1311 4th Street St S · La Crosse, WI 54601

$169,000

3 bd · 1.0 ba · 1,385 sqft · SingleFamily · 7 Days on market

Built 1900 8,712 sqft lot Est $231k · 27% 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 +14.9/30.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS 3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, NEWER LVP FLOORING, PLENTY OF COUNTER SPACE), LIVING ROOM, FORMAL DINING ROOM, FRONT SITTING PORCH, MAIN FLOOR BEDROOM(W/ BAY WINDOW), FULL BATH PLUS TWO ADDITIONAL BEDROOMS UPSTAIRS. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, LARGE REAR DECK(GREAT FOR GRILLING), PLUS LOW MAINTENANCE ALUMINUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, HUGE YARD AND MUCH MORE.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $48 ($582/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 $157k (7.0% below list).
• Recommended offer: $157k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Rents rising (+2.7%/yr); 222 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; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $135k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,185 (7.0% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $231,295
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 4th Street St S	0.00mi	3/1.0	1,385 (0%)	1mo	$160,000	$116	99
1212 7th Street St S	0.21mi	3/2.0	1,338 (-3%)	3mo	$340,000	$254	78
1108 5th Avenue South Ave	0.09mi	3/2.0	1,322 (-4%)	7mo	$159,900	$121	78
1416 13th Street St S	0.75mi	3/1.0	1,294 (-7%)	0mo	$259,900	$201	54
1410 13th Street St S	0.74mi	3/1.5	1,300 (-6%)	1mo	$217,500	$167	52
912 Cameron Ave	0.64mi	3/1.0	1,265 (-9%)	4mo	$70,000	$55	52
907 Green Bay St	0.53mi	3/1.5	1,200 (-13%)	1mo	$230,000	$192	50
1230 Johnson St	0.66mi	4/2.0 (+1)	1,456 (+5%)	3mo	$270,000	$185	50
933 Denton St	0.49mi	3/2.0	1,580 (+14%)	4mo	$257,000	$163	47
1248 Mississippi St	0.71mi	2/1.5 (-1)	1,300 (-6%)	9mo	$175,000	$135	42
1001 1003 Johnson St	0.47mi	4/2.0 (+1)	1,200 (-13%)	8mo	$130,000	$108	40
206 Westview Pl	0.60mi	2/2.0 (-1)	1,586 (+14%)	9mo	$352,000	$222	31

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-24,700
• Equity at exit: $25,198

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-19,175
• Equity at exit: $14,612

Cash invested: $47,320 (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: 222
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$237 /mo · $2,839/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $48

Break-even live

Break-even rent $1,510

Max offer price $169,000

Occupancy floor 92%

Sensitivity live

Price	-10% $144	-5% $96	+0% $48	+5% $1	+10% $-47
Rent	-10% $-76	-5% $-14	+0% $48	+5% $111	+10% $173
Rate	-1.0pp $134	-0.5pp $91	base $48	+0.5pp $5	+1.0pp $-40

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Ferry St La Crosse, WI	4.0	1.0	1632	$2,200	$1.35	44d	1	0.48mi
616 9th St S #1 La Crosse, WI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.50mi
1442 Redfield St La Crosse, WI	3.0	1.0	1000	$1,100	$1.10	44d	1	0.96mi

Listing history 10 events

1. 2026-04-09
   status Pending
2. 2026-04-02
   listed $169,000 Active
3. 2023-08-23
   soldstatus $135,000
4. 2023-08-17
   soldstatus $135,000 Sold 434-char remark

   Show marketing remark (434 chars)

   THIS 3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, NEWER LVP FLOORING, PLENTY OF COUNTER SPACE), LIVING ROOM, FORMAL DINING ROOM, FRONT SITTING PORCH, MAIN FLOOR BEDROOM(W/ BAY WINDOW), FULL BATH PLUS TWO ADDITIONAL BEDROOMS UPSTAIRS. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, LARGE REAR DECK(GREAT FOR GRILLING), PLUS LOW MAINTENANCE ALUMINUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, HUGE YARD AND MUCH MORE.

5. 2023-07-14
   status Pending 434-char remark

   Show marketing remark (434 chars)

   THIS 3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, NEWER LVP FLOORING, PLENTY OF COUNTER SPACE), LIVING ROOM, FORMAL DINING ROOM, FRONT SITTING PORCH, MAIN FLOOR BEDROOM(W/ BAY WINDOW), FULL BATH PLUS TWO ADDITIONAL BEDROOMS UPSTAIRS. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, LARGE REAR DECK(GREAT FOR GRILLING), PLUS LOW MAINTENANCE ALUMINUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, HUGE YARD AND MUCH MORE.

6. 2023-07-12
   listed $124,900 Active 434-char remark

   Show marketing remark (434 chars)

   THIS 3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, NEWER LVP FLOORING, PLENTY OF COUNTER SPACE), LIVING ROOM, FORMAL DINING ROOM, FRONT SITTING PORCH, MAIN FLOOR BEDROOM(W/ BAY WINDOW), FULL BATH PLUS TWO ADDITIONAL BEDROOMS UPSTAIRS. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, LARGE REAR DECK(GREAT FOR GRILLING), PLUS LOW MAINTENANCE ALUMINUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, HUGE YARD AND MUCH MORE.

7. 2013-10-07
   listed $59,900 283-char remark

   Show marketing remark (283 chars)

   THIS 2-3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, CERAMIC FLOOR) FORMAL DR, LR W/ BAY WINDOW, AND MORE. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, NEW FURNACE, ALUMINIUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, REAR DECK AND MUCH MORE. PROPERTY SOLD AS IS.

8. 2013-10-07
   historical 283-char remark

   Show marketing remark (283 chars)

   THIS 2-3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, CERAMIC FLOOR) FORMAL DR, LR W/ BAY WINDOW, AND MORE. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, NEW FURNACE, ALUMINIUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, REAR DECK AND MUCH MORE. PROPERTY SOLD AS IS.

9. 2013-06-19
   soldstatus $53,000 283-char remark

   Show marketing remark (283 chars)

   THIS 2-3 BEDROOM HOME OFFERS LARGE 19X14 KITCHEN (OAK CABINETS, CERAMIC FLOOR) FORMAL DR, LR W/ BAY WINDOW, AND MORE. RECENT UPDATES INCLUDE REPLACEMENT WINDOWS, NEW FURNACE, ALUMINIUM SIDING, LARGE DETACHED GARAGE, W/ EXTRA PARKING PAD, REAR DECK AND MUCH MORE. PROPERTY SOLD AS IS.

10. 2001-05-01
    soldstatus $62,500

ⓘ 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: $2,839 · $237/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$144/yr (+$12/mo · 5.1%)

ⓘ 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 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: $18,862
• − Mortgage interest: −$9,467
• − Property taxes: −$2,839
• − Insurance: −$845
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,916
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $1,115/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): 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

+170.4% since first listed

10 events — show timeline

• 2026-04-09 Pending — METROMLS
• 2026-04-02 Listed $169,000 METROMLS
• 2023-08-23 Sold (Public Records) $135,000 Public Records
• 2023-08-17 Sold (MLS) $135,000 METROMLS
• 2023-07-14 Pending — METROMLS
• 2023-07-12 Listed $124,900 METROMLS
• 2013-10-07 Listing Removed — METROMLS
• 2013-10-07 Listed $59,900 METROMLS
• 2013-06-19 Sold (MLS) $53,000 METROMLS
• 2001-05-01 Sold (Public Records) $62,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,839 · +24.7% YoY. Source: county tax records.