3013 Red Clover St
Holmen, WI 54636
$589,900
4 bd · 3.5 ba · 3,659 sqft · Listed 22d ago
View on Realtor.com →Year built
2021
Sqft
3,659
Lot sqft
7,841
HOA / mo
None
Furnished
No
List date
2026-09-09T19:48:43.000000Z
Revenue
Annual revenue
$38,780
ADR
$174
Occupancy
61%
Cleaning fees (12 mo)
$3,190
Confidence
Low (—), 4 comps
Comp revenue range (p25 / median / p75)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 5.1 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 5.7 mi
Revenue $57,195ADR $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 | $35,478 | $189 | 51% | 4.8★ (119) | 5.1 mi | AirbnbVrbo |
Northshore Getaway House | 4 bd · 2 ba · sleeps 6 | $57,445 | $238 | 66% | 4.7★ (30) | 5.1 mi | Airbnb |
Cozy Corner Cottages 3 Bedroom House Rental House | 3 bd · 2 ba · sleeps 6 | $4,578 | $305 | 4% | 4.8★ (11) | 5.4 mi | AirbnbVrbo |
NEW! The La Crosse Lodge Cabin | 3 bd · 2.5 ba · sleeps 6 | $57,195 | $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 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$38,780
NOI
$11,815
Cash flow /mo
-$2,194
Cash needed
$194,071
Cash-on-cash
-13.6%
ROE (yr 1)
-2.5%
Cap rate
2.0%
DSCR
0.31
Year-1 write-off
$134,196
Year-1 tax shield @ 32%
$42,943
Year-1 return on equity
- Cash flow (annual)-$26,331
- Principal paydown$3,860
- Appreciation at%$17,697
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)$7,756
- Platform fees (3% of revenue)$1,163
- Maintenance / capex (5% of revenue)$1,939
- Utilities & supplies$4,200
- HOA$0
- Property tax$8,987
- Insurance (STR-rated)$2,920
Cash needed to close
- Down payment (25%)$147,475
- Closing costs (4.0%)$23,596
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$42,943
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
$545,000
Short-life (5/15-yr)
$110,000 · 20%
Year-1 deduction
$134,000
Year-1 tax shield @ 32%
$43,000
Land 8% (county tax record, assessed value split) · building $435,000 over 39 years · new furniture $23,000
Based on: 3,659 sq ft, built 2021, 4 bd / 3.5 ba, unfurnished, listing features (deck, patio, stone counters, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $80,000 in year 1 (10% short-life, $26,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,000
Kitchen cabinetsdefault
$13,800 new × 80% good × 0.90 allocation
- $10,200
Kitchen countertops (stone)listing
$14,100 new × 80% good × 0.90 allocation
- $4,600
Decorative trimdefault
$6,400 new × 80% good × 0.90 allocation
- $200
Mirrorsdefault
$500 new × 58% good × 0.90 allocation
- $1,100
Shelvingdefault
$1,500 new × 80% good × 0.90 allocation
- $4,200
Window coverings (37)default
$9,300 new × 50% good × 0.90 allocation
- $4,900
Carpet, vinyl & laminate (40% of floors)default
$9,400 new × 58% good × 0.90 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$10,800 new × 90% good × 0.90 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$6,500 new × 90% good × 0.90 allocation
- $3,200
Appliances (range, microwave, dishwasher, disposal, refrigerator)listing
$6,100 new × 58% good × 0.90 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $9,000
Paving: driveway & walks (paved)listing
$12,500 new × 80% good × 0.90 allocation
- $8,700
Landscaping (typical)default
$12,100 new × 80% good × 0.90 allocation
- $11,900
Patioslisting
$16,500 new × 80% good × 0.90 allocation
- $27,800
Decks & porches (attached)listing
$41,200 new × 75% good × 0.90 allocation
- $328,500
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$397,900 new × 92% good × 0.90 allocation
- $33,500
Building plumbing & fixturesdefault
$41,300 new × 90% good × 0.90 allocation
- $35,400
Building electrical & lightingdefault
$43,700 new × 90% good × 0.90 allocation
- $27,900
HVACdefault
$41,200 new × 75% good × 0.90 allocation
- $10,200
Hardwood & tile floorsdefault
$14,100 new × 80% good × 0.90 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $75,400 | $57,400 | $1,400 | $134,200 |
| 2 | $0 | $0 | $11,200 | $11,200 |
| 3 | $0 | $0 | $11,200 | $11,200 |
| 4 | $0 | $0 | $11,200 | $11,200 |
| 5 | $0 | $0 | $11,200 | $11,200 |
| 6+ | $0 | $0 | $389,400 | $389,400 |
| Total | $75,400 | $57,400 | $435,400 | $568,200 |
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.