1208 Losey Blvd S

La Crosse, WI 54601

$419,999

4 bd · 2 ba · 2,640 sqft · Listed 13d ago

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Year built

1946

Sqft

2,640

Lot sqft

8,712

HOA / mo

None

Furnished

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)

$40,707$44,638$59,740

Bright 4BR Retreat | UW-La Crosse
House · 4 bd · 2 ba · sleeps 10 · 289 ft
Revenue $59,726ADR $252Occ ≈ 65%4.8★ (87)
Airbnb Vrbo
NEST - Cozy, Stylish, & Relaxing & Newly updated!
House · 3 bd · 1.5 ba · sleeps 6 · 489 ft
Revenue $41,930ADR $224Occ ≈ 51%5★ (56)
Airbnb Vrbo
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)
Airbnb
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $59,781ADR $405Occ ≈ 40%4.8★ (22)
Airbnb
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)
Airbnb
Cozy Cottage on the Corner
House · 3 bd · 2 ba · sleeps 7 · 0.4 mi
Revenue $63,808ADR $227Occ ≈ 77%5★ (16)
Airbnb
Downtown Boho Home w/Office, Yoga Studio,King Bed
House · 3 bd · 2 ba · sleeps 8 · 0.5 mi
Revenue $47,138ADR $262Occ ≈ 49%4.8★ (27)
Airbnb Vrbo Booking
Cheerful home with driveway and backyard!
House · 3 bd · 1.5 ba · sleeps 6 · 0.5 mi
Revenue $37,038ADR $226Occ ≈ 45%4.9★ (120)
Airbnb Vrbo

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	Airbnb Vrbo
NEST - Cozy, Stylish, & Relaxing & Newly updated! House	3 bd · 1.5 ba · sleeps 6	$41,930	$224	51%	5★ (56)	489 ft	Airbnb Vrbo
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	Airbnb Vrbo Booking
Cheerful home with driveway and backyard! House	3 bd · 1.5 ba · sleeps 6	$37,038	$226	45%	4.9★ (120)	0.5 mi	Airbnb Vrbo

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

$51,687

NOI

$26,844

Cash flow /mo

$2,237

Cash needed

$459,799

Cash-on-cash (all cash)

5.8%

ROE (yr 1)

8.6%

Cap rate

6.4%

DSCR

—

Year-1 write-off

$82,301

Year-1 tax shield @ 32%

$26,336

Year-1 return on equity

Cash flow (annual)$26,844
Principal paydown (n/a, cash)$0
Appreciation at%$12,600

ROE8.6%

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)$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

Purchase price (all cash)$419,999
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.

5-year property$59,800

Kitchen cabinetsdefault
$11,600 new × 40% good × 1.66 allocation
$7,700
Kitchen countertopsdefault
$9,500 new × 40% good × 1.66 allocation
$6,300
Decorative trimdefault
$4,600 new × 40% good × 1.66 allocation
$3,100
Mirrorsdefault
$300 new × 40% good × 1.66 allocation
$200
Shelvingdefault
$1,500 new × 40% good × 1.66 allocation
$1,000
Window coverings (26)default
$6,500 new × 40% good × 1.66 allocation
$4,300
Kitchen & laundry equipment plumbingdefault
$9,000 new × 40% good × 1.66 allocation
$6,000
Kitchen, laundry & data equipment electricaldefault
$5,400 new × 40% good × 1.66 allocation
$3,600
Appliances (range, dishwasher, refrigerator, washer, dryer)listing
$7,000 new × 40% good × 1.66 allocation
$4,600
Furniture bought newlisting
$23,000 new × 100% good · bought separately
$23,000

15-year land improvements$21,700

Paving: driveway & walks (paved)default
$10,700 new × 50% good × 1.66 allocation
$8,800
Landscaping (typical)default
$10,200 new × 50% good × 1.66 allocation
$8,500
Patiosdefault
$2,600 new × 50% good × 1.66 allocation
$2,200
Decks & porches (attached)default
$2,600 new × 50% good × 1.66 allocation
$2,200

Building, 39-year$261,400

Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$286,700 new × 40% good × 1.66 allocation
$190,200
Building plumbing & fixturesdefault
$29,800 new × 40% good × 1.66 allocation
$19,700
Building electrical & lightingdefault
$30,700 new × 40% good × 1.66 allocation
$20,400
HVACdefault
$29,700 new × 40% good × 1.66 allocation
$19,700
Hardwood & tile floorsdefault
$17,000 new × 40% good × 1.66 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	$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.