1208 Losey Blvd S
La Crosse, WI 54601
$419,999
4 bd · 2 ba · 2,640 sqft · Listed 13d ago
View on Realtor.com →Year built
1946
Sqft
2,640
Lot sqft
8,712
HOA / mo
None
Furnished
No
List date
2026-09-18T12:34:02.000000Z
Revenue
Annual revenue
$51,687
ADR
$202
Occupancy
70%
Cleaning fees (12 mo)
$9,142
Confidence
High (72.47), 8 comps
Comp revenue range (p25 / median / p75)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.3 mi
Revenue $26,322ADR $472Occ ≈ 15%5★ (1)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $42,138ADR $289Occ ≈ 40%5★ (70)
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Bright 4BR Retreat | UW-La Crosse House | 4 bd · 2 ba · sleeps 10 | $59,726 | $252 | 65% | 4.8★ (87) | 289 ft | AirbnbVrbo |
NEST - Cozy, Stylish, & Relaxing & Newly updated! House | 3 bd · 1.5 ba · sleeps 6 | $41,930 | $224 | 51% | 5★ (56) | 489 ft | AirbnbVrbo |
The Bluff View Collective Main House + Studio House | 4 bd · 2.5 ba · sleeps 8 | $26,322 | $472 | 15% | 5★ (1) | 0.3 mi | Airbnb |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $59,781 | $405 | 40% | 4.8★ (22) | 0.3 mi | Airbnb |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $42,138 | $289 | 40% | 5★ (70) | 0.4 mi | Airbnb |
Cozy Cottage on the Corner House | 3 bd · 2 ba · sleeps 7 | $63,808 | $227 | 77% | 5★ (16) | 0.4 mi | Airbnb |
Downtown Boho Home w/Office, Yoga Studio,King Bed House | 3 bd · 2 ba · sleeps 8 | $47,138 | $262 | 49% | 4.8★ (27) | 0.5 mi | AirbnbVrboBooking |
Cheerful home with driveway and backyard! House | 3 bd · 1.5 ba · sleeps 6 | $37,038 | $226 | 45% | 4.9★ (120) | 0.5 mi | 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
Rate 7.78% = 7.03% Freddie Mac 30-yr avg (Sep 24) + 0.75% investor premium
Est. revenue
$51,687
NOI
$26,844
Cash flow /mo
-$26
Cash needed
$144,800
Cash-on-cash
-0.2%
ROE (yr 1)
10.4%
Cap rate
6.4%
DSCR
0.99
Year-1 write-off
$82,301
Year-1 tax shield @ 32%
$26,336
Year-1 return on equity
- Cash flow (annual)-$315
- Principal paydown$2,748
- Appreciation at%$12,600
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)$10,337
- Platform fees (3% of revenue)$1,551
- Maintenance / capex (5% of revenue)$2,584
- Utilities & supplies$4,200
- HOA$0
- Property tax$4,092
- Insurance (STR-rated)$2,079
Cash needed to close
- Down payment (25%)$105,000
- Closing costs (4.0%)$16,800
- Furnishing (bought new)$23,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$26,336
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
$320,000
Short-life (5/15-yr)
$58,000 · 18%
Year-1 deduction
$82,000
Year-1 tax shield @ 32%
$26,000
Land 24% (county tax record, assessed value split) · building $261,000 over 39 years · new furniture $23,000
Based on: 2,640 sq ft, built 1946, 4 bd / 2 ba, unfurnished, listing features (flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (12% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $7,700
Kitchen cabinetsdefault
$11,600 new × 40% good × 1.66 allocation
- $6,300
Kitchen countertopsdefault
$9,500 new × 40% good × 1.66 allocation
- $3,100
Decorative trimdefault
$4,600 new × 40% good × 1.66 allocation
- $200
Mirrorsdefault
$300 new × 40% good × 1.66 allocation
- $1,000
Shelvingdefault
$1,500 new × 40% good × 1.66 allocation
- $4,300
Window coverings (26)default
$6,500 new × 40% good × 1.66 allocation
- $6,000
Kitchen & laundry equipment plumbingdefault
$9,000 new × 40% good × 1.66 allocation
- $3,600
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 40% good × 1.66 allocation
- $4,600
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.66 allocation
- $23,000
Furniture bought newlisting
$23,000 new × 100% good · bought separately
- $8,800
Paving: driveway & walks (paved)default
$10,700 new × 50% good × 1.66 allocation
- $8,500
Landscaping (typical)default
$10,200 new × 50% good × 1.66 allocation
- $2,200
Patiosdefault
$2,600 new × 50% good × 1.66 allocation
- $2,200
Decks & porches (attached)default
$2,600 new × 50% good × 1.66 allocation
- $190,200
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$286,700 new × 40% good × 1.66 allocation
- $19,700
Building plumbing & fixturesdefault
$29,800 new × 40% good × 1.66 allocation
- $20,400
Building electrical & lightingdefault
$30,700 new × 40% good × 1.66 allocation
- $19,700
HVACdefault
$29,700 new × 40% good × 1.66 allocation
- $11,300
Hardwood & tile floorsdefault
$17,000 new × 40% good × 1.66 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $59,800 | $21,700 | $800 | $82,300 |
| 2 | $0 | $0 | $6,700 | $6,700 |
| 3 | $0 | $0 | $6,700 | $6,700 |
| 4 | $0 | $0 | $6,700 | $6,700 |
| 5 | $0 | $0 | $6,700 | $6,700 |
| 6+ | $0 | $0 | $233,700 | $233,700 |
| Total | $59,800 | $21,700 | $261,400 | $342,900 |
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.