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W5585 County Road MM Trlr 112

W5585 County Road MM Trlr 112

La Crosse, WI 54601

$112,000

3 bd · 2 ba · 1,140 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2025

Sqft

1,140

Lot sqft

—

HOA / mo

None

Furnished

No

List date

2026-10-27T20:48:47.000000Z

Revenue

Annual revenue

$38,213

ADR

$197

Occupancy

53%

Cleaning fees (12 mo)

$4,442

Confidence

Low (18.68), 8 comps

Comp revenue range (p25 / median / p75)

$7,384$32,492$40,365

Few similar-size comps were found, so all comps are shown.

Median revenue of shown comps: $32,492

  • Wilson Schoolhouse Inn

    House · 2 bd · 2 ba · sleeps 8 · 0.2 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $34,522ADR $179Occ ≈ 53%5★ (199)

    AirbnbVrbo

  • 3BR 3BA w/ Hot Tub, near LaX' Top Rated Activities

    House · 3 bd · 3 ba · sleeps 11 · 0.8 mi

    • Hot tub
    • Pool
    • A/C
    • Free parking
    • +5

    Revenue $55,175ADR $247Occ ≈ 61%5★ (156)

    AirbnbVrbo

  • Cozy Hillside Hideaway

    House · 2 bd · 1 ba · sleeps 4 · 0.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +3

    Revenue $5,012ADR $141Occ ≈ 10%5★ (5)

    Airbnb

  • 1 or 2 bedroom, and own bathroom. Shared kitchen.

    House · 2 bd · 1 ba · sleeps 2 · 1.1 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $2,247ADR $88Occ ≈ 7%—

    Airbnb

  • Large Secluded Country Home Minutes from Town

    House · 4 bd · 2 ba · sleeps 12 · 1.3 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +3

    Revenue $35,428ADR $220Occ ≈ 44%5★ (225)

    AirbnbVrbo

  • River City Basecamp

    Guest suite · 3 bd · 1 ba · sleeps 7 · 1.5 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +1

    Revenue $8,174ADR $151Occ ≈ 15%5★ (15)

    Airbnb

  • 'RiverSong' Waterfront La Crosse Home w/ Dock

    House · 3 bd · 2 ba · sleeps 6 · 1.6 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen
    • +2

    Revenue $71,030ADR $266Occ ≈ 73%5★ (200)

    AirbnbVrboBooking

  • Waterfront Mississippi River Retreat

    Apartment · 2 bd · 1 ba · sleeps 4 · 1.7 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +5

    Revenue $30,462ADR $235Occ ≈ 36%5★ (105)

    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

Financing
Management

Est. revenue

$38,213

NOI

$21,579

Cash flow /mo

$1,798

Cash needed

$135,980

Cash-on-cash (all cash)

15.9%

ROE (yr 1)

18.3%

Cap rate

19.3%

DSCR

—

Year-1 write-off

$45,960

Year-1 tax shield @ 32%

$14,707

Year-1 return on equity

  • Cash flow (annual)$21,579
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$3,360
ROE18.3%

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)$7,643
  • Platform fees (3% of revenue)$1,146
  • Maintenance / capex (5% of revenue)$1,911
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$1,180
  • Insurance (STR-rated)$554

Cash needed to close

  • Purchase price (all cash)$112,000
  • Closing costs (4.0%)$4,480
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$14,707

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

$92,000

Short-life (5/15-yr)

$26,000 · 29%

Year-1 deduction

$46,000

Year-1 tax shield @ 32%

$15,000

Land 18% (market default, no usable tax-record split) · building $65,000 over 39 years · new furniture $20,000

Based on: 1,140 sq ft, built 2025, 3 bd / 2 ba, unfurnished, listing features (deck, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $34,000 in year 1 (15% short-life, $11,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$35,200

  • Kitchen cabinetsdefault

    $8,300 new × 96% good × 0.41 allocation

    $3,200

  • Kitchen countertopsdefault

    $6,800 new × 96% good × 0.41 allocation

    $2,600

  • Decorative trimdefault

    $2,000 new × 96% good × 0.41 allocation

    $800

  • Mirrorsdefault

    $300 new × 92% good × 0.41 allocation

    $100

  • Shelvingdefault

    $1,200 new × 96% good × 0.41 allocation

    $500

  • Window coverings (11)default

    $2,800 new × 90% good × 0.41 allocation

    $1,000

  • Carpet, vinyl & laminate (40% of floors)default

    $2,900 new × 92% good × 0.41 allocation

    $1,100

  • Kitchen & laundry equipment plumbingdefault

    $6,500 new × 98% good × 0.41 allocation

    $2,600

  • Kitchen, laundry & data equipment electricaldefault

    $3,900 new × 98% good × 0.41 allocation

    $1,600

  • Appliances (range, refrigerator, washer, dryer)listing

    $6,000 new × 92% good × 0.41 allocation

    $2,200

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$10,700

  • Paving: driveway & walks (paved)listing

    $7,000 new × 96% good × 0.41 allocation

    $2,700

  • Landscaping (typical)default

    $6,700 new × 96% good × 0.41 allocation

    $2,600

  • Patiosdefault

    $1,100 new × 96% good × 0.41 allocation

    $400

  • Decks & porches (attached)listing

    $12,800 new × 95% good × 0.41 allocation

    $4,900
Building, 39-year$65,500

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $123,100 new × 98% good × 0.41 allocation

    $49,100

  • Building plumbing & fixturesdefault

    $12,800 new × 98% good × 0.41 allocation

    $5,100

  • Building electrical & lightingdefault

    $11,700 new × 98% good × 0.41 allocation

    $4,700

  • HVACdefault

    $12,800 new × 95% good × 0.41 allocation

    $4,900

  • Hardwood & tile floorsdefault

    $4,400 new × 96% good × 0.41 allocation

    $1,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$35,200$10,700$100$46,000
2$0$0$1,700$1,700
3$0$0$1,700$1,700
4$0$0$1,700$1,700
5$0$0$1,700$1,700
6+$0$0$58,700$58,700
Total$35,200$10,700$65,500$111,300

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.