1708 Market St · La Crosse, WI 54601

$179,900

4 bd · 1.5 ba · 1,147 sqft · Other · 37 Days on market

Built 1883 4,356 sqft lot $157/sqft · 23% below area Est $234k · 23% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

Key facts

• Strong rental demand
• Inviting porch area
• Solid rental history

Tags

• LARGE FUNCTIONAL KITCHEN
• IN UNIT LAUNDRY
• INVITING PORCH AREA
• LARGE FENCED IN BACKYARD
• STRONG RENTAL DEMAND
• SOLID RENTAL HISTORY

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer; Natural gas service
• Home design: Single-family, 2-story home; Less than 1/2 acre lot; Zoned residential
• Construction: Exterior clad in aluminum and wood
• Exterior features: Fenced yard; Sidewalks

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (Upper) — 14 x 9; Bedroom 2 (Upper) — 12 x 9; Bedroom 3 (Main) — 12 x 9; Bedroom 4 (Main) — 12 x 7
• Bathrooms: One full bathroom with shower-over-tub; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cable/satellite available; High-speed internet; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $60 ($724/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.7% below list).
• Recommended offer: $166k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Rents rising (+2.7%/yr); 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,087 (7.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $234,011
• List price: $179,900
• Delta: -18.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-25,746
• Equity at exit: $26,824

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-19,254
• Equity at exit: $15,554

Cash invested: $50,372 (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 54601

• Rents YoY: 2.7%
• Active inventory: 222
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $60

Break-even live

Break-even rent $1,585

Max offer price $179,900

Occupancy floor 91%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 Redfield St La Crosse, WI	3.0	1.0	1000	$1,100	$1.10	43d	1	0.65mi
625 12th St N La Crosse, WI	5.0	1.0	1200	$2,125	$1.77	43d	1	1.07mi

Listing history 28 events

1. 2026-06-19
   days on market $179,900 Active 37 DOM
2. 2026-06-18
   days on market $179,900 Active 36 DOM
3. 2026-06-17
   price $179,900 Active 35 DOM
4. 2026-06-17
   days on market $189,900 Active 35 DOM
5. 2026-06-16
   days on market $189,900 Active 34 DOM
6. 2026-06-15
   days on market $189,900 Active 33 DOM
7. 2026-06-14
   days on market $189,900 Active 31 DOM
8. 2026-06-13
   days on market $189,900 Active 30 DOM
9. 2026-06-10
   days on market $189,900 Active 28 DOM
10. 2026-06-09
    days on market $189,900 Active 27 DOM
11. 2026-06-08
    days on market $189,900 Active 26 DOM
12. 2026-06-07
    days on market $189,900 Active 25 DOM
13. 2026-06-05
    days on market $189,900 Active 22 DOM
14. 2026-06-03
    statusdays on market $189,900 Active 21 DOM
15. 2026-05-08
    listed $189,900 Active 568-char remark
16. 2022-07-15
    historical 364-char remark

    Show marketing remark (364 chars)

    Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

17. 2022-06-27
    historical Contingent 364-char remark

    Show marketing remark (364 chars)

    Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

18. 2022-05-27
    price $149,900 364-char remark

    Show marketing remark (364 chars)

    Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

19. 2022-04-26
    price $154,900 364-char remark

    Show marketing remark (364 chars)

    Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

20. 2022-04-26
    price $514,900 364-char remark

    Show marketing remark (364 chars)

    Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

21. 2022-04-13
    listed $159,900 Active 364-char remark

    Show marketing remark (364 chars)

    Investment opportunity! Rented for $1600 starting 6/13, this 4 bedroom house with a offers great rental income! Conveniently located in the middle of La Crosse, huge backyard, sizable rooms including the kitchen, living room, and laundry/mud room. The roof and windows have been updated/replaced within the past few years. See if this property makes cents for you!

22. 2021-04-01
    soldstatus $137,000
23. 2014-01-30
    soldstatus $52,000
24. 2014-01-28
    listed $57,900

    Show marketing remark (167 chars)

    CENTRAL LOCATION MAKES THIS GREAT VALUE EVEN BETTER. PRICED WAY BELOW MARKET. BIG KITCHEN WITH DINING, PORCHES FRONT AND BACK AND A FENCED YARD. DON'T MISS THIS VALUE.

25. 2014-01-28
    soldstatus $52,000

    Show marketing remark (167 chars)

    CENTRAL LOCATION MAKES THIS GREAT VALUE EVEN BETTER. PRICED WAY BELOW MARKET. BIG KITCHEN WITH DINING, PORCHES FRONT AND BACK AND A FENCED YARD. DON'T MISS THIS VALUE.

26. 2013-02-10
    listed $64,900
27. 2013-02-10
    historical
28. 2005-03-24
    soldstatus $73,000

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $3,064 · $255/mo
• Expected delta: +$264/yr (+$22/mo · 9.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $19,930
• − Mortgage interest: −$10,077
• − Property taxes: −$2,801
• − Insurance: −$900
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,233
• Taxable loss: −$2,269
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,268/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): 50,397
• Household income: $61,639
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 2352.0

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 (89%)
• Race & ethnicity: White 89% Asian 4% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 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: ▼ -186.70%
• Current HPI: 236.4506
• Rent YoY: ▲ 2.72%
• 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

+146.4% since first listed

17 events — show timeline

• 2026-06-17 Price Changed $179,900 METROMLS
• 2026-06-03 Relisted — METROMLS
• 2026-05-28 Pending — METROMLS
• 2026-05-08 Listed $189,900 METROMLS
• 2022-07-15 Listing Removed — METROMLS
• 2022-06-27 Contingent — METROMLS
• 2022-05-27 Price Changed $149,900 METROMLS
• 2022-04-26 Price Changed $154,900 METROMLS
• 2022-04-26 Price Changed $514,900 METROMLS
• 2022-04-13 Listed $159,900 METROMLS
• 2021-04-01 Sold (Public Records) $137,000 Public Records
• 2014-01-30 Sold (Public Records) $52,000 Public Records
• 2014-01-28 Listed $57,900 METROMLS
• 2014-01-28 Sold (MLS) $52,000 METROMLS
• 2013-02-10 Listing Removed — METROMLS
• 2013-02-10 Listed $64,900 METROMLS
• 2005-03-24 Sold (Public Records) $73,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,801 · +5.6% YoY. Source: county tax records.