707 West Avenue Ave S #711 · La Crosse, WI 54601

$349,900

None bd · None ba · — sqft · Condo · 9 Days on market

Built 1920 Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

New Investment Opportunity! Triplex in a great location on West Ave near universities with strong rental demand and consistent income. Features three units: a 2-bedroom renting at $950/month, a 1-bedroom at $900/month, and a 3-bedroom at $1,300/month. Coin-operated laundry and 6 off street parking spaces. Ideal for investors looking to expand their portfolio in a high-demand area with long-term upside and steady occupancy.

Key facts

• Triplex
• High-demand area
• 8,276 sq ft lot

Tags

• TRIPLEX
• COIN-OPERATED LAUNDRY
• OFF STREET PARKING SPACES
• HIGH-DEMAND AREA

Property features AI

Finance

• Other: Includes 3 refrigerators and 3 stoves; Includes coin-operated laundry; Excludes seller and tenant personal property
• Financial info: 3-unit building

Exterior

• Parking: Outside parking; Inside parking; Outdoor space
• Utilities: Municipal water; Municipal sewer; Power (standard)
• Home design: Multi-family property (Duplex+); 1–2 stories
• Construction: Assessor/public record year built
• Exterior features: Vinyl exterior; Lot under 1/2 acre (approximately 0.19 acre); Residential zoning

Interior

• Kitchen: 3 stoves; 3 refrigerators
• Heating & cooling: Hot water/steam heating
• Interior features: Full basement; Coin-operated laundry
• Laundry & utility: Washer (seller owned); Dryer (seller owned); Coin-operated laundry; Water heater (seller owned)

What this means for you Summary

Snapshot

• This is a condo listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (61.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (66.4% below list).
• Recommended offer: $117k (66.4% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 3.1% in La Crosse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, health & safety D, crime F.
• 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.
• Zoned schools: Emerson Elementary (math 42% / reading 37%, grade F, #490 of 1,041 statewide, top 53%, 311 students, 31% FRL); Lincoln Middle (math 34% / reading 41%, grade F, #172 of 383 statewide, top 45%, 277 students, 41% FRL); Central High (math 26% / reading 36%, grade F, #204 of 483 statewide, top 43%, 1,008 students, 38% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+2.7%/yr); 224 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,459 (66.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.34% ✗
• Cap rate: 1.18%
• Cash-on-cash: -18.25%
• DSCR: 0.19
• GRM: 24.8

CMA / ARV

• ARV (median comp): $228,600
• List price: $349,900
• Delta: 53.06%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 17th Street St S #615	0.41mi	3/2.0	1,526	1mo	$228,600	$150	67
1017 8th Street St S Unit 1015-1021	0.41mi	—/—	—	5mo	$350,000	—	65
1009 7th Street St S Unit 1007, 1011	0.45mi	—/—	—	4mo	$335,000	—	63
717 Jackson St #719	0.42mi	4/2.0	1,690	14mo	$125,000	$74	56
139 9th Street South St #137	0.49mi	—/—	—	16mo	$361,000	—	52
946 Adams St #944	0.39mi	4/2.0	1,457	24mo	$195,000	$134	49

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: -53.4%
• Equity multiple: -0.55×
• Total profit: $-151,919
• Equity at exit: $52,171

10-year hold

• IRR: —
• Equity multiple: -1.61×
• Total profit: $-255,773
• Equity at exit: $30,253

Cash invested: $97,972 (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: 224
• Price-to-rent: 24.8×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-1,490

Break-even live

Break-even rent $3,061

Max offer price $134,273

Occupancy floor —

Sensitivity live

Price	-10% $-1,248	-5% $-1,369	+0% $-1,490	+5% $-1,611	+10% $-1,732
Rent	-10% $-1,583	-5% $-1,537	+0% $-1,490	+5% $-1,444	+10% $-1,397
Rate	-1.0pp $-1,314	-0.5pp $-1,401	base $-1,490	+0.5pp $-1,581	+1.0pp $-1,673

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Johnson St Unit 1001 La Crosse, WI	2.0	1.0	—	$1,250	—	45d	1	0.28mi
616 9th St S #1 La Crosse, WI	2.0	1.0	1000	$1,100	$1.10	45d	1	0.31mi
816 Cass St Apt 103 La Crosse, WI	1.0	1.0	538	$895	$1.66	45d	1	0.43mi
520 7th St S Unit 5 La Crosse, WI	3.0	1.0	—	$1,195	—	45d	1	0.46mi
1418 10th St S La Crosse, WI	3.0	1.0	—	$1,200	—	45d	1	0.50mi
312 6th St S Unit 318 La Crosse, WI	3.0	2.0	—	$1,310	—	45d	1	0.58mi
1442 Redfield St La Crosse, WI	3.0	1.0	1000	$1,100	$1.10	45d	1	0.67mi
1130 Vine St La Crosse, WI	1.0	1.0	445	$832	$1.87	45d	1	0.67mi
1707 Main St La Crosse, WI	3.0	1.0	—	$1,690	—	45d	1	0.71mi
514 10th St N Unit 5 La Crosse, WI	1.0	1.0	450	$1,050	$2.33	45d	1	0.89mi
27 Riverpoint Ct La Crosse, WI	1.0	1.0	692	$1,488	$2.15	45d	21	1.38mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-10
   status Pending 426-char remark
2. 2026-04-30
   listed $349,900 Active 426-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $14,095
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$10,179
• Taxable loss: −$24,937
• Est. tax savings @ 24.0%: +$5,985
• After-tax cash flow: $-11,897/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This triplex is in good condition with minimal cosmetic improvements needed. It offers a great investment opportunity in a high-demand area with strong rental demand.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants
• Both Upgrade lighting fixtures — Improves curb appeal and can make the property more attractive to potential tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants ↑
• Both Upgrade lighting fixtures — Improves curb appeal and can make the property more attractive to potential tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

2 events — show timeline

• 2026-05-10 Pending — METROMLS
• 2026-04-30 Listed $349,900 METROMLS