation
$1,300
Window coverings (34)default
$8,500 new × 90% good × 0.74 allocation
$5,700
Carpet, vinyl & laminate (40% of floors)default
$8,800 new × 92% good × 0.74 allocation
$5,900
Kitchen & laundry equipment plumbingdefault
$10,300 new × 98% good × 0.74 allocation
$7,500
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 98% good × 0.74 allocation
$4,500
Appliances (range, dishwasher, disposal, refrigerator, washer, dryer)listing
$7,400 new × 92% good × 0.74 allocation
$5,000
Furniture bought newlisting
$26,500 new × 100% good · bought separately
$26,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

15-year land improvements$59,300

Paving: driveway & walks (paved)default
$15,100 new × 96% good × 0.74 allocation
$10,800
Landscaping (typical)default
$11,600 new × 96% good × 0.74 allocation
$8,300
Patioslisting
$15,300 new × 96% good × 0.74 allocation
$10,900
Irrigationlisting
$3,500 new × 95% good × 0.74 allocation
$2,500
Decks & porches (attached)listing
$38,300 new × 95% good × 0.74 allocation
$26,900

Building, 39-year$364,600

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$369,300 new × 98% good × 0.74 allocation
$269,200
Building plumbing & fixturesdefault
$38,400 new × 98% good × 0.74 allocation
$27,900
Building electrical & lightingdefault
$40,400 new × 98% good × 0.74 allocation
$29,300
HVACdefault
$38,300 new × 95% good × 0.74 allocation
$27,000
Hardwood & tile floorsdefault
$13,100 new × 96% good × 0.74 allocation
$9,300
Fireplacelisting
$2,600 new × 96% good × 0.74 allocation
$1,900

About the property

Sold furnishedGame roomHot tubPoolDeckDrivewayLandscapingFencedIrrigationLong-term rental (27.5-yr)Carpet / vinyl / laminate %Placed in serviceClosing costs $ (adds to basis)Land %Bonus depreciation %

Depreciation schedule: typical cost seg study

Year	5-yr	15-yr	Building	Total
1	$84,100	$59,300	$400	$143,800
2	$0	$0	$9,300	$9,300
3	$0	$0	$9,300	$9,300
4	$0	$0	$9,300	$9,300
5	$0	$0	$9,300	$9,300
6+	$0	$0	$326,800	$326,800
Total	$84,100	$59,300	$364,600	$508,000

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.