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1837 Golden Gate Way

1837 Golden Gate Way

Holmen, WI 54636

$449,900

3 bd · 2 ba · 1,680 sqft · Listed 1d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2027

Sqft

1,680

Lot sqft

13,068

HOA / mo

None

Furnished

No

List date

2026-10-17T14:35:34.000000Z

Revenue

Annual revenue

$20,621

ADR

$159

Occupancy

36%

Cleaning fees (12 mo)

$1,472

Confidence

Low (30.59), 7 comps

Comp revenue range (p25 / median / p75)

$11,807$17,773$23,543

Median revenue of shown comps: $17,773

  • The Honey House

    Apartment · 3 bd · 1 ba · sleeps 6 · 5.0 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +1

    Revenue $17,773ADR $186Occ ≈ 26%4.8★ (56)

    AirbnbVrboBooking

  • Nature's Edge Cabin

    House · 3 bd · 1 ba · sleeps 6 · 5.5 mi

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

    Revenue $22,876ADR $214Occ ≈ 29%5★ (25)

    Airbnb

  • Prairie View Ranch Retreat-Lake Ona & GRTrail Near

    House · 3 bd · 1 ba · sleeps 6 · 5.7 mi

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

    Revenue $16,479ADR $198Occ ≈ 23%4.6★ (12)

    Airbnb

  • Adorable 3-bedroom bungalow near Lake Onalaska

    House · 3 bd · 1 ba · sleeps 6 · 5.8 mi

    Revenue $7,134ADR $182Occ ≈ 11%4.6★

    Delisted

  • 3 Mi to Lake Onalaska: Quaint Home w/ Prairie View

    House · 3 bd · 1 ba · sleeps 6 · 5.8 mi

    Revenue $45,181ADR $191Occ ≈ 65%4.8★ (4)

    AirbnbBooking

  • Cozy Corner Cottages 3 Bedroom House Rental

    House · 3 bd · 2 ba · sleeps 6 · 5.9 mi

    • A/C
    • Free parking
    • Wifi
    • Kitchen

    Revenue $3,588ADR $299Occ ≈ 3%4.8★ (11)

    AirbnbVrbo

  • Cottage House on Lake Onalaska

    House · 3 bd · 1 ba · sleeps 6 · 5.9 mi

    • A/C
    • Free parking
    • Pets OK
    • Wifi
    • +4

    Revenue $24,209ADR $238Occ ≈ 28%4.7★ (43)

    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

$20,621

NOI

$7,476

Cash flow /mo

$623

Cash needed

$487,396

Cash-on-cash (all cash)

1.5%

ROE (yr 1)

4.3%

Cap rate

1.7%

DSCR

—

Year-1 write-off

$104,155

Year-1 tax shield @ 32%

$33,330

Year-1 return on equity

  • Cash flow (annual)$7,476
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$13,497
ROE4.3%

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)$4,124
  • Platform fees (3% of revenue)$619
  • Maintenance / capex (5% of revenue)$1,031
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$944
  • Insurance (STR-rated)$2,227

Cash needed to close

  • Purchase price (all cash)$449,900
  • Closing costs (4.0%)$17,996
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$33,330

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

$369,000

Short-life (5/15-yr)

$84,000 · 23%

Year-1 deduction

$104,000

Year-1 tax shield @ 32%

$33,000

Land 18% (market default, no usable tax-record split) · building $285,000 over 39 years · new furniture $20,000

Based on: 1,680 sq ft, built 2027, 3 bd / 2 ba, unfurnished, listing features (patio, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $78,000 in year 1 (16% short-life, $25,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$71,900

  • Kitchen cabinetsdefault

    $9,500 new × 100% good × 1.14 allocation

    $10,800

  • Kitchen countertopsdefault

    $7,800 new × 100% good × 1.14 allocation

    $8,900

  • Decorative trimdefault

    $2,900 new × 100% good × 1.14 allocation

    $3,400

  • Mirrorsdefault

    $300 new × 100% good × 1.14 allocation

    $300

  • Shelvingdefault

    $1,200 new × 100% good × 1.14 allocation

    $1,400

  • Window coverings (17)default

    $4,300 new × 100% good × 1.14 allocation

    $4,900

  • Kitchen & laundry equipment plumbingdefault

    $7,400 new × 100% good × 1.14 allocation

    $8,400

  • Kitchen, laundry & data equipment electricaldefault

    $4,500 new × 100% good × 1.14 allocation

    $5,100

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 100% good × 1.14 allocation

    $9,200

  • Furniture bought newlisting

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

    $19,500
15-year land improvements$32,000

  • Paving: driveway & walks (paved)listing

    $10,600 new × 100% good × 1.14 allocation

    $12,100

  • Landscaping (typical)default

    $8,200 new × 100% good × 1.14 allocation

    $9,300

  • Patioslisting

    $7,600 new × 100% good × 1.14 allocation

    $8,600

  • Decks & porches (attached)default

    $1,700 new × 100% good × 1.14 allocation

    $1,900
Building, 39-year$284,600

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

    $182,100 new × 100% good × 1.14 allocation

    $207,900

  • Building plumbing & fixturesdefault

    $18,900 new × 100% good × 1.14 allocation

    $21,600

  • Building electrical & lightingdefault

    $18,600 new × 100% good × 1.14 allocation

    $21,200

  • HVACdefault

    $18,900 new × 100% good × 1.14 allocation

    $21,600

  • Hardwood & tile floorsdefault

    $10,800 new × 100% good × 1.14 allocation

    $12,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$71,900$32,000$300$104,200
2$0$0$7,300$7,300
3$0$0$7,300$7,300
4$0$0$7,300$7,300
5$0$0$7,300$7,300
6+$0$0$255,100$255,100
Total$71,900$32,000$284,600$388,400

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.