Block 7 Lot 3
Holmen, WI 54636
$594,000
4 bd · 2.5 ba · 2,829 sqft · Listed 8d ago
View on Realtor.com →Year built
2026
Sqft
2,829
Lot sqft
9,583
HOA / mo
None
Furnished
No
List date
2026-09-23T16:54:18.000000Z
Revenue
Annual revenue
$29,166
ADR
$117
Occupancy
68%
Cleaning fees (12 mo)
$1,549
Confidence
Low (5.66), 6 comps
Comp revenue range (p25 / median / p75)
Prairie View Ranch Retreat-Lake Ona & GRTrail Near
House · 3 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $14,556ADR $195Occ ≈ 20%4.5★ (9)
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $6,332ADR $180Occ ≈ 10%4.6★
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 1.9 mi
Revenue $57,195ADR $502Occ ≈ 31%5★ (17)
Waterfront Retreat | Sunset View | Family Friendly
Guest suite · 3 bd · 1 ba · sleeps 5 · 3.3 mi
Revenue $12,732ADR $161Occ ≈ 22%4.8★ (29)
| 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 | $14,556 | $195 | 20% | 4.5★ (9) | 1.7 mi | Airbnb |
Adorable 3-bedroom bungalow near Lake Onalaska House | 3 bd · 1 ba · sleeps 6 | $6,332 | $180 | 10% | 4.6★ | 1.7 mi | Vrbo |
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View House | 3 bd · 1 ba · sleeps 6 | $43,707 | $199 | 60% | 4.8★ (4) | 1.7 mi | AirbnbVrboBooking |
NEW! The La Crosse Lodge Cabin | 3 bd · 2.5 ba · sleeps 6 | $57,195 | $502 | 31% | 5★ (17) | 1.9 mi | Airbnb |
Waterfront Retreat | Sunset View | Family Friendly Guest suite | 3 bd · 1 ba · sleeps 5 | $12,732 | $161 | 22% | 4.8★ (29) | 3.3 mi | Airbnb |
Cozy Corner Cottages 3 Bedroom House Rental House | 3 bd · 2 ba · sleeps 6 | $4,578 | $305 | 4% | 4.8★ (11) | 3.3 mi | AirbnbVrbo |
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
$29,166
NOI
$613
Cash flow /mo
-$3,150
Cash needed
$195,260
Cash-on-cash
-19.4%
ROE (yr 1)
-8.2%
Cap rate
0.1%
DSCR
0.02
Year-1 write-off
$115,685
Year-1 tax shield @ 32%
$37,019
Year-1 return on equity
- Cash flow (annual)-$37,797
- Principal paydown$3,887
- Appreciation at%$17,820
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)$5,833
- Platform fees (3% of revenue)$875
- Maintenance / capex (5% of revenue)$1,458
- Utilities & supplies$4,200
- HOA$0
- Property tax$13,246
- Insurance (STR-rated)$2,940
Cash needed to close
- Down payment (25%)$148,500
- Closing costs (4.0%)$23,760
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$37,019
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
$487,000
Short-life (5/15-yr)
$91,000 · 19%
Year-1 deduction
$116,000
Year-1 tax shield @ 32%
$37,000
Land 18% (market default, no usable tax-record split) · building $396,000 over 39 years · new furniture $23,000
Based on: 2,829 sq ft, built 2026, 4 bd / 2.5 ba, unfurnished, listing features (none cost-relevant).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $86,000 in year 1 (13% short-life, $27,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $11,400
Kitchen cabinetsdefault
$12,000 new × 100% good × 0.95 allocation
- $9,400
Kitchen countertopsdefault
$9,800 new × 100% good × 0.95 allocation
- $4,700
Decorative trimdefault
$5,000 new × 100% good × 0.95 allocation
- $300
Mirrorsdefault
$300 new × 100% good × 0.95 allocation
- $1,400
Shelvingdefault
$1,500 new × 100% good × 0.95 allocation
- $6,700
Window coverings (28)default
$7,000 new × 100% good × 0.95 allocation
- $6,900
Carpet, vinyl & laminate (40% of floors)default
$7,300 new × 100% good × 0.95 allocation
- $8,900
Kitchen & laundry equipment plumbingdefault
$9,300 new × 100% good × 0.95 allocation
- $5,400
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 100% good × 0.95 allocation
- $7,700
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.95 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $13,100
Paving: driveway & walks (paved)listing
$13,800 new × 100% good × 0.95 allocation
- $10,100
Landscaping (typical)default
$10,600 new × 100% good × 0.95 allocation
- $2,700
Patiosdefault
$2,800 new × 100% good × 0.95 allocation
- $2,700
Decks & porches (attached)default
$2,800 new × 100% good × 0.95 allocation
- $292,900
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$307,300 new × 100% good × 0.95 allocation
- $30,400
Building plumbing & fixturesdefault
$31,900 new × 100% good × 0.95 allocation
- $31,600
Building electrical & lightingdefault
$33,100 new × 100% good × 0.95 allocation
- $30,400
HVACdefault
$31,900 new × 100% good × 0.95 allocation
- $10,400
Hardwood & tile floorsdefault
$10,900 new × 100% good × 0.95 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $85,800 | $28,600 | $1,300 | $115,700 |
| 2 | $0 | $0 | $10,100 | $10,100 |
| 3 | $0 | $0 | $10,100 | $10,100 |
| 4 | $0 | $0 | $10,100 | $10,100 |
| 5 | $0 | $0 | $10,100 | $10,100 |
| 6+ | $0 | $0 | $353,800 | $353,800 |
| Total | $85,800 | $28,600 | $395,700 | $510,100 |
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.