214 Rose St · La Crosse, WI 54603

$99,900

2 bd · 1.0 ba · 770 sqft · Other · 81 Days on market

Built 1901 3,484 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS VALUE PRICED 3BR/1 BATH BUNGALOW HAS SEEN A COMPLETE REMODEL. THIS HOME OFFERS ALL NEW PLUMBING, ELECTRICAL, KITCHEN (MAPLE CABINETS & APPLIANCES INCLUDED), VINYL WINDOWS, FLOORING, SHEETROCK & MUCH MORE. ADDITIONAL FEATURES INCLUDE DINING SPACE, MAIN FLOOR BEDROOM, OFF ALLEY PARKING & MORE.

Key facts

• Alley access
• Fenced in backyard
• Front porch

Tags

• MAIN FLOOR LAUNDRY
• FENCED IN BACKYARD
• ALLEY ACCESS
• FRONT PORCH
• TWO CAR PARKING PAD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (0.6% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.1% in La Crosse — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#339 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, crime F.
• La Crosse School District (urban): math 29% / reading 34% proficiency, ranked #267 of 342 in WI (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summit Environmental School (math 27% / reading 37%, grade F, #662 of 1,041 statewide, top 67%, 286 students, 53% FRL); Logan Middle (math 21% / reading 30%, grade F, #313 of 383 statewide, top 82%, 369 students, 63% FRL); Logan High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 754 students, 47% FRL).
• Market conditions: 60 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• La Crosse County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $100k implies a 609% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.16%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-16,102
• Equity at exit: $14,895

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-13,108
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 54603

• Active inventory: 60
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$524
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-3

Break-even live

Break-even rent $1,426

Max offer price $99,336

Occupancy floor 95%

Sensitivity live

Price	-10% $53	-5% $25	+0% $-3	+5% $-31	+10% $-60
Rent	-10% $-116	-5% $-59	+0% $-3	+5% $53	+10% $109
Rate	-1.0pp $47	-0.5pp $22	base $-3	+0.5pp $-29	+1.0pp $-55

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 River Bend Rd Unit 509 La Crosse, WI	1.0	1.0	736	$1,525	$2.07	45d	1	0.55mi
55 River Bend Rd Unit 610 La Crosse, WI	1.0	1.0	803	$1,700	$2.12	45d	1	0.55mi
55 River Bend Rd Unit 304 La Crosse, WI	1.0	1.0	1017	$2,100	$2.06	45d	1	0.55mi
27 Riverpoint Ct La Crosse, WI	1.0	1.0	692	$1,488	$2.15	45d	21	0.57mi
1346 George St #1348 La Crosse, WI	3.0	1.0	1080	$995	$0.92	45d	1	0.98mi
1642 Bainbridge St Apt 23 La Crosse, WI	2.0	1.0	710	$1,350	$1.90	45d	1	1.37mi
816 Cass St Apt 103 La Crosse, WI	1.0	1.0	538	$895	$1.66	45d	1	1.49mi

Listing history 8 events

1. 2026-01-19
   status Pending
2. 2025-12-31
   price $99,900
3. 2025-10-29
   listed $110,000 Active
4. 2014-05-19
   historical 315-char remark

   Show marketing remark (315 chars)

   THIS VALUE PRICED 3BR/1 BATH BUNGALOW HAS SEEN A COMPLETE REMODEL. THIS HOME OFFERS ALL NEW PLUMBING, ELECTRICAL, KITCHEN (MAPLE CABINETS & APPLIANCES INCLUDED), VINYL WINDOWS, FLOORING, SHEETROCK & MUCH MORE. ADDITIONAL FEATURES INCLUDE DINING SPACE, MAIN FLOOR BEDROOM, OFF ALLEY PARKING & MORE.

5. 2014-05-19
   listed $60,000 315-char remark

   Show marketing remark (315 chars)

   THIS VALUE PRICED 3BR/1 BATH BUNGALOW HAS SEEN A COMPLETE REMODEL. THIS HOME OFFERS ALL NEW PLUMBING, ELECTRICAL, KITCHEN (MAPLE CABINETS & APPLIANCES INCLUDED), VINYL WINDOWS, FLOORING, SHEETROCK & MUCH MORE. ADDITIONAL FEATURES INCLUDE DINING SPACE, MAIN FLOOR BEDROOM, OFF ALLEY PARKING & MORE.

