2707 Boschert St · La Crosse, WI 54601

$109,500

4 bd · 1.0 ba · 1,608 sqft · SingleFamily · 7 Days on market

Built 1900 0.28 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity knocks in the Town of Shelby! This 4 bedroom, 1 bath home offers incredible potential for the right buyer willing to bring their vision & elbow grease. Priced to sell, this is a fantastic chance to build sweat equity or take on your next investment project. Conveniently located near shopping, dining, & everyday amenities including Shelby Mall & Walmart. The location is hard to beat & house sits on a spacious 1/4-acre lot & in an area surrounded by many well-kept homes. No garage, but ample outdoor space for parking or future improvements. Whether you're a first-time buyer with vision, investor, or flipper, this one is packed with potential. Town of

Key facts

• Ample outdoor space
• Moved around 1950
• Built around 1900

Tags

• SPACIOUS 1/4-ACRE LOT
• AMPLE OUTDOOR SPACE
• BUILT AROUND 1900
• MOVED AROUND 1950

Property features AI

Finance

• Other: Estimated living area range: 1501-1750

Exterior

• Parking: 1 parking space
• Utilities: Municipal sewer; Well water; Natural gas
• Home design: Single-family, 2-story home; Residential zoning; Year built: see remarks
• Construction: Other construction details; see remarks
• Exterior features: Aluminum trim; Garden shed; Lot less than 1/2 acre

Interior

• Kitchen: Kitchen 19 x 14 (Main); Range; Refrigerator
• Bedrooms: Master bedroom 11 x 11 (Main); Bedroom 2 20 x 8 (Upper); Bedroom 3 10 x 10 (Upper); Bedroom 4 10 x 8 (Upper)
• Bathrooms: One full bathroom with a shower stall
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Living room 11 x 11 (Main); Dining room 11 x 8 (Main); Den/office 11 x 11 (Main); Basement: block, crawl space, full (partial)
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.1% 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; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• This rent runs 36% 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 $757 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 + 2.7% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,500

Questions for the listing agent

1. Built in 1900 — 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: 1.68% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $271,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Birch St	0.47mi	4/2.0	1,634 (+2%)	7mo	$235,000	$144	66
3144 25th Street St S	0.70mi	4/2.0	1,652 (+3%)	1mo	$280,000	$169	58
3420 Cliffside Dr	0.73mi	4/2.0	1,581 (-2%)	2mo	$319,900	$202	57
3409 Birch St	0.62mi	4/2.0	1,700 (+6%)	3mo	$295,000	$174	55
2423 Robinsdale Ave	0.58mi	3/2.0 (-1)	1,680 (+4%)	5mo	$250,000	$149	52
3400 28th Street St S	0.47mi	3/2.0 (-1)	1,766 (+10%)	1mo	$245,000	$139	52
3167 31st Street St S	0.71mi	4/2.0	1,500 (-7%)	2mo	$331,000	$221	50
3110 27th Street St S	0.75mi	4/2.0	1,713 (+6%)	0mo	$250,000	$146	50
3315 Leonard St	0.64mi	3/2.0 (-1)	1,700 (+6%)	3mo	$316,000	$186	49
4605 Juniper St	0.64mi	3/2.0 (-1)	1,695 (+5%)	8mo	$239,900	$142	46
3147 29th Street South St	0.69mi	4/1.0	1,416 (-12%)	4mo	$240,000	$169	44
3150 25th Street St S	0.69mi	3/2.0 (-1)	1,400 (-13%)	1mo	$305,000	$218	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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $27,168
• Equity at exit: $16,327

10-year hold

• IRR: 29.6%
• Equity multiple: 3.61×
• Total profit: $80,090
• Equity at exit: $9,468

Cash invested: $30,660 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $713

Break-even live

Break-even rent $932

Max offer price $109,500

Occupancy floor 56%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-05
   status $109,500 Pending 7 DOM
2. 2026-06-03
   days on market $109,500 Active 7 DOM
3. 2026-06-02
   days on market $109,500 Active 6 DOM
4. 2026-06-01
   days on market $109,500 Active 5 DOM
5. 2026-05-31
   days on market $109,500 Active 4 DOM
6. 2026-05-30
   days on market $109,500 Active 3 DOM
7. 2026-05-27
   listed $109,500 Active

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $1,712 · $143/mo
• Expected delta: +$314/yr (+$26/mo · 22.5%)

ⓘ 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 ≥99°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: $22,015
• − Mortgage interest: −$6,134
• − Property taxes: −$1,398
• − Insurance: −$548
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$3,185
• Taxable income: $7,228
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $6,821/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

• 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

1 event — show timeline

• 2026-05-27 Listed $109,500 METROMLS

Property tax history

+1.6%/yr

Latest (2025): $1,398 · +7.4% YoY. Source: county tax records.