2115 Spakenburg Rd
Holmen, WI 54636
$549,900
5 bd · 3 ba · 3,100 sqft · Listed 1d ago
View on Realtor.com →Year built
2021
Sqft
3,100
Lot sqft
12,197
HOA / mo
None
Furnished
No
List date
2026-10-03T19:42:56.000000Z
Revenue
Annual revenue
$46,294
ADR
$216
Occupancy
59%
Cleaning fees (12 mo)
$3,455
Confidence
Low (—), 2 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $46,462
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 3.9 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
| 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) | 3.9 mi | AirbnbVrbo |
Northshore Getaway House | 4 bd · 2 ba · sleeps 6 | $57,445 | $238 | 66% | 4.7★ (30) | 3.9 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
Est. revenue
$46,294
NOI
$19,148
Cash flow /mo
$1,596
Cash needed
$604,396
Cash-on-cash (all cash)
3.2%
ROE (yr 1)
5.9%
Cap rate
3.5%
DSCR
—
Year-1 write-off
$115,401
Year-1 tax shield @ 32%
$36,928
Year-1 return on equity
- Cash flow (annual)$19,148
- Principal paydown (n/a, cash)$0
- Appreciation at%$16,497
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)$9,259
- Platform fees (3% of revenue)$1,389
- Maintenance / capex (5% of revenue)$2,315
- Utilities & supplies$4,200
- HOA$0
- Property tax$7,262
- Insurance (STR-rated)$2,722
Cash needed to close
- Purchase price (all cash)$549,900
- Closing costs (4.0%)$21,996
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$36,928
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
$485,000
Short-life (5/15-yr)
$82,000 · 17%
Year-1 deduction
$115,000
Year-1 tax shield @ 32%
$37,000
Land 12% (county tax record, assessed value split) · building $403,000 over 39 years · new furniture $33,000
Based on: 3,100 sq ft, built 2021, 5 bd / 3 ba, unfurnished, listing features (fence, game room, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $89,000 in year 1 (12% short-life, $29,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $9,900
Kitchen cabinetsdefault
$12,600 new × 80% good × 0.99 allocation
- $8,100
Kitchen countertopsdefault
$10,300 new × 80% good × 0.99 allocation
- $4,300
Decorative trimdefault
$5,400 new × 80% good × 0.99 allocation
- $300
Mirrorsdefault
$500 new × 58% good × 0.99 allocation
- $1,400
Shelvingdefault
$1,800 new × 80% good × 0.99 allocation
- $3,800
Window coverings (31)default
$7,800 new × 50% good × 0.99 allocation
- $4,600
Carpet, vinyl & laminate (40% of floors)default
$8,000 new × 58% good × 0.99 allocation
- $8,700
Kitchen & laundry equipment plumbingdefault
$9,800 new × 90% good × 0.99 allocation
- $5,300
Kitchen, laundry & data equipment electricaldefault
$5,900 new × 90% good × 0.99 allocation
- $4,300
Appliances (range, dishwasher, disposal, refrigerator, washer, dryer)listing
$7,400 new × 58% good × 0.99 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $6,000
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
- $11,400
Paving: driveway & walks (paved)default
$14,400 new × 80% good × 0.99 allocation
- $8,800
Landscaping (typical)default
$11,100 new × 80% good × 0.99 allocation
- $2,400
Patiosdefault
$3,100 new × 80% good × 0.99 allocation
- $2,600
Irrigationlisting
$3,500 new × 75% good × 0.99 allocation
- $2,300
Decks & porches (attached)default
$3,100 new × 75% good × 0.99 allocation
- $4,400
Fencinglisting
$6,000 new × 75% good × 0.99 allocation
- $304,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$336,500 new × 92% good × 0.99 allocation
- $31,000
Building plumbing & fixturesdefault
$35,000 new × 90% good × 0.99 allocation
- $32,400
Building electrical & lightingdefault
$36,600 new × 90% good × 0.99 allocation
- $25,800
HVACdefault
$34,900 new × 75% good × 0.99 allocation
- $9,400
Hardwood & tile floorsdefault
$12,000 new × 80% good × 0.99 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $83,100 | $31,800 | $400 | $115,400 |
| 2 | $0 | $0 | $10,300 | $10,300 |
| 3 | $0 | $0 | $10,300 | $10,300 |
| 4 | $0 | $0 | $10,300 | $10,300 |
| 5 | $0 | $0 | $10,300 | $10,300 |
| 6+ | $0 | $0 | $361,000 | $361,000 |
| Total | $83,100 | $31,800 | $402,800 | $517,800 |
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.