1312 George St · La Crosse, WI 54603

$175,000

3 bd · 1.0 ba · 1,452 sqft · SingleFamily · 63 Days on market

Built 1910 6,577 sqft lot $121/sqft · 23% below area Est $228k · 23% under

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.0/10.0
• 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

Charming Northside La Crosse home located at the intersection of Clinton and George Street, offering a convenient location close to everything you need. This 3 bedroom home includes the option for a 4th bedroom, providing flexibility for additional living space, a home office, or guest room. Inside, you'll find an abundance of windows that bring in a ton of natural light, creating a bright and inviting feel throughout. The property also features a 2 car detached garage and a partially fenced backyard, offering space for outdoor enjoyment, pets, or entertaining. A solid option for buyers looking for space, functionality, and a great Northside location.

Key facts

• Northside location
• Detached garage
• Abundance of windows

Tags

• NORTHSIDE LOCATION
• DETACHED GARAGE
• PARTIALLY FENCED BACKYARD
• ABUNDANCE OF WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 4 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).
• At $2,096/mo this rent would consume 48% of the median local household income ($52k/yr) (locally 526% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 63 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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 $110k; list at $175k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $227,962
• List price: $175,000
• Delta: -23.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Kane St	0.11mi	4/2.0 (+1)	1,573 (+8%)	1mo	$210,000	$134	71
1633 Liberty St	0.45mi	3/1.0	1,481 (+2%)	6mo	$199,900	$135	71
1231 Liberty St	0.24mi	3/1.5	1,581 (+9%)	3mo	$202,000	$128	69
1217 Avon St	0.32mi	3/2.0	1,328 (-8%)	1mo	$230,000	$173	66
1830 Prospect St	0.62mi	3/1.0	1,400 (-4%)	1mo	$255,000	$182	64
700 Kane St	0.48mi	3/1.0	1,330 (-8%)	6mo	$175,000	$132	58
1113 Liberty St	0.28mi	4/1.0 (+1)	1,622 (+12%)	6mo	$219,000	$135	58
722 Caledonia St	0.57mi	4/1.0 (+1)	1,340 (-8%)	6mo	$175,000	$131	50
1022 Rose St	0.47mi	4/2.0 (+1)	1,292 (-11%)	0mo	$222,000	$172	50
1633 Wood St	0.39mi	4/2.0 (+1)	1,664 (+15%)	1mo	$240,000	$144	47
1911 Liberty St	0.66mi	4/1.0 (+1)	1,318 (-9%)	2mo	$189,000	$143	47
607 Liberty St	0.60mi	2/2.0 (-1)	1,250 (-14%)	4mo	$210,000	$168	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,523
• Equity at exit: $26,093

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $33,359
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $421

Break-even live

Break-even rent $1,563

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1346 George St #1348 La Crosse, WI	3.0	1.0	1080	$995	$0.92	44d	1	0.05mi
109 Copeland Ave La Crosse, WI	4.0	1.0	1280	$1,795	$1.40	44d	1	1.14mi
55 River Bend Rd Apt 302 La Crosse, WI	3.0	2.0	1246	$2,950	$2.37	44d	1	1.48mi
55 River Bend Rd Apt 608 La Crosse, WI	3.0	2.0	1183	$2,850	$2.41	44d	1	1.48mi

Listing history 22 events

1. 2026-06-19
   days on market $175,000 Active 63 DOM
2. 2026-06-18
   days on market $175,000 Active 62 DOM
3. 2026-06-17
   days on market $175,000 Active 61 DOM
4. 2026-06-16
   days on market $175,000 Active 60 DOM
5. 2026-06-15
   days on market $175,000 Active 59 DOM
6. 2026-06-14
   days on market $175,000 Active 57 DOM
7. 2026-06-13
   days on market $175,000 Active 56 DOM
8. 2026-06-10
   days on market $175,000 Active 54 DOM
9. 2026-06-09
   days on market $175,000 Active 53 DOM
10. 2026-06-08
    days on market $175,000 Active 52 DOM
11. 2026-06-07
    days on market $175,000 Active 51 DOM
12. 2026-06-05
    days on market $175,000 Active 48 DOM
13. 2026-06-03
    days on market $175,000 Active 47 DOM
14. 2026-06-02
    days on market $175,000 Active 46 DOM
15. 2026-06-01
    days on market $175,000 Active 45 DOM
16. 2026-05-31
    days on market $175,000 Active 44 DOM
17. 2026-05-30
    days on market $175,000 Active 43 DOM
18. 2026-05-01
    price $180,000 659-char remark

    Show marketing remark (659 chars)

    Charming Northside La Crosse home located at the intersection of Clinton and George Street, offering a convenient location close to everything you need. This 3 bedroom home includes the option for a 4th bedroom, providing flexibility for additional living space, a home office, or guest room. Inside, you'll find an abundance of windows that bring in a ton of natural light, creating a bright and inviting feel throughout. The property also features a 2 car detached garage and a partially fenced backyard, offering space for outdoor enjoyment, pets, or entertaining. A solid option for buyers looking for space, functionality, and a great Northside location.

19. 2026-05-01
    price $180,000 659-char remark

    Show marketing remark (659 chars)

    Charming Northside La Crosse home located at the intersection of Clinton and George Street, offering a convenient location close to everything you need. This 3 bedroom home includes the option for a 4th bedroom, providing flexibility for additional living space, a home office, or guest room. Inside, you'll find an abundance of windows that bring in a ton of natural light, creating a bright and inviting feel throughout. The property also features a 2 car detached garage and a partially fenced backyard, offering space for outdoor enjoyment, pets, or entertaining. A solid option for buyers looking for space, functionality, and a great Northside location.

20. 2026-04-17
    listed $185,000 Active 659-char remark

    Show marketing remark (659 chars)

    Charming Northside La Crosse home located at the intersection of Clinton and George Street, offering a convenient location close to everything you need. This 3 bedroom home includes the option for a 4th bedroom, providing flexibility for additional living space, a home office, or guest room. Inside, you'll find an abundance of windows that bring in a ton of natural light, creating a bright and inviting feel throughout. The property also features a 2 car detached garage and a partially fenced backyard, offering space for outdoor enjoyment, pets, or entertaining. A solid option for buyers looking for space, functionality, and a great Northside location.

21. 2026-04-17
    listed $185,000 Active 659-char remark

    Show marketing remark (659 chars)

    Charming Northside La Crosse home located at the intersection of Clinton and George Street, offering a convenient location close to everything you need. This 3 bedroom home includes the option for a 4th bedroom, providing flexibility for additional living space, a home office, or guest room. Inside, you'll find an abundance of windows that bring in a ton of natural light, creating a bright and inviting feel throughout. The property also features a 2 car detached garage and a partially fenced backyard, offering space for outdoor enjoyment, pets, or entertaining. A solid option for buyers looking for space, functionality, and a great Northside location.

22. 2020-10-16
    soldstatus $110,000

ⓘ 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: $2,931 · $244/mo
• Projected year-2 tax: $3,084 · $257/mo
• Expected delta: +$153/yr (+$13/mo · 5.2%)

ⓘ 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 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: $25,147
• − Mortgage interest: −$9,803
• − Property taxes: −$2,931
• − Insurance: −$875
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − Depreciation: −$5,091
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $4,465/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

+63.6% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $180,000 METROMLS
• 2026-05-01 Price Changed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $185,000 METROMLS
• 2020-10-16 Sold (Public Records) $110,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,931 · +12.6% YoY. Source: county tax records.