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645 Greenwood St

645 Greenwood St

Holmen, WI 54636

$579,900

5 bd · 3 ba · 3,023 sqft · Listed 7d ago

View on Realtor.com →
Low confidenceEst. land %

Year built

2027

Sqft

3,023

Lot sqft

12,197

HOA / mo

None

Furnished

No

List date

2026-11-05T18:44:02.000000Z

Revenue

Annual revenue

$44,623

ADR

$243

Occupancy

50%

Cleaning fees (12 mo)

$3,776

Confidence

High (70.14), 5 comps

Comp revenue range (p25 / median / p75)

$36,220$46,209$50,995

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

Median revenue of shown comps: $46,209

  • Cozy, country-feel, private, close to everything, for family & friends to gather

    House · 6 bd · 2 ba · sleeps 22 · 2.7 mi

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

    Revenue $50,995ADR $329Occ ≈ 42%4.9★ (109)

    Vrbo

  • Northshore Getaway

    House · 4 bd · 2 ba · sleeps 6 · 2.8 mi

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

    Revenue $56,542ADR $236Occ ≈ 66%4.7★ (32)

    Airbnb

  • Backwater hideaway. Big house with water access.

    House · 4 bd · 2.5 ba · sleeps 8 · 2.9 mi

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

    Revenue $36,220ADR $211Occ ≈ 47%4.8★ (120)

    AirbnbVrbo

  • House on onalaska Wisconsin 4 bedroom 3 Beth

    House · 4 bd · 2.5 ba · sleeps 8 · 3.1 mi

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

    Revenue $24,263ADR $142Occ ≈ 47%4.9★ (168)

    Airbnb

  • Backyard Oasis w/ In-Ground Pool, FirePit & Gazebo

    House · 5 bd · 3 ba · sleeps 11 · 4.3 mi

    • Pool
    • A/C
    • Free parking
    • Wifi
    • +4

    Revenue $46,209ADR $445Occ ≈ 28%5★ (22)

    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

Financing
Management

Est. revenue

$44,623

NOI

$12,126

Cash flow /mo

$1,011

Cash needed

$635,596

Cash-on-cash (all cash)

1.9%

ROE (yr 1)

4.6%

Cap rate

2.1%

DSCR

—

Year-1 write-off

$121,316

Year-1 tax shield @ 32%

$38,821

Year-1 return on equity

  • Cash flow (annual)$12,126
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$17,397
ROE4.6%

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)$8,925
  • Platform fees (3% of revenue)$1,339
  • Maintenance / capex (5% of revenue)$2,231
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$12,932
  • Insurance (STR-rated)$2,871

Cash needed to close

  • Purchase price (all cash)$579,900
  • Closing costs (4.0%)$23,196
  • Furnishing (bought new)$32,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$38,821

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

$476,000

Short-life (5/15-yr)

$88,000 · 19%

Year-1 deduction

$121,000

Year-1 tax shield @ 32%

$39,000

Land 18% (market default, no usable tax-record split) · building $387,000 over 39 years · new furniture $33,000

Based on: 3,023 sq ft, built 2027, 5 bd / 3 ba, unfurnished, listing features (patio, game room, flooring types).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $93,000 in year 1 (13% short-life, $30,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$85,000

  • Kitchen cabinetsdefault

    $12,400 new × 100% good × 0.86 allocation

    $10,700

  • Kitchen countertopsdefault

    $10,200 new × 100% good × 0.86 allocation

    $8,700

  • Decorative trimdefault

    $5,300 new × 100% good × 0.86 allocation

    $4,500

  • Mirrorsdefault

    $500 new × 100% good × 0.86 allocation

    $400

  • Shelvingdefault

    $1,800 new × 100% good × 0.86 allocation

    $1,500

  • Window coverings (30)default

    $7,500 new × 100% good × 0.86 allocation

    $6,400

  • Kitchen & laundry equipment plumbingdefault

    $9,700 new × 100% good × 0.86 allocation

    $8,300

  • Kitchen, laundry & data equipment electricaldefault

    $5,800 new × 100% good × 0.86 allocation

    $5,000

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

    $8,100 new × 100% good × 0.86 allocation

    $6,900

  • Furniture bought newlisting

    $26,500 new × 100% good · bought separately

    $26,500

  • Game-room equipment bought newlisting

    $6,000 new × 100% good · bought separately

    $6,000
15-year land improvements$35,900

  • Paving: driveway & walks (paved)listing

    $14,200 new × 100% good × 0.86 allocation

    $12,200

  • Landscaping (typical)default

    $11,000 new × 100% good × 0.86 allocation

    $9,400

  • Patioslisting

    $13,600 new × 100% good × 0.86 allocation

    $11,700

  • Decks & porches (attached)default

    $3,000 new × 100% good × 0.86 allocation

    $2,600
Building, 39-year$387,100

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

    $328,100 new × 100% good × 0.86 allocation

    $281,400

  • Building plumbing & fixturesdefault

    $34,100 new × 100% good × 0.86 allocation

    $29,200

  • Building electrical & lightingdefault

    $35,600 new × 100% good × 0.86 allocation

    $30,500

  • HVACdefault

    $34,100 new × 100% good × 0.86 allocation

    $29,200

  • Hardwood & tile floorsdefault

    $19,500 new × 100% good × 0.86 allocation

    $16,700

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$85,000$35,900$400$121,300
2$0$0$9,900$9,900
3$0$0$9,900$9,900
4$0$0$9,900$9,900
5$0$0$9,900$9,900
6+$0$0$347,000$347,000
Total$85,000$35,900$387,100$508,000

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.