1418 Herb Ln
Holmen, WI 54636
$649,900
5 bd · 3 ba · 3,357 sqft · Listed 1d ago
View on Realtor.com →Year built
2026
Sqft
3,357
Lot sqft
14,810
HOA / mo
None
Furnished
No
List date
2026-09-30T20:25:01.000000Z
Revenue
Annual revenue
$44,432
ADR
$236
Occupancy
52%
Cleaning fees (12 mo)
$3,676
Confidence
Med (69.88), 5 comps
Comp revenue range (p25 / median / p75)
Cozy, country-feel, private, close to everything, for family & friends to gather
House · 6 bd · 2 ba · sleeps 22 · 2.8 mi
Revenue $49,550ADR $326Occ ≈ 42%4.9★ (105)
House on onalaska Wisconsin 4 bedroom 3 Beth
House · 4 bd · 2.5 ba · sleeps 8 · 3.4 mi
Revenue $24,849ADR $142Occ ≈ 48%4.9★ (163)
Northshore Getaway
House · 4 bd · 2 ba · sleeps 6 · 3.6 mi
Revenue $57,445ADR $238Occ ≈ 66%4.7★ (30)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Cozy, country-feel, private, close to everything, for family & friends to gather House | 6 bd · 2 ba · sleeps 22 | $49,550 | $326 | 42% | 4.9★ (105) | 2.8 mi | Vrbo |
House on onalaska Wisconsin 4 bedroom 3 Beth House | 4 bd · 2.5 ba · sleeps 8 | $24,849 | $142 | 48% | 4.9★ (163) | 3.4 mi | Airbnb |
Northshore Getaway House | 4 bd · 2 ba · sleeps 6 | $57,445 | $238 | 66% | 4.7★ (30) | 3.6 mi | Airbnb |
Backwater hideaway. Big house with water access. House | 4 bd · 2.5 ba · sleeps 8 | $35,478 | $189 | 51% | 4.8★ (119) | 3.6 mi | AirbnbVrbo |
Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo House | 5 bd · 3 ba · sleeps 11 | $41,417 | $444 | 26% | 5★ (19) | 4.5 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
$44,432
NOI
$10,081
Cash flow /mo
-$2,662
Cash needed
$220,971
Cash-on-cash
-14.5%
ROE (yr 1)
-3.7%
Cap rate
1.6%
DSCR
0.24
Year-1 write-off
$162,540
Year-1 tax shield @ 32%
$52,013
Year-1 return on equity
- Cash flow (annual)-$31,944
- Principal paydown$4,253
- Appreciation at%$19,497
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)$8,886
- Platform fees (3% of revenue)$1,333
- Maintenance / capex (5% of revenue)$2,222
- Utilities & supplies$4,200
- HOA$0
- Property tax$14,493
- Insurance (STR-rated)$3,217
Cash needed to close
- Down payment (25%)$162,475
- Closing costs (4.0%)$25,996
- Furnishing (bought new)$32,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$52,013
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
$533,000
Short-life (5/15-yr)
$129,000 · 24%
Year-1 deduction
$163,000
Year-1 tax shield @ 32%
$52,000
Land 18% (market default, no usable tax-record split) · building $404,000 over 39 years · new furniture $33,000
Based on: 3,357 sq ft, built 2026, 5 bd / 3 ba, unfurnished, listing features (deck, covered patio, game room, stone counters, flooring types).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $104,000 in year 1 (13% short-life, $33,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $10,600
Kitchen cabinetsdefault
$13,200 new × 100% good × 0.81 allocation
- $10,800
Kitchen countertops (stone)listing
$13,500 new × 100% good × 0.81 allocation
- $4,700
Decorative trimdefault
$5,900 new × 100% good × 0.81 allocation
- $400
Mirrorsdefault
$500 new × 100% good × 0.81 allocation
- $1,500
Shelvingdefault
$1,800 new × 100% good × 0.81 allocation
- $6,800
Window coverings (34)default
$8,500 new × 100% good × 0.81 allocation
- $8,200
Kitchen & laundry equipment plumbingdefault
$10,200 new × 100% good × 0.81 allocation
- $5,000
Kitchen, laundry & data equipment electricaldefault
$6,200 new × 100% good × 0.81 allocation
- $6,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.81 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
- $12,100
Paving: driveway & walks (paved)listing
$15,000 new × 100% good × 0.81 allocation
- $9,300
Landscaping (typical)default
$11,600 new × 100% good × 0.81 allocation
- $22,300
Covered patiolisting
$27,700 new × 100% good × 0.81 allocation
- $30,400
Decks & porches (attached)listing
$37,800 new × 100% good × 0.81 allocation
- $293,700
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$364,600 new × 100% good × 0.81 allocation
- $30,500
Building plumbing & fixturesdefault
$37,900 new × 100% good × 0.81 allocation
- $32,100
Building electrical & lightingdefault
$39,800 new × 100% good × 0.81 allocation
- $30,500
HVACdefault
$37,800 new × 100% good × 0.81 allocation
- $17,400
Hardwood & tile floorsdefault
$21,600 new × 100% good × 0.81 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $87,100 | $74,100 | $1,300 | $162,500 |
| 2 | $0 | $0 | $10,400 | $10,400 |
| 3 | $0 | $0 | $10,400 | $10,400 |
| 4 | $0 | $0 | $10,400 | $10,400 |
| 5 | $0 | $0 | $10,400 | $10,400 |
| 6+ | $0 | $0 | $361,400 | $361,400 |
| Total | $87,100 | $74,100 | $404,200 | $565,400 |
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.