1311 Caledonia St · La Crosse, WI 54603

$135,360

3 bd · 1.0 ba · 1,670 sqft · Other · 46 Days on market

Built 1900 7,143 sqft lot $81/sqft · 34% below area Est $205k · 34% 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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome home to this charming three-bedroom, one-bathroom house that's just waiting for someone with a little vision and a lot of enthusiasm. With 1,670 square feet of living space, this home offers a solid foundation and plenty of room to make it your own. Whether you're a first-time buyer or a savvy investor looking for your next project, this one deserves a serious look. The renovation potential here is genuinely exciting. Think updated finishes, a refreshed kitchen, maybe even a bathroom addition ? the possibilities are wide open. With a footprint this size, you've got real flexibility to create something special without starting from scratch. A little investment of time and effort could go a long way toward building serious value. Speaking of value, this property also presents a fantastic opportunity for rental income. La Crosse is a vibrant city with steady demand for quality housing, and a well-renovated home in this neighborhood could attract reliable tenants with ease. Location-wise, you're sitting pretty. The La Crosse Amtrak Station is less than a mile away, making travel a breeze. Red Cloud Park is nearby for weekend outings, and convenient bus access keeps you connected to the rest of the city. You get that comfortable neighborhood feel without sacrificing accessibility. This is one of those rare finds where potential meets opportunity in the best possible way. Don't wait too long ? homes like this tend to move fast. Schedule your showing today and come see what's possible!

Key facts

• Red cloud park
• Bus access
• Rental income

Tags

• RENOVATION POTENTIAL
• RENTAL INCOME
• LA CROSSE AMTRAK STATION
• RED CLOUD PARK
• BUS ACCESS

Property features AI

Exterior

• Parking: Concrete driveway; Detached or attached 2-car garage (2 garage spaces)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half story; Block foundation
• Construction: Frame construction; Asphalt roof; Block foundation
• Exterior features: Front porch; Deck; Vinyl siding; Chain link fencing; City view; Sidewalks and paved streets

Interior

• Kitchen: Kitchen with window
• Bedrooms: Three bedrooms (primary on main level; two additional bedrooms on upper level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room with fireplace; Separate/formal dining room; Den; Mud room; Porch; Main floor primary bedroom; Main floor bedroom; Main floor laundry
• Laundry & utility: Washer and dryer hookups on main level (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 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).
• At $2,099/mo this rent would consume 48% 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 $936 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $53k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1900 — 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 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. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 5.4

CMA / ARV

• ARV (median comp): $205,049
• List price: $135,360
• Delta: -8.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $9,829
• Equity at exit: $20,183

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $49,935
• Equity at exit: $11,703

Cash invested: $37,901 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$710
• Tax from tax record: −$396 /mo · $4,754/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $496

Break-even live

Break-even rent $1,471

Max offer price $135,360

Occupancy floor 71%

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: $33,840
• Closing costs: $4,061
• 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	43d	1	0.39mi
109 Copeland Ave La Crosse, WI	4.0	1.0	1280	$1,795	$1.40	43d	1	1.01mi
55 River Bend Rd Apt 302 La Crosse, WI	3.0	2.0	1246	$2,950	$2.37	43d	1	1.29mi
55 River Bend Rd Apt 608 La Crosse, WI	3.0	2.0	1183	$2,850	$2.41	43d	1	1.29mi

Listing history 34 events

1. 2026-06-19
   pricedays on market $135,360 Active 46 DOM
2. 2026-06-18
   days on market $188,000 Active 45 DOM
3. 2026-06-17
   days on market $188,000 Active 44 DOM
4. 2026-06-16
   days on market $188,000 Active 43 DOM
5. 2026-06-15
   days on market $188,000 Active 42 DOM
6. 2026-06-14
   days on market $188,000 Active 40 DOM
7. 2026-06-13
   days on market $188,000 Active 39 DOM
8. 2026-06-10
   days on market $188,000 Active 37 DOM
9. 2026-06-09
   days on market $188,000 Active 36 DOM
10. 2026-06-08
    days on market $188,000 Active 35 DOM
11. 2026-06-07
    days on market $188,000 Active 34 DOM
12. 2026-06-05
    days on market $188,000 Active 31 DOM
13. 2026-06-03
    days on market $188,000 Active 30 DOM
14. 2026-06-02
    days on market $188,000 Active 29 DOM
15. 2026-06-01
    days on market $188,000 Active 28 DOM
16. 2026-05-31
    days on market $188,000 Active 27 DOM
17. 2026-05-30
    days on market $188,000 Active 26 DOM
18. 2026-05-04
    listed $188,000 Active 1527-char remark

    Show marketing remark (1511 chars)