6. 2013-09-20
   listed $12,900 313-char remark

   Show marketing remark (313 chars)

   GREAT INVESTMENT PROPERTY. FREDDIE MAC FIRST LOOK INITITIVE FOR OWNER OCCUPIED BUYER ONLY UNTIL 02/26/2013. DISCLOSURE AND INSTRUCTIONS TO WRITE AN OFFER ARE ALL POSTED ONLINE. PARKING IN BACK OFF ALLEY. CRAWL SPACE ACCESS IN FLOOR UNDER STAIRCASE ELECTRICAL SERVICE OUTSIDE ON SOUTH EAST CORNER APPLIANCES AS IS.

7. 2013-09-20
   historical 313-char remark

   Show marketing remark (313 chars)

   GREAT INVESTMENT PROPERTY. FREDDIE MAC FIRST LOOK INITITIVE FOR OWNER OCCUPIED BUYER ONLY UNTIL 02/26/2013. DISCLOSURE AND INSTRUCTIONS TO WRITE AN OFFER ARE ALL POSTED ONLINE. PARKING IN BACK OFF ALLEY. CRAWL SPACE ACCESS IN FLOOR UNDER STAIRCASE ELECTRICAL SERVICE OUTSIDE ON SOUTH EAST CORNER APPLIANCES AS IS.

8. 2013-03-07
   soldstatus $14,100 313-char remark

   Show marketing remark (313 chars)

   GREAT INVESTMENT PROPERTY. FREDDIE MAC FIRST LOOK INITITIVE FOR OWNER OCCUPIED BUYER ONLY UNTIL 02/26/2013. DISCLOSURE AND INSTRUCTIONS TO WRITE AN OFFER ARE ALL POSTED ONLINE. PARKING IN BACK OFF ALLEY. CRAWL SPACE ACCESS IN FLOOR UNDER STAIRCASE ELECTRICAL SERVICE OUTSIDE ON SOUTH EAST CORNER APPLIANCES AS IS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,611 · $134/mo
• Projected year-2 tax: $1,730 · $144/mo
• Expected delta: +$118/yr (+$10/mo · 7.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,060
• − Mortgage interest: −$5,596
• − Property taxes: −$1,611
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,906
• Taxable loss: −$1,401
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $298/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: La Crosse School District
• NCES district ID: 5507530
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $42,924
• Composite: 26.76/100
• National rank: #7135
• State rank: #267 of 342 in WI

Livability — La Crosse

• Score: 69/100
• State rank: #339
• US rank: #8671

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Crosse, WI
• County: La Crosse County · 89,439 people
• City population: 64,135
• Metro: La Crosse-Onalaska, WI-MN
• Population (ZIP): 13,738
• Household income: $52,012
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 526.0

Population outlook (La Crosse County) Hauer SSP2

• Today (2025): 126,082 people
• By 2030: 130,161 · +3.2%
• By 2040: 137,231 · +8.8%
• By 2050: 143,506 · +13.8%
• By 2075: 160,149 · +27.0%
• By 2100: 166,408 · +32.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 14% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · China
• Languages at home: 94% English-only · Other Asian/Pacific 5% Spanish 1%

Political lean MEDSL · La Crosse

• 2024 margin: Lean D (+9.4) · D 54.0% · R 44.6% · Other 1.4%
• 2008→2024 swing: -14.1pp toward R · 2008: 23.4pp · 2024: 9.4pp
• All cycles: 2024: D+9.4 2020: D+13.5 2016: D+9.6 2012: D+17.3 2008: D+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.91%
• Current HPI: 270.8554
• Rent YoY: —
• Metro: La Crosse-Onalaska, WI-MN
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+608.5% since first listed

8 events — show timeline

• 2026-01-19 Pending — METROMLS
• 2025-12-31 Price Changed $99,900 METROMLS
• 2025-10-29 Listed $110,000 METROMLS
• 2014-05-19 Listed $60,000 METROMLS
• 2014-05-19 Listing Removed — METROMLS
• 2013-09-20 Listing Removed — METROMLS
• 2013-09-20 Listed $12,900 METROMLS
• 2013-03-07 Sold (MLS) $14,100 METROMLS

Property tax history

+1.3%/yr

Latest (2025): $1,611 · -5.3% YoY. Source: county tax records.