1005 Losey Blvd S Unit 1007
La Crosse, WI 54601
$335,000
5 bd · 3 ba · 2,483 sqft · Listed 1d ago
View on Realtor.com →Year built
1947
Sqft
2,483
Lot sqft
7,405
HOA / mo
None
Furnished
No
List date
2026-10-16T15:48:52.000000Z
Revenue
Annual revenue
$67,849
ADR
$244
Occupancy
76%
Cleaning fees (12 mo)
$11,434
Confidence
High (70.5), 5 comps
Comp revenue range (p25 / median / p75)
Few similar-size comps were found, so all comps are shown.
Median revenue of shown comps: $60,324
The Bluff View Collective
House · 6 bd · 4.5 ba · sleeps 13 · 0.1 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +3
Revenue $68,889ADR $546Occ ≈ 35%4.8★ (11)
The Bluff View Collective Main House + Studio
House · 4 bd · 2.5 ba · sleeps 8 · 0.2 mi
- A/C
- Free parking
- Pets OK
- Wifi
- +2
Revenue $30,370ADR $467Occ ≈ 18%5★ (1)
La Crosse's Bluffside Retreat
House · 5 bd · 2 ba · sleeps 8 · 0.2 mi
Revenue $60,324ADR $766Occ ≈ 22%4.8★ (22)
Delisted
Cabin-like Home in the Heart of La Crosse.
House · 4 bd · 2 ba · sleeps 8 · 0.4 mi
Revenue $43,499ADR $289Occ ≈ 41%5★ (70)
Delisted
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
The Bluff View Collective House
| 6 bd · 4.5 ba · sleeps 13 | $68,889 | $546 | 35% | 4.8★ (11) | 0.1 mi | Airbnb |
Bluff View Haven | Steps to Campus House
| 4 bd · 2 ba · sleeps 10 | $60,855 | $258 | 65% | 4.8★ (90) | 0.2 mi | AirbnbVrbo |
The Bluff View Collective Main House + Studio House
| 4 bd · 2.5 ba · sleeps 8 | $30,370 | $467 | 18% | 5★ (1) | 0.2 mi | Airbnb |
La Crosse's Bluffside Retreat House | 5 bd · 2 ba · sleeps 8 | $60,324 | $766 | 22% | 4.8★ (22) | 0.2 mi | Delisted |
Cabin-like Home in the Heart of La Crosse. House | 4 bd · 2 ba · sleeps 8 | $43,499 | $289 | 41% | 5★ (70) | 0.4 mi | Delisted |
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 8.15% = 7.40% Freddie Mac 30-yr avg (Oct 15) + 0.75% investor premium
Est. revenue
$67,849
NOI
$37,902
Cash flow /mo
$1,289
Cash needed
$123,650
Cash-on-cash
12.5%
ROE (yr 1)
22.3%
Cap rate
11.3%
DSCR
1.69
Year-1 write-off
$96,394
Year-1 tax shield @ 32%
$30,846
Year-1 return on equity
- Cash flow (annual)$15,463
- Principal paydown$2,037
- Appreciation at%$10,050
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)$13,570
- Platform fees (3% of revenue)$2,035
- Maintenance / capex (5% of revenue)$3,392
- Utilities & supplies$4,200
- HOA$0
- Property tax$5,091
- Insurance (STR-rated)$1,658
Cash needed to close
- Down payment (25%)$83,750
- Closing costs (4.0%)$13,400
- Furnishing (bought new)$26,500
Tax savings if the STR loophole applies
- Tax shield @ 32%$30,846
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
$275,000
Short-life (5/15-yr)
$70,000 · 25%
Year-1 deduction
$96,000
Year-1 tax shield @ 32%
$31,000
Land 18% (market default, no usable tax-record split) · building $205,000 over 39 years · new furniture $27,000
Based on: 2,483 sq ft, built 1947, 5 bd / 3 ba, unfurnished, listing features (deck, patio, fireplace, flooring types, appliance list).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $62,000 in year 1 (13% short-life, $20,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $6,200
Kitchen cabinetsdefault
$11,200 new × 40% good × 1.38 allocation
- $5,100
Kitchen countertopsdefault
$9,200 new × 40% good × 1.38 allocation
- $2,400
Decorative trimdefault
$4,300 new × 40% good × 1.38 allocation
- $200
Mirrorsdefault
$500 new × 40% good × 1.38 allocation
- $1,000
Shelvingdefault
$1,800 new × 40% good × 1.38 allocation
- $3,400
Window coverings (25)default
$6,300 new × 40% good × 1.38 allocation
- $4,800
Kitchen & laundry equipment plumbingdefault
$8,700 new × 40% good × 1.38 allocation
- $2,900
Kitchen, laundry & data equipment electricaldefault
$5,300 new × 40% good × 1.38 allocation
- $2,800
Appliances (range, dishwasher, refrigerator)listing
$5,000 new × 40% good × 1.38 allocation
- $26,500
Furniture bought newlisting
$26,500 new × 100% good · bought separately
- $7,100
Paving: driveway & walks (paved)listing
$10,300 new × 50% good × 1.38 allocation
- $6,800
Landscaping (typical)default
$9,900 new × 50% good × 1.38 allocation
- $7,700
Patioslisting
$11,200 new × 50% good × 1.38 allocation
- $19,200
Decks & porches (attached)listing
$27,900 new × 50% good × 1.38 allocation
- $148,100
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$269,100 new × 40% good × 1.38 allocation
- $15,400
Building plumbing & fixturesdefault
$28,000 new × 40% good × 1.38 allocation
- $15,800
Building electrical & lightingdefault
$28,700 new × 40% good × 1.38 allocation
- $15,400
HVACdefault
$28,000 new × 40% good × 1.38 allocation
- $8,800
Hardwood & tile floorsdefault
$16,000 new × 40% good × 1.38 allocation
- $1,400
Fireplacelisting
$2,600 new × 40% good × 1.38 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $55,300 | $40,900 | $200 | $96,400 |
| 2 | $0 | $0 | $5,300 | $5,300 |
| 3 | $0 | $0 | $5,300 | $5,300 |
| 4 | $0 | $0 | $5,300 | $5,300 |
| 5 | $0 | $0 | $5,300 | $5,300 |
| 6+ | $0 | $0 | $183,800 | $183,800 |
| Total | $55,300 | $40,900 | $205,000 | $301,200 |
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.