    Welcome home to this charming three-bedroom, one-bathroom house that's just waiting for someone with a little vision and a lot of enthusiasm. With 1,670 square feet of living space, this home offers a solid foundation and plenty of room to make it your own. Whether you're a first-time buyer or a savvy investor looking for your next project, this one deserves a serious look. The renovation potential here is genuinely exciting. Think updated finishes, a refreshed kitchen, maybe even a bathroom addition ? the possibilities are wide open. With a footprint this size, you've got real flexibility to create something special without starting from scratch. A little investment of time and effort could go a long way toward building serious value. Speaking of value, this property also presents a fantastic opportunity for rental income. La Crosse is a vibrant city with steady demand for quality housing, and a well-renovated home in this neighborhood could attract reliable tenants with ease. Location-wise, you're sitting pretty. The La Crosse Amtrak Station is less than a mile away, making travel a breeze. Red Cloud Park is nearby for weekend outings, and convenient bus access keeps you connected to the rest of the city. You get that comfortable neighborhood feel without sacrificing accessibility. This is one of those rare finds where potential meets opportunity in the best possible way. Don't wait too long ? homes like this tend to move fast. Schedule your showing today and come see what's possible!

19. 2026-05-04
    listed $188,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Welcome home to this charming three-bedroom, one-bathroom house that's just waiting for someone with a little vision and a lot of enthusiasm. With 1,670 square feet of living space, this home offers a solid foundation and plenty of room to make it your own. Whether you're a first-time buyer or a savvy investor looking for your next project, this one deserves a serious look. The renovation potential here is genuinely exciting. Think updated finishes, a refreshed kitchen, maybe even a bathroom addition ? the possibilities are wide open. With a footprint this size, you've got real flexibility to create something special without starting from scratch. A little investment of time and effort could go a long way toward building serious value. Speaking of value, this property also presents a fantastic opportunity for rental income. La Crosse is a vibrant city with steady demand for quality housing, and a well-renovated home in this neighborhood could attract reliable tenants with ease. Location-wise, you're sitting pretty. The La Crosse Amtrak Station is less than a mile away, making travel a breeze. Red Cloud Park is nearby for weekend outings, and convenient bus access keeps you connected to the rest of the city. You get that comfortable neighborhood feel without sacrificing accessibility. This is one of those rare finds where potential meets opportunity in the best possible way. Don't wait too long ? homes like this tend to move fast. Schedule your showing today and come see what's possible!

20. 2019-09-23
    soldstatus $123,000
21. 2019-09-20
    soldstatus $123,000 Sold

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

22. 2019-08-27
    historical Contingent

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

23. 2019-08-09
    price $120,000

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

24. 2019-07-31
    price $123,500

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

25. 2019-07-09
    price $125,000

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

26. 2019-07-01
    price $129,900

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

27. 2019-06-26
    price $134,900

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

28. 2019-06-21
    listed $139,900 Active

    Show marketing remark (312 chars)

    Welcome home! Newer roof with 30 yr shingles, R-20 insulation, newer 50 yr siding, fenced in yard with patio & deck & lots of off-street parking. Natural wood fireplace to cozy up to in the winter & main floor laundry. Convenient location. Walk to the ice cream shop, restaurants or yoga class!

29. 2013-02-01
    historical
30. 2013-02-01
    listed $99,000
31. 2013-01-26
    historical
32. 2013-01-26
    listed $77,900
33. 2011-03-25
    soldstatus $72,500
34. 2004-03-31
    soldstatus $95,000

ⓘ 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: $4,754 · $396/mo
• Projected year-2 tax: $4,754 · $396/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 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: $25,191
• − Mortgage interest: −$7,582
• − Property taxes: −$4,754
• − Insurance: −$677
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$3,938
• Taxable income: $4,210
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $4,942/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

+97.9% since first listed

17 events — show timeline

• 2026-05-04 Listed $188,000 RANWW
• 2026-05-04 Listed $188,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-23 Sold (Public Records) $123,000 Public Records
• 2019-09-20 Sold (MLS) $123,000 METROMLS
• 2019-08-27 Contingent — METROMLS
• 2019-08-09 Price Changed $120,000 METROMLS
• 2019-07-31 Price Changed $123,500 METROMLS
• 2019-07-09 Price Changed $125,000 METROMLS
• 2019-07-01 Price Changed $129,900 METROMLS
• 2019-06-26 Price Changed $134,900 METROMLS
• 2019-06-21 Listed $139,900 METROMLS
• 2013-02-01 Listed $99,000 METROMLS
• 2013-02-01 Listing Removed — METROMLS
• 2013-01-26 Listed $77,900 METROMLS
• 2013-01-26 Listing Removed — METROMLS
• 2011-03-25 Sold (MLS) $72,500 METROMLS
• 2004-03-31 Sold (Public Records) $95,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,754 · +27.1% YoY. Source: county tax records.