2006 Prospect St · La Crosse, WI 54603

$94,900

1 bd · 1.0 ba · 464 sqft · Other · 208 Days on market

2,613 sqft lot $205/sqft · 20% below area Est $119k · 20% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• 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 tiny home for sale in a prime location! Great starter home or use as an air bnb! This fully remodeled gem boasts abundant natural light, creating an airy ambiance perfect for easy living. Embracing a minimalist lifestyle, it offers low maintenance and efficiency. Brand new windows that keep the house extra quiet. Nestled in a north side neighborhood, enjoy urban convenience with a historical touch. With a modest size yard for outdoor activities, this cozy haven combines modern comfort with timeless charm. Ideal for those seeking simplicity and community in town living! Current pictures show it when it was staged.

Key facts

• 2,613 sq ft lot
• Listed 207 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $93k (2.3% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 59 active listings in the ZIP; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $95k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $118,744
• List price: $94,900
• Delta: -20.08%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-8,183
• Equity at exit: $14,150

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,115
• Equity at exit: $8,205

Cash invested: $26,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $927 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $113

Break-even live

Break-even rent $784

Max offer price $94,900

Occupancy floor 83%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $94,900 Active 208 DOM
2. 2026-06-18
   days on market $94,900 Active 207 DOM
3. 2026-06-17
   days on market $94,900 Active 206 DOM
4. 2026-06-16
   days on market $94,900 Active 205 DOM
5. 2026-06-15
   days on market $94,900 Active 204 DOM
6. 2026-06-14
   days on market $94,900 Active 202 DOM
7. 2026-06-13
   days on market $94,900 Active 201 DOM
8. 2026-06-10
   days on market $94,900 Active 199 DOM
9. 2026-06-09
   days on market $94,900 Active 198 DOM
10. 2026-06-08
    days on market $94,900 Active 197 DOM
11. 2026-06-07
    pricedays on market $94,900 Active 196 DOM
12. 2026-06-03
    days on market $99,900 Active 194 DOM
13. 2026-06-02
    days on market $99,900 Active 193 DOM
14. 2026-06-01
    days on market $99,900 Active 192 DOM
15. 2026-05-31
    days on market $99,900 Active 191 DOM
16. 2026-05-30
    days on market $99,900 Active 190 DOM
17. 2026-05-05
    status Active
18. 2026-03-14
    status Pending
19. 2026-01-08
    price $99,900
20. 2025-12-14
    price $104,900
21. 2025-12-14
    status Active
22. 2025-11-29
    historical
23. 2025-11-25
    price $114,900
24. 2025-09-16
    listed $124,900 Active
25. 2025-04-22
    soldstatus $54,600
26. 2025-03-19
    historical 629-char remark

    Show marketing remark (629 chars)

    Charming tiny home for sale in a prime location! Great starter home or use as an air bnb! This fully remodeled gem boasts abundant natural light, creating an airy ambiance perfect for easy living. Embracing a minimalist lifestyle, it offers low maintenance and efficiency. Brand new windows that keep the house extra quiet. Nestled in a north side neighborhood, enjoy urban convenience with a historical touch. With a modest size yard for outdoor activities, this cozy haven combines modern comfort with timeless charm. Ideal for those seeking simplicity and community in town living! Current pictures show it when it was staged.

27. 2024-10-18
    listed $143,000 Active 629-char remark

    Show marketing remark (629 chars)

    Charming tiny home for sale in a prime location! Great starter home or use as an air bnb! This fully remodeled gem boasts abundant natural light, creating an airy ambiance perfect for easy living. Embracing a minimalist lifestyle, it offers low maintenance and efficiency. Brand new windows that keep the house extra quiet. Nestled in a north side neighborhood, enjoy urban convenience with a historical touch. With a modest size yard for outdoor activities, this cozy haven combines modern comfort with timeless charm. Ideal for those seeking simplicity and community in town living! Current pictures show it when it was staged.

28. 2024-10-13
    historical
29. 2024-08-09
    price $144,900
30. 2024-07-29
    listed $148,000 Active
31. 2024-03-06
    soldstatus $147,000 Sold
32. 2024-02-15
    status Pending
33. 2024-02-10
    listed $133,000 Active
34. 2019-12-04
    soldstatus $30,500

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$386/yr (+$32/mo · 39.3%)

ⓘ 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) · 21% 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: $11,122
• − Mortgage interest: −$5,316
• − Property taxes: −$983
• − Insurance: −$474
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$2,761
• Taxable loss: −$191
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,403/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

+227.5% since first listed

18 events — show timeline

• 2026-05-05 Relisted — SCWMLS
• 2026-03-14 Pending — SCWMLS
• 2026-01-08 Price Changed $99,900 SCWMLS
• 2025-12-14 Price Changed $104,900 SCWMLS
• 2025-12-14 Relisted — SCWMLS
• 2025-11-29 Listing Removed — SCWMLS
• 2025-11-25 Price Changed $114,900 SCWMLS
• 2025-09-16 Listed $124,900 SCWMLS
• 2025-04-22 Sold (Public Records) $54,600 Public Records
• 2025-03-19 Listing Removed — METROMLS
• 2024-10-18 Listed $143,000 METROMLS
• 2024-10-13 Listing Removed — METROMLS
• 2024-08-09 Price Changed $144,900 METROMLS
• 2024-07-29 Listed $148,000 METROMLS
• 2024-03-06 Sold (MLS) $147,000 METROMLS
• 2024-02-15 Pending — METROMLS
• 2024-02-10 Listed $133,000 METROMLS
• 2019-12-04 Sold (Public Records) $30,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $983 · +3.5% YoY. Source: county tax records.