1433-1435 Caledonia St · La Crosse, WI 54603

$215,000

4 bd · 2.0 ba · 1,489 sqft · Other · 4 Days on market

Built 1901 6,969 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• 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

Side by side duplex. Unit 1 is a 1bed/1bath, unit 2 is 3bed/1bath. Both units are currently leased until end of May. The one bedroom leases for $750 and the 3 bedroom leases for $1,195. There's a large backyard with 2 car garage and storage shed for both sets of tenants to use. Owner pays water/Sewer. Tenants pay gas/electric.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1901

Property features AI

Finance

• Other: Inclusions: 2 refrigerators and two oven/ranges; Exclusions: seller/tenants personal property
• Financial info: Two-unit property

Exterior

• Parking: 1 off-street parking space noted; Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Electric: listings include 1 and 2 electric meters; Gas: listings include 1 and 2 gas meters
• Home design: Duplex (side-by-side); Multi-family property; Information source indicates year built from assessor/public record
• Construction: Crawl space or slab foundation (also listed under interior)
• Exterior features: Exterior described as Other; Lot is approximately 0.16 acre (less than 1/2 acre); Zoned residential

Interior

• Kitchen: Unit 2 kitchen on main level (approx. 13 x 12); Includes two refrigerators and two oven/ranges
• Bedrooms: Unit 1: 1 bedroom; Unit 2: 3 bedrooms (all on main level; master bedroom 12 x 11, second bedroom 9 x 10, third bedroom dimensions not provided)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Interior features: Crawl space or slab foundation
• Laundry & utility: Multiple electric and gas meters (1 and 2 meter configurations listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• 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; 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 $2,176/mo this rent would consume 50% 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1901 — 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: 1.01% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-19,181
• Equity at exit: $32,057

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,531
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$257 /mo · $3,079/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $245

Break-even live

Break-even rent $1,865

Max offer price $215,000

Occupancy floor 84%

Sensitivity live

Price	-10% $367	-5% $306	+0% $245	+5% $185	+10% $124
Rent	-10% $74	-5% $159	+0% $245	+5% $331	+10% $417
Rate	-1.0pp $354	-0.5pp $300	base $245	+0.5pp $190	+1.0pp $133

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: $53,750
• Closing costs: $6,450
• 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	0.39mi
109 Copeland Ave La Crosse, WI	4.0	1.0	1280	$1,795	$1.40	44d	1	1.15mi
55 River Bend Rd Apt 302 La Crosse, WI	3.0	2.0	1246	$2,950	$2.37	44d	1	1.42mi
55 River Bend Rd Apt 608 La Crosse, WI	3.0	2.0	1183	$2,850	$2.41	44d	1	1.42mi

Listing history 9 events

1. 2026-05-10
   status Pending 512-char remark
2. 2026-05-06
   listed $215,000 Active 512-char remark
3. 2022-06-22
   price $750
4. 2022-04-19
   soldstatus $190,000
5. 2022-04-15
   soldstatus $190,000 Sold 328-char remark

   Show marketing remark (328 chars)

   Side by side duplex. Unit 1 is a 1bed/1bath, unit 2 is 3bed/1bath. Both units are currently leased until end of May. The one bedroom leases for $750 and the 3 bedroom leases for $1,195. There's a large backyard with 2 car garage and storage shed for both sets of tenants to use. Owner pays water/Sewer. Tenants pay gas/electric.

6. 2022-03-04
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Side by side duplex. Unit 1 is a 1bed/1bath, unit 2 is 3bed/1bath. Both units are currently leased until end of May. The one bedroom leases for $750 and the 3 bedroom leases for $1,195. There's a large backyard with 2 car garage and storage shed for both sets of tenants to use. Owner pays water/Sewer. Tenants pay gas/electric.

7. 2022-02-28
   listed $174,995 Active 328-char remark

   Show marketing remark (328 chars)

   Side by side duplex. Unit 1 is a 1bed/1bath, unit 2 is 3bed/1bath. Both units are currently leased until end of May. The one bedroom leases for $750 and the 3 bedroom leases for $1,195. There's a large backyard with 2 car garage and storage shed for both sets of tenants to use. Owner pays water/Sewer. Tenants pay gas/electric.

8. 2021-01-15
   soldstatus $135,000
9. 2003-09-22
   soldstatus $65,000

ⓘ 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: $3,079 · $257/mo
• Projected year-2 tax: $3,528 · $294/mo
• Expected delta: +$449/yr (+$37/mo · 14.6%)

ⓘ 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: $26,114
• − Mortgage interest: −$12,043
• − Property taxes: −$3,079
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$6,255
• Taxable loss: −$517
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $3,069/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

+207.7% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $200,000 METROMLS
• 2026-05-10 Pending — METROMLS
• 2026-05-06 Listed $215,000 METROMLS
• 2022-06-22 Price Changed $750 RENT.
• 2022-04-19 Sold (Public Records) $190,000 Public Records
• 2022-04-15 Sold (MLS) $190,000 METROMLS
• 2022-03-04 Pending — METROMLS
• 2022-02-28 Listed $174,995 METROMLS
• 2021-01-15 Sold (Public Records) $135,000 Public Records
• 2003-09-22 Sold (Public Records) $65,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,079 · +27.1% YoY. Source: county tax records.