N9031 Parcher Ct

Holland, WI 54636

$399,900

3 bd · 2.5 ba · 1,930 sqft · Listed 1d ago

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Low confidenceEst. land %

Year built

2026

Sqft

1,930

Lot sqft

—

HOA / mo

$200

Furnished

List date

2026-10-03T17:43:18.000000Z

Revenue

Annual revenue

$19,300

ADR

$142

Occupancy

37%

Cleaning fees (12 mo)

$2,129

Confidence

Low (23.75), 4 comps

Comp revenue range (p25 / median / p75)

$10,235$18,125$28,050

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

Median revenue of shown comps: $18,125

Glamping at its finest
Camper/RV · 2 bd · 1 ba · sleeps 7 · 3.4 mi
Revenue $1,679ADR $129Occ ≈ 4%5★ (3)
Airbnb
The Honey House
Apartment · 3 bd · 1 ba · sleeps 6 · 3.7 mi
Revenue $18,125ADR $186Occ ≈ 27%4.8★ (55)
Airbnb Vrbo Booking
Beautiful Cozy Lake House on 2 & 1/2 acres!
House · 2 bd · 1 ba · sleeps 5 · 4.0 mi
Revenue $28,050ADR $161Occ ≈ 48%4.8★ (137)
Airbnb Vrbo
Hidden Gem Beneath the Pines!
House · 4 bd · 1.5 ba · sleeps 7 · 4.1 mi
Revenue $39,840ADR $3,526Occ ≈ 3%5★ (214)
Airbnb Vrbo
Cozy 2 bedroom penthouse!
Townhouse · 2 bd · 1 ba · sleeps 6 · 4.3 mi
Revenue $10,235ADR $156Occ ≈ 18%4.8★ (62)
Airbnb

Listing	Size	Revenue (12 mo)	ADR	Occ ≈	Rating	Distance	Links
Glamping at its finest Camper/RV	2 bd · 1 ba · sleeps 7	$1,679	$129	4%	5★ (3)	3.4 mi	Airbnb
The Honey House Apartment	3 bd · 1 ba · sleeps 6	$18,125	$186	27%	4.8★ (55)	3.7 mi	Airbnb Vrbo Booking
Beautiful Cozy Lake House on 2 & 1/2 acres! House	2 bd · 1 ba · sleeps 5	$28,050	$161	48%	4.8★ (137)	4.0 mi	Airbnb Vrbo
Hidden Gem Beneath the Pines! House	4 bd · 1.5 ba · sleeps 7	$39,840	$3,526	3%	5★ (214)	4.1 mi	Airbnb Vrbo
Cozy 2 bedroom penthouse! Townhouse	2 bd · 1 ba · sleeps 6	$10,235	$156	18%	4.8★ (62)	4.3 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

Financing

Management

Purchase priceAlready furnishedTax bracketCount tax savings in returnsOnly if you can use the losses (STR loophole)

Est. revenue

$19,300

NOI

$5,242

Cash flow /mo

$437

Cash needed

$441,396

Cash-on-cash (all cash)

1.2%

ROE (yr 1)

3.9%

Cap rate

1.3%

DSCR

—

Year-1 write-off

$76,242

Year-1 tax shield @ 32%

$24,397

Year-1 return on equity

Cash flow (annual)$5,242
Principal paydown (n/a, cash)$0
Appreciation at%$11,997

ROE3.9%

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)$3,860
Platform fees (3% of revenue)$579
Maintenance / capex (5% of revenue)$965
Utilities & supplies$4,200
HOA$2,400
Property tax$74
Insurance (STR-rated)$1,980

Cash needed to close

Purchase price (all cash)$399,900
Closing costs (4.0%)$15,996
Furnishing (bought new)$25,500

Tax savings if the STR loophole applies

Tax shield @ 32%$24,397

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

$328,000

Short-life (5/15-yr)

$50,000 · 15%

Year-1 deduction

$76,000

Year-1 tax shield @ 32%

$24,000

Land 18% (market default, no usable tax-record split) · building $277,000 over 39 years · new furniture $26,000

Based on: 1,930 sq ft, built 2026, 3 bd / 2.5 ba, unfurnished, listing features (deck, game room, septic).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $54,000 in year 1 (9% short-life, $17,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$75,900

Kitchen cabinetsdefault
$10,000 new × 100% good × 0.94 allocation
$9,500
Kitchen countertopsdefault
$8,200 new × 100% good × 0.94 allocation
$7,700
Decorative trimdefault
$3,400 new × 100% good × 0.94 allocation
$3,200
Mirrorsdefault
$300 new × 100% good × 0.94 allocation
$300
Shelvingdefault
$1,200 new × 100% good × 0.94 allocation
$1,100
Window coverings (19)default
$4,800 new × 100% good × 0.94 allocation
$4,500
Carpet, vinyl & laminate (40% of floors)default
$5,000 new × 100% good × 0.94 allocation
$4,700
Kitchen & laundry equipment plumbingdefault
$7,800 new × 100% good × 0.94 allocation
$7,400
Kitchen, laundry & data equipment electricaldefault
$4,700 new × 100% good × 0.94 allocation
$4,500
Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default
$8,100 new × 100% good × 0.94 allocation
$7,600
Furniture bought newlisting
$19,500 new × 100% good · bought separately
$19,500
Game-room equipment bought newlisting
$6,000 new × 100% good · bought separately
$6,000

Building, 39-year$277,500

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$209,400 new × 100% good × 0.94 allocation
$197,600
Building plumbing & fixturesdefault
$21,700 new × 100% good × 0.94 allocation
$20,500
Building electrical & lightingdefault
$21,700 new × 100% good × 0.94 allocation
$20,500
HVACdefault
$21,700 new × 100% good × 0.94 allocation
$20,500
Hardwood & tile floorsdefault
$7,500 new × 100% good × 0.94 allocation
$7,000
Septic systemlisting
$12,000 new × 100% good × 0.94 allocation
$11,300

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	$75,900	$0	$300	$76,200
2	$0	$0	$7,100	$7,100
3	$0	$0	$7,100	$7,100
4	$0	$0	$7,100	$7,100
5	$0	$0	$7,100	$7,100
6+	$0	$0	$248,700	$248,700
Total	$75,900	$0	$277,500	$353,400

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.