Block 7 Lot 3

Holmen, WI 54636

$594,000

4 bd · 2.5 ba · 2,829 sqft · Listed 8d ago

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Low confidenceEst. land %

Year built

2026

Sqft

2,829

Lot sqft

9,583

HOA / mo

None

Furnished

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)

$7,932$13,644$36,419

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)
Airbnb
Adorable 3-bedroom bungalow near Lake Onalaska
House · 3 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $6,332ADR $180Occ ≈ 10%4.6★
Vrbo
3 Mi to Lake Onalaska: Quaint Home w/ Prairie View
House · 3 bd · 1 ba · sleeps 6 · 1.7 mi
Revenue $43,707ADR $199Occ ≈ 60%4.8★ (4)
Airbnb Vrbo Booking
NEW! The La Crosse Lodge
Cabin · 3 bd · 2.5 ba · sleeps 6 · 1.9 mi
Revenue $57,195ADR $502Occ ≈ 31%5★ (17)
Airbnb
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)
Airbnb
Cozy Corner Cottages 3 Bedroom House Rental
House · 3 bd · 2 ba · sleeps 6 · 3.3 mi
Revenue $4,578ADR $305Occ ≈ 4%4.8★ (11)
Airbnb Vrbo

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	Airbnb Vrbo Booking
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	Airbnb Vrbo

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

$29,166

NOI

$613

Cash flow /mo

$51

Cash needed

$640,760

Cash-on-cash (all cash)

0.1%

ROE (yr 1)

2.9%

Cap rate

0.1%

DSCR

—

Year-1 write-off

$115,685

Year-1 tax shield @ 32%

$37,019

Year-1 return on equity

Cash flow (annual)$613
Principal paydown (n/a, cash)$0
Appreciation at%$17,820

ROE2.9%

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

Purchase price (all cash)$594,000
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.

5-year property$85,800

Kitchen cabinetsdefault
$12,000 new × 100% good × 0.95 allocation
$11,400
Kitchen countertopsdefault
$9,800 new × 100% good × 0.95 allocation
$9,400
Decorative trimdefault
$5,000 new × 100% good × 0.95 allocation
$4,700
Mirrorsdefault
$300 new × 100% good × 0.95 allocation
$300
Shelvingdefault
$1,500 new × 100% good × 0.95 allocation
$1,400
Window coverings (28)default
$7,000 new × 100% good × 0.95 allocation
$6,700
Carpet, vinyl & laminate (40% of floors)default
$7,300 new × 100% good × 0.95 allocation
$6,900
Kitchen & laundry equipment plumbingdefault
$9,300 new × 100% good × 0.95 allocation
$8,900
Kitchen, laundry & data equipment electricaldefault
$5,600 new × 100% good × 0.95 allocation
$5,400
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.95 allocation
$7,700
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$28,600

Paving: driveway & walks (paved)listing
$13,800 new × 100% good × 0.95 allocation
$13,100
Landscaping (typical)default
$10,600 new × 100% good × 0.95 allocation
$10,100
Patiosdefault
$2,800 new × 100% good × 0.95 allocation
$2,700
Decks & porches (attached)default
$2,800 new × 100% good × 0.95 allocation
$2,700

Building, 39-year$395,700

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$307,300 new × 100% good × 0.95 allocation
$292,900
Building plumbing & fixturesdefault
$31,900 new × 100% good × 0.95 allocation
$30,400
Building electrical & lightingdefault
$33,100 new × 100% good × 0.95 allocation
$31,600
HVACdefault
$31,900 new × 100% good × 0.95 allocation
$30,400
Hardwood & tile floorsdefault
$10,900 new × 100% good × 0.95 allocation
$10,400

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	$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.