919 St Cloud St · La Crosse, WI 54603

$100,000

2 bd · 1.0 ba · 994 sqft · Other · 142 Days on market

Built 1880 5,662 sqft lot $101/sqft · 46% below area Est $186k · 46% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

Key facts

• Remolded bathroom
• Main floor laundry
• 5,662 sq ft lot

Tags

• LARGE DETACHED GARAGE
• REMOLDED BATHROOM
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 7 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).
• This rent runs 33% of the median local income ($52k/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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.41%
• DSCR: 1.60
• GRM: 5.9

CMA / ARV

• ARV (median comp): $185,736
• List price: $100,000
• Delta: -46.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,815
• Equity at exit: $14,910

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $29,351
• Equity at exit: $8,646

Cash invested: $28,000 (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: 59
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$524
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $313

Break-even live

Break-even rent $1,018

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $369	-5% $341	+0% $313	+5% $285	+10% $256
Rent	-10% $201	-5% $257	+0% $313	+5% $369	+10% $425
Rate	-1.0pp $363	-0.5pp $338	base $313	+0.5pp $287	+1.0pp $261

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.50mi
55 River Bend Rd Unit 610 La Crosse, WI	1.0	1.0	803	$1,700	$2.12	44d	1	1.02mi
55 River Bend Rd Unit 304 La Crosse, WI	1.0	1.0	1017	$2,100	$2.06	44d	1	1.02mi
55 River Bend Rd Unit 509 La Crosse, WI	1.0	1.0	736	$1,525	$2.07	44d	1	1.02mi
27 Riverpoint Ct La Crosse, WI	1.0	1.0	692	$1,488	$2.15	44d	21	1.05mi
1642 Bainbridge St Apt 23 La Crosse, WI	2.0	1.0	710	$1,350	$1.90	44d	1	1.19mi
1701 La Crescent St Unit 136 La Crosse, WI	2.0	1.0	800	$1,100	$1.38	44d	1	1.38mi

Listing history 33 events

1. 2026-06-19
   days on market $100,000 Active 142 DOM
2. 2026-06-18
   days on market $100,000 Active 141 DOM
3. 2026-06-17
   days on market $100,000 Active 140 DOM
4. 2026-06-16
   days on market $100,000 Active 139 DOM
5. 2026-06-15
   days on market $100,000 Active 138 DOM
6. 2026-06-14
   days on market $100,000 Active 136 DOM
7. 2026-06-13
   days on market $100,000 Active 135 DOM
8. 2026-06-10
   days on market $100,000 Active 133 DOM
9. 2026-06-09
   days on market $100,000 Active 132 DOM
10. 2026-06-08
    days on market $100,000 Active 131 DOM
11. 2026-06-07
    days on market $100,000 Active 130 DOM
12. 2026-06-05
    days on market $100,000 Active 127 DOM
13. 2026-06-03
    days on market $100,000 Active 126 DOM
14. 2026-06-02
    days on market $100,000 Active 125 DOM
15. 2026-06-01
    days on market $100,000 Active 124 DOM
16. 2026-05-31
    days on market $100,000 Active 123 DOM
17. 2026-05-30
    days on market $100,000 Active 122 DOM
18. 2026-04-21
    price $100,000 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

19. 2026-03-13
    status Active 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

20. 2026-03-06
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

21. 2026-02-24
    status Active 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

22. 2026-02-12
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

23. 2026-02-11
    price $109,999 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

24. 2026-02-04
    price $114,999 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

25. 2026-01-26
    price $119,999 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

26. 2026-01-22
    price $123,999 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

27. 2026-01-09
    listed $129,900 Active 334-char remark

    Show marketing remark (334 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well-proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Also includes bonus room that could be a 3rd non-conforming bedroom. Great for a starter home or add to your investment portfolio.

28. 2021-05-21
    soldstatus $80,000 Sold 298-char remark

    Show marketing remark (298 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Current tenant has leased the home for about 8 years is month to month(paying $765 per month).

29. 2021-05-21
    soldstatus $80,000

    Show marketing remark (298 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Current tenant has leased the home for about 8 years is month to month(paying $765 per month).

30. 2021-03-19
    status Pending 298-char remark

    Show marketing remark (298 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Current tenant has leased the home for about 8 years is month to month(paying $765 per month).

31. 2021-03-15
    listed $75,000 Active 298-char remark

    Show marketing remark (298 chars)

    Value priced north-side home with large 2.5 car detached garage. The home offers large 13x11 living room, 2 well proportioned bedrooms, spacious eat-in kitchen, remolded bathroom, and main floor laundry. Current tenant has leased the home for about 8 years is month to month(paying $765 per month).

32. 2018-05-01
    historical
33. 2017-10-27
    listed $55,000 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: $2,857 · $238/mo
• Projected year-2 tax: $2,857 · $238/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 (shaded) · 22% 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: $16,968
• − Mortgage interest: −$5,602
• − Property taxes: −$2,857
• − Insurance: −$500
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,909
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,182/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

+81.8% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $100,000 METROMLS
• 2026-03-13 Relisted — METROMLS
• 2026-03-06 Pending — METROMLS
• 2026-02-24 Relisted — METROMLS
• 2026-02-12 Pending — METROMLS
• 2026-02-11 Price Changed $109,999 METROMLS
• 2026-02-04 Price Changed $114,999 METROMLS
• 2026-01-26 Price Changed $119,999 METROMLS
• 2026-01-22 Price Changed $123,999 METROMLS
• 2026-01-09 Listed $129,900 METROMLS
• 2021-05-21 Sold (Public Records) $80,000 Public Records
• 2021-05-21 Sold (MLS) $80,000 METROMLS
• 2021-03-19 Pending — METROMLS
• 2021-03-15 Listed $75,000 METROMLS
• 2018-05-01 Listing Removed — METROMLS
• 2017-10-27 Listed $55,000 METROMLS

Property tax history

+4.5%/yr

Latest (2025): $2,857 · +12.4% YoY. Source: county tax records.