627 Powell St · La Crosse, WI 54603

$200,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily · 2 Days on market

Built 1948 6,969 sqft lot Est $174k · 15% over

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Why this score? — see what drove the D+ 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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location is key for this charming three bedroom bungalow that features a welcoming living room, bright kitchen and main floor master. Additional bedrooms provide quiet and privacy upstairs; convenient main floor bath and hardwood floors throughout complete the package! This home is also in walking distance of Red Cloud Park and Pearl Street Brewery. Come bask in the glow of all this neighborhood has to offer!

Key facts

• Real hardwood floors
• Clean basement
• Vinyl siding

Tags

• REAL HARDWOOD FLOORS
• UPDATED SHOWER
• OPEN KITCHEN
• NEWER VINYL CLAD WINDOWS
• CLEAN BASEMENT
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.2% 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-, 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: North Woods International School (math 27% / reading 32%, grade F, #705 of 1,041 statewide, top 71%, 294 students, 55% 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) — zoned schools average 55% FRL vs 40% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2,101/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 $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.05% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $173,910
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1707 St Andrew St	0.06mi	3/1.0	1,080 (-4%)	14mo	$240,000	$222	79
525 Kane St	0.42mi	3/1.0	1,220 (+9%)	2mo	$199,900	$164	64
411 Loomis St	0.27mi	3/2.0	1,000 (-11%)	11mo	$200,000	$200	56
231 Avon St	0.71mi	2/1.0 (-1)	1,163 (+4%)	6mo	$165,000	$142	51
802 Charles St	0.48mi	3/1.0	953 (-15%)	2mo	$148,000	$155	51
1342 George St	0.65mi	3/1.0	1,011 (-10%)	4mo	$152,000	$150	50
607 Liberty St	0.56mi	2/2.0 (-1)	1,250 (+11%)	4mo	$210,000	$168	42
421 Caledonia St	0.73mi	2/1.0 (-1)	961 (-14%)	18mo	$85,000	$88	22
617 Hagar St	0.72mi	4/2.0 (+1)	1,258 (+12%)	21mo	$142,800	$114	20

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-12,212
• Equity at exit: $29,821

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $15,392
• Equity at exit: $17,292

Cash invested: $56,000 (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: 60
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$211 /mo · $2,528/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $317

Break-even live

Break-even rent $1,700

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $430	-5% $374	+0% $317	+5% $260	+10% $204
Rent	-10% $151	-5% $234	+0% $317	+5% $400	+10% $483
Rate	-1.0pp $418	-0.5pp $368	base $317	+0.5pp $265	+1.0pp $212

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: $50,000
• Closing costs: $6,000
• 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	45d	1	0.68mi
109 Copeland Ave La Crosse, WI	4.0	1.0	1280	$1,795	$1.40	45d	1	0.95mi
55 River Bend Rd Apt 302 La Crosse, WI	3.0	2.0	1246	$2,950	$2.37	45d	1	1.32mi
55 River Bend Rd Apt 608 La Crosse, WI	3.0	2.0	1183	$2,850	$2.41	45d	1	1.32mi

Listing history 10 events

1. 2026-03-12
   status Pending
2. 2026-03-10
   listed $200,000 Active
3. 2022-03-01
   soldstatus $165,000
4. 2022-02-28
   soldstatus $165,000 Sold 413-char remark

   Show marketing remark (413 chars)

   Location is key for this charming three bedroom bungalow that features a welcoming living room, bright kitchen and main floor master. Additional bedrooms provide quiet and privacy upstairs; convenient main floor bath and hardwood floors throughout complete the package! This home is also in walking distance of Red Cloud Park and Pearl Street Brewery. Come bask in the glow of all this neighborhood has to offer!

5. 2022-01-20
   historical Contingent 413-char remark

   Show marketing remark (413 chars)

   Location is key for this charming three bedroom bungalow that features a welcoming living room, bright kitchen and main floor master. Additional bedrooms provide quiet and privacy upstairs; convenient main floor bath and hardwood floors throughout complete the package! This home is also in walking distance of Red Cloud Park and Pearl Street Brewery. Come bask in the glow of all this neighborhood has to offer!

