3049 Lakota Pl
La Crosse, WI 54601
$299,900
2 bd · 2 ba · 1,376 sqft · Listed 2d ago
View on Realtor.com →Year built
2000
Sqft
1,376
Lot sqft
—
HOA / mo
$292
Furnished
No
List date
2026-10-09T15:49:43.000000Z
Revenue
Annual revenue
$19,446
ADR
$156
Occupancy
34%
Cleaning fees (12 mo)
$1,868
Confidence
Low (10.01), 4 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $8,174
River City Basecamp
Guest suite · 3 bd · 1 ba · sleeps 7 · 0.2 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $8,174ADR $151Occ ≈ 15%5★ (15)
GG's River Getaway
Apartment · 1 bd · 1 ba · sleeps 4 · 0.2 mi
Revenue $18,590ADR $1,394Occ ≈ 4%5★ (75)
Delisted
Waterfront Mississippi River Retreat
Apartment · 2 bd · 1 ba · sleeps 4 · 0.3 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +5
Revenue $30,462ADR $235Occ ≈ 36%5★ (105)
1 or 2 bedroom, and own bathroom. Shared kitchen.
House · 2 bd · 1 ba · sleeps 2 · 0.4 mi
- A/C
- Free parking
- Wifi
- Kitchen
- +1
Revenue $2,247ADR $88Occ ≈ 7%—
Cozy Hillside Hideaway
House · 2 bd · 1 ba · sleeps 4 · 0.5 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $5,012ADR $141Occ ≈ 10%5★ (5)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
River City Basecamp Guest suite
| 3 bd · 1 ba · sleeps 7 | $8,174 | $151 | 15% | 5★ (15) | 0.2 mi | Airbnb |
GG's River Getaway Apartment | 1 bd · 1 ba · sleeps 4 | $18,590 | $1,394 | 4% | 5★ (75) | 0.2 mi | Delisted |
Waterfront Mississippi River Retreat Apartment
| 2 bd · 1 ba · sleeps 4 | $30,462 | $235 | 36% | 5★ (105) | 0.3 mi | Airbnb |
1 or 2 bedroom, and own bathroom. Shared kitchen. House
| 2 bd · 1 ba · sleeps 2 | $2,247 | $88 | 7% | — | 0.4 mi | Airbnb |
Cozy Hillside Hideaway House
| 2 bd · 1 ba · sleeps 4 | $5,012 | $141 | 10% | 5★ (5) | 0.5 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
Est. revenue
$19,446
NOI
-$210
Cash flow /mo
-$18
Cash needed
$327,896
Cash-on-cash (all cash)
-0.1%
ROE (yr 1)
2.7%
Cap rate
-0.1%
DSCR
—
Year-1 write-off
$58,189
Year-1 tax shield @ 32%
$18,621
Year-1 return on equity
- Cash flow (annual)-$210
- Principal paydown (n/a, cash)$0
- Appreciation at%$8,997
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)$3,889
- Platform fees (3% of revenue)$583
- Maintenance / capex (5% of revenue)$972
- Utilities & supplies$4,200
- HOA$3,504
- Property tax$5,023
- Insurance (STR-rated)$1,485
Cash needed to close
- Purchase price (all cash)$299,900
- Closing costs (4.0%)$11,996
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$18,621
Property tax, insurance rate and the land/building split come from this listing's county tax record; 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
$280,000
Short-life (5/15-yr)
$42,000 · 15%
Year-1 deduction
$58,000
Year-1 tax shield @ 32%
$19,000
Land 7% (county tax record, assessed value split) · building $238,000 over 39 years · new furniture $16,000
Based on: 1,376 sq ft, built 2000, 2 bd / 2 ba, unfurnished, listing features (patio, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $41,000 in year 1 (9% short-life, $13,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,800
Kitchen cabinetsdefault
$8,800 new × 40% good × 2.22 allocation
- $6,400
Kitchen countertopsdefault
$7,200 new × 40% good × 2.22 allocation
- $2,100
Decorative trimdefault
$2,400 new × 40% good × 2.22 allocation
- $300
Mirrorsdefault
$300 new × 40% good × 2.22 allocation
- $800
Shelvingdefault
$900 new × 40% good × 2.22 allocation
- $3,100
Window coverings (14)default
$3,500 new × 40% good × 2.22 allocation
- $3,100
Carpet, vinyl & laminate (40% of floors)default
$3,500 new × 40% good × 2.22 allocation
- $7,300
Kitchen & laundry equipment plumbingdefault
$6,900 new × 48% good × 2.22 allocation
- $4,400
Kitchen, laundry & data equipment electricaldefault
$4,100 new × 48% good × 2.22 allocation
- $6,600
Appliances (range, dishwasher, disposal, refrigerator, washer, dryer)listing
$7,400 new × 40% good × 2.22 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $187,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$149,100 new × 57% good × 2.22 allocation
- $16,400
Building plumbing & fixturesdefault
$15,400 new × 48% good × 2.22 allocation
- $15,700
Building electrical & lightingdefault
$14,700 new × 48% good × 2.22 allocation
- $13,700
HVACdefault
$15,500 new × 40% good × 2.22 allocation
- $4,700
Hardwood & tile floorsdefault
$5,300 new × 40% good × 2.22 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $57,900 | $0 | $300 | $58,200 |
| 2 | $0 | $0 | $6,100 | $6,100 |
| 3 | $0 | $0 | $6,100 | $6,100 |
| 4 | $0 | $0 | $6,100 | $6,100 |
| 5 | $0 | $0 | $6,100 | $6,100 |
| 6+ | $0 | $0 | $213,300 | $213,300 |
| Total | $57,900 | $0 | $237,900 | $295,900 |
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.