303 Rose St · La Crosse, WI 54603

$115,000

2 bd · 1.0 ba · 823 sqft · Other

Built 1901 2,613 sqft lot

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Why this score? — see what drove the C+ 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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Great opportunity to add to your investment portfolio or make improvements and build equity with this 1-story home conveniently located on Car and Rose Streets, just a short drive to Festival Foods and downtown La Crosse! Highly functional floor plan with 9-foot ceiling, hardwood floors, large kitchen (12 x15) with room to add a breakfast bar, & large master bedroom (17 x 11) w/ walk-in closet (8 x 3)! Add instant value by remodeling the kitchen, replacing the bathroom & refinishing floors! Off-street parking for 2 cars behind house. Walls professionally painted and in great condition. 2nd bedroom does not have a closet. Large front porch and storage shed behind home. 2 windows recently replaced.

Key facts

• 2,613 sq ft lot
• Parking
• Built 1901

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.9% vs local median 3.0% 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-, schools D+, health & safety D.
• 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.
• Market conditions: 59 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $795 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $74k; list at $115k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.7

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,586
• Equity at exit: $17,147

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $31,775
• Equity at exit: $9,943

Cash invested: $32,200 (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: 59
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$603
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $349

Break-even live

Break-even rent $990

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• 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	43d	1	0.55mi
55 River Bend Rd Unit 610 La Crosse, WI	1.0	1.0	803	$1,700	$2.12	43d	1	0.55mi
55 River Bend Rd Unit 304 La Crosse, WI	1.0	1.0	1017	$2,100	$2.06	43d	1	0.55mi
27 Riverpoint Ct La Crosse, WI	1.0	1.0	692	$1,488	$2.15	43d	21	0.57mi
1346 George St #1348 La Crosse, WI	3.0	1.0	1080	$995	$0.92	43d	1	0.98mi
1642 Bainbridge St Apt 23 La Crosse, WI	2.0	1.0	710	$1,350	$1.90	43d	1	1.37mi
816 Cass St Apt 103 La Crosse, WI	1.0	1.0	538	$895	$1.66	43d	1	1.49mi

Listing history 2 events

1. 2026-06-13
   remarks 308-char remark
2. 2026-06-13
   listed $115,000 Pending

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,851 · $154/mo
• Expected delta: +$277/yr (+$23/mo · 17.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $17,178
• − Mortgage interest: −$6,442
• − Property taxes: −$1,574
• − Insurance: −$575
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,345
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,586/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

+130.0% since first listed

24 events — show timeline

• 2026-06-10 Listed $115,000 METROMLS
• 2026-06-10 Listing Removed — METROMLS
• 2024-08-02 Rental Removed $1,225 APPFOLIO
• 2024-06-25 Listed for Rent $1,225 APPFOLIO
• 2021-11-19 Sold (MLS) $73,500 METROMLS
• 2021-10-22 Pending — METROMLS
• 2021-10-19 Listed $69,900 METROMLS
• 2020-05-22 Sold (Public Records) $75,000 Public Records
• 2020-05-21 Sold (MLS) $75,000 METROMLS
• 2020-05-21 Sold (MLS) — METROMLS
• 2020-04-24 Contingent — METROMLS
• 2020-03-22 Price Changed $79,000 METROMLS
• 2020-03-01 Listed $85,000 METROMLS
• 2020-01-05 Listing Removed — METROMLS
• 2020-01-03 Relisted — METROMLS
• 2019-11-06 Pending — METROMLS
• 2019-10-30 Contingent — METROMLS
• 2019-09-17 Listed $65,900 METROMLS
• 2015-07-09 Sold (Public Records) $46,000 Public Records
• 2015-07-08 Sold (MLS) $46,000 METROMLS
• 2015-06-18 Listed $44,900 METROMLS
• 2013-02-07 Listed $58,500 METROMLS
• 2013-02-07 Listing Removed — METROMLS
• 2005-07-27 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,574 · +0.1% YoY. Source: county tax records.