6. 2022-01-10
   listed $170,000 Active 413-char remark

   Show marketing remark (413 chars)

   Location is key for this charming three bedroom bungalow that features a welcoming living room, bright kitchen and main floor master. Additional bedrooms provide quiet and privacy upstairs; convenient main floor bath and hardwood floors throughout complete the package! This home is also in walking distance of Red Cloud Park and Pearl Street Brewery. Come bask in the glow of all this neighborhood has to offer!

7. 2013-11-13
   listed $103,900 443-char remark

   Show marketing remark (443 chars)

   GREAT LOCATION AND NEIGHBORHOOD FOR THIS 3 BEDROOM, ONE BATH, 1.5 STORY BUNGALOW. MASTER BEDROOM ON THE MAIN FLOOR, THE OTHER TWO BEDROOMS UPSTAIRS. LAUNDRY HOOK UPS IN THE BASEMENT, ONE CAR GARAGE WITH ADDITIONAL PARKING NEXT TO GARAGE. SOME PAINTING WILL BE NEEDED ON THE OUTSIDE BUT THE INSIDE IS READY TO GO. APPLIANCES INCLUDED. ACCESS TO CITY PARK AND HIKING TRAILS APPROXIMATELY 1 BLOCK AWAY. CALL TODAY TO SET UP A SHOWING APPOINTMENT.

8. 2013-11-13
   historical 443-char remark

   Show marketing remark (443 chars)

   GREAT LOCATION AND NEIGHBORHOOD FOR THIS 3 BEDROOM, ONE BATH, 1.5 STORY BUNGALOW. MASTER BEDROOM ON THE MAIN FLOOR, THE OTHER TWO BEDROOMS UPSTAIRS. LAUNDRY HOOK UPS IN THE BASEMENT, ONE CAR GARAGE WITH ADDITIONAL PARKING NEXT TO GARAGE. SOME PAINTING WILL BE NEEDED ON THE OUTSIDE BUT THE INSIDE IS READY TO GO. APPLIANCES INCLUDED. ACCESS TO CITY PARK AND HIKING TRAILS APPROXIMATELY 1 BLOCK AWAY. CALL TODAY TO SET UP A SHOWING APPOINTMENT.

9. 2013-07-17
   soldstatus $104,000
10. 2013-06-21
    soldstatus $104,000 443-char remark

    Show marketing remark (443 chars)

    GREAT LOCATION AND NEIGHBORHOOD FOR THIS 3 BEDROOM, ONE BATH, 1.5 STORY BUNGALOW. MASTER BEDROOM ON THE MAIN FLOOR, THE OTHER TWO BEDROOMS UPSTAIRS. LAUNDRY HOOK UPS IN THE BASEMENT, ONE CAR GARAGE WITH ADDITIONAL PARKING NEXT TO GARAGE. SOME PAINTING WILL BE NEEDED ON THE OUTSIDE BUT THE INSIDE IS READY TO GO. APPLIANCES INCLUDED. ACCESS TO CITY PARK AND HIKING TRAILS APPROXIMATELY 1 BLOCK AWAY. CALL TODAY TO SET UP A SHOWING APPOINTMENT.

ⓘ 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: $2,528 · $211/mo
• Projected year-2 tax: $3,114 · $259/mo
• Expected delta: +$586/yr (+$49/mo · 23.2%)

ⓘ 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 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: $25,212
• − Mortgage interest: −$11,203
• − Property taxes: −$2,528
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,818
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $3,653/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

+92.3% since first listed

10 events — show timeline

• 2026-03-12 Pending — METROMLS
• 2026-03-10 Listed $200,000 METROMLS
• 2022-03-01 Sold (Public Records) $165,000 Public Records
• 2022-02-28 Sold (MLS) $165,000 METROMLS
• 2022-01-20 Contingent — METROMLS
• 2022-01-10 Listed $170,000 METROMLS
• 2013-11-13 Listing Removed — METROMLS
• 2013-11-13 Listed $103,900 METROMLS
• 2013-07-17 Sold (Public Records) $104,000 Public Records
• 2013-06-21 Sold (MLS) $104,000 METROMLS

Property tax history

-2.0%/yr

Latest (2025): $2,528 · +5.7% YoY. Source: county tax records.