104 12th Ave S · Onalaska, WI 54650

$137,700

3 bd · 1.0 ba · 960 sqft · Other · 58 Days on market

Built 1950 7,405 sqft lot $143/sqft · 47% below area Est $259k · 47% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.3/10.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming three-bedroom gem nestled in the heart of Onalaska! This cozy ranch-style house offers 960 square feet of comfortable living space that proves good things really do come in well-sized packages. Inside you'll find a warm, inviting layout that makes everyday living a breeze. With three bedrooms and one bathroom, this home is perfect for anyone who appreciates a low-maintenance lifestyle without sacrificing charm. The efficient floor plan means less time cleaning and more time enjoying everything this fantastic location has to offer. And speaking of location, let's talk about the neighborhood perks. Hilltopper Heights Park is practically right around the corner, making it super easy to enjoy the outdoors or just soak up some fresh Wisconsin air. Public transit is also within reach at the Crossing Meadows bus station, giving you convenient options for getting around town. Onalaska itself is a wonderful community with a small-town feel and plenty of local charm. Whether you're into outdoor adventures, grabbing a bite at a local spot, or simply enjoying a quiet evening on your own turf, this location checks all the boxes. This new listing won't stick around for long. Schedule your showing today and come see why this little home in a big-hearted community could be your perfect fit!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $138k.

Deal economics

• At list price, monthly cash flow is $23 ($270/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.0% in Onalaska — 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 73/100 on livability (#214 in WI) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Onalaska School District (urban): math 39% / reading 41% proficiency, ranked #147 of 342 in WI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 128 active listings in the ZIP; 3 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; solid renter incomes; 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 $952 of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $87k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,569 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.1

CMA / ARV

• ARV (median comp): $258,946
• List price: $137,700
• Delta: -40.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.66% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-18,370
• Equity at exit: $20,532

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-3,518
• Equity at exit: $11,906

Cash invested: $38,556 (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 54650

• Rents YoY: 4.7%
• Active inventory: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$722
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $23

Break-even live

Break-even rent $1,385

Max offer price $137,700

Occupancy floor 93%

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: $34,425
• Closing costs: $4,131
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 17th Ave N Onalaska, WI	1.0–2.0	1.0–1.5	1000	$1,250	$1.25	43d	3	0.37mi
510 Quincy St Unit 510-17 Onalaska, WI	2.0	1.0	800	$1,085	$1.36	43d	1	0.82mi
843 Oak Ave N Unit 843-225 Onalaska, WI	2.0	2.0	975	$1,425	$1.46	43d	1	0.89mi

Listing history 20 events

1. 2026-06-19
   pricedays on market $137,700 Active 58 DOM
2. 2026-06-18
   price $153,000 Active 57 DOM
3. 2026-06-18
   days on market $225,000 Active 57 DOM
4. 2026-06-17
   days on market $225,000 Active 56 DOM
5. 2026-06-16
   days on market $225,000 Active 55 DOM
6. 2026-06-15
   days on market $225,000 Active 54 DOM
7. 2026-06-14
   days on market $225,000 Active 52 DOM
8. 2026-06-13
   days on market $225,000 Active 51 DOM
9. 2026-06-10
   days on market $225,000 Active 49 DOM
10. 2026-06-09
    days on market $225,000 Active 48 DOM
11. 2026-06-08
    days on market $225,000 Active 47 DOM
12. 2026-06-07
    days on market $225,000 Active 46 DOM
13. 2026-06-02
    days on market $225,000 Active 41 DOM
14. 2026-06-01
    days on market $225,000 Active 40 DOM
15. 2026-05-31
    days on market $225,000 Active 39 DOM
16. 2026-05-30
    days on market $225,000 Active 38 DOM
17. 2026-04-22
    listed $225,000 Active 1329-char remark

    Show marketing remark (1325 chars)

    Welcome home to this charming three-bedroom gem nestled in the heart of Onalaska! This cozy ranch-style house offers 960 square feet of comfortable living space that proves good things really do come in well-sized packages. Inside you'll find a warm, inviting layout that makes everyday living a breeze. With three bedrooms and one bathroom, this home is perfect for anyone who appreciates a low-maintenance lifestyle without sacrificing charm. The efficient floor plan means less time cleaning and more time enjoying everything this fantastic location has to offer. And speaking of location, let's talk about the neighborhood perks. Hilltopper Heights Park is practically right around the corner, making it super easy to enjoy the outdoors or just soak up some fresh Wisconsin air. Public transit is also within reach at the Crossing Meadows bus station, giving you convenient options for getting around town. Onalaska itself is a wonderful community with a small-town feel and plenty of local charm. Whether you're into outdoor adventures, grabbing a bite at a local spot, or simply enjoying a quiet evening on your own turf, this location checks all the boxes. This new listing won't stick around for long. Schedule your showing today and come see why this little home in a big-hearted community could be your perfect fit!

18. 2026-04-22
    listed $225,000 Active 1325-char remark

    Show marketing remark (1325 chars)

    Welcome home to this charming three-bedroom gem nestled in the heart of Onalaska! This cozy ranch-style house offers 960 square feet of comfortable living space that proves good things really do come in well-sized packages. Inside you'll find a warm, inviting layout that makes everyday living a breeze. With three bedrooms and one bathroom, this home is perfect for anyone who appreciates a low-maintenance lifestyle without sacrificing charm. The efficient floor plan means less time cleaning and more time enjoying everything this fantastic location has to offer. And speaking of location, let's talk about the neighborhood perks. Hilltopper Heights Park is practically right around the corner, making it super easy to enjoy the outdoors or just soak up some fresh Wisconsin air. Public transit is also within reach at the Crossing Meadows bus station, giving you convenient options for getting around town. Onalaska itself is a wonderful community with a small-town feel and plenty of local charm. Whether you're into outdoor adventures, grabbing a bite at a local spot, or simply enjoying a quiet evening on your own turf, this location checks all the boxes. This new listing won't stick around for long. Schedule your showing today and come see why this little home in a big-hearted community could be your perfect fit!

19. 2015-08-03
    historical
20. 2015-06-26
    listed $72,500 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: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $16,965
• − Mortgage interest: −$7,713
• − Property taxes: −$3,779
• − Insurance: −$688
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,006
• Taxable loss: −$1,935
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $735/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: Onalaska School District
• NCES district ID: 5511010
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $55,177
• Composite: 34.99/100
• National rank: #5054
• State rank: #147 of 342 in WI

Livability — Onalaska

• Score: 73/100
• State rank: #214
• US rank: #5639

Category grades

Amenities F Commute F Cost of living A Crime A- Employment B Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Onalaska, WI
• County: La Crosse County · 89,439 people
• City population: 25,304
• Metro: La Crosse-Onalaska, WI-MN
• Population (ZIP): 25,304
• Household income: $85,548
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 484.0

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 (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 15% Romanian 7% Lithuanian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 93% English-only · Other Asian/Pacific 4% Spanish 2%

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: ▼ -174.24%
• Current HPI: 198.2691
• Rent YoY: ▲ 4.66%
• 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

+210.3% since first listed

4 events — show timeline

• 2026-04-22 Listed $225,000 RANWW
• 2026-04-22 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-08-03 Listing Removed — METROMLS
• 2015-06-26 Listed $72,500 METROMLS

Property tax history

+7.3%/yr

Latest (2025): $3,779 · +21.1% YoY. Source: county tax records.