1012 7th Street St S #1014 · La Crosse, WI 54601

$324,900

8 bd · 3.0 ba · 2,349 sqft · MultiFamily · 1 Days on market

Built 1937 6,969 sqft lot Est $324k · at est.

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.4/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent investment opportunity located central to Viterbo University and Gundersen Health System. Spacious main floor unit offers 4 bedrooms, 1.5 baths and spacious rooms. The upper unit has recently been updated with modern finishes and offers 3 bedrooms and 1 bath. Onsite laundry. 2 car detached garage located off the alley. Currently leased through May 2025.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1937

What this means for you Summary

Snapshot

• This is a 1×4.0bd/1.5ba + 1×3.0bd/1.0ba units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive. Per door: $58/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (8.0% below list).
• Recommended offer: $299k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Rents rising (+2.7%/yr); 222 active listings in the ZIP; 268 units permitted in La Crosse County in 2024 (10 in 5+ unit buildings).
• At $2,990/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 2352% 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $270k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,000 (8.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $324,162
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 7th Street St S #1014	0.00mi	7/2.5 (-1)	2,349 (0%)	1mo	$324,900	$138	92
726 Ferry St	0.32mi	7/2.0 (-1)	2,250 (-4%)	4mo	$240,000	$107	66
1509 Mississippi St	0.70mi	8/2.0	2,348 (-0%)	15mo	$325,000	$138	51

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-46,004
• Equity at exit: $48,444

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-33,726
• Equity at exit: $28,091

Cash invested: $90,972 (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: 222
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,990 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $117

Break-even live

Break-even rent $2,842

Max offer price $324,900

Occupancy floor 91%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4.0	1.5	$1,676
1× unit	3.0	1	$1,314
Total (2 units)			$2,990

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-18
   status Pending
2. 2026-04-17
   listed $324,900 Active
3. 2024-09-27
   soldstatus $270,000 Sold 365-char remark

   Show marketing remark (365 chars)

   Excellent investment opportunity located central to Viterbo University and Gundersen Health System. Spacious main floor unit offers 4 bedrooms, 1.5 baths and spacious rooms. The upper unit has recently been updated with modern finishes and offers 3 bedrooms and 1 bath. Onsite laundry. 2 car detached garage located off the alley. Currently leased through May 2025.

4. 2024-08-19
   status Pending 365-char remark

   Show marketing remark (365 chars)

   Excellent investment opportunity located central to Viterbo University and Gundersen Health System. Spacious main floor unit offers 4 bedrooms, 1.5 baths and spacious rooms. The upper unit has recently been updated with modern finishes and offers 3 bedrooms and 1 bath. Onsite laundry. 2 car detached garage located off the alley. Currently leased through May 2025.

5. 2024-08-13
   listed $250,000 Active 365-char remark

   Show marketing remark (365 chars)

   Excellent investment opportunity located central to Viterbo University and Gundersen Health System. Spacious main floor unit offers 4 bedrooms, 1.5 baths and spacious rooms. The upper unit has recently been updated with modern finishes and offers 3 bedrooms and 1 bath. Onsite laundry. 2 car detached garage located off the alley. Currently leased through May 2025.

6. 2012-04-04
   listed $147,000 355-char remark

   Show marketing remark (355 chars)

   HUGE ROOMS HARDWOOD FLOORS LOTS OF WINDOWS AND FANTASTIC LOCATION W/ EASY ACCESS TO GUNDERSON VITERBO AND DOWNTOWN MAKE THIS A GREAT RENTAL IF USED AS VITERBO RENTAL A 4TH BEDROOM COULD BE ADDED TO FIRST FLOOR AND STILL HAVE TONS OF LIVING SPACE UPPER WILL COMMAND MORE RENT AND PROBABLY WORKS BETTER AS RENTAL TO PROFFESIONALS GA COULD BRING MORE INCOME.

7. 2012-04-04
   historical 355-char remark

   Show marketing remark (355 chars)

   HUGE ROOMS HARDWOOD FLOORS LOTS OF WINDOWS AND FANTASTIC LOCATION W/ EASY ACCESS TO GUNDERSON VITERBO AND DOWNTOWN MAKE THIS A GREAT RENTAL IF USED AS VITERBO RENTAL A 4TH BEDROOM COULD BE ADDED TO FIRST FLOOR AND STILL HAVE TONS OF LIVING SPACE UPPER WILL COMMAND MORE RENT AND PROBABLY WORKS BETTER AS RENTAL TO PROFFESIONALS GA COULD BRING MORE INCOME.

ⓘ 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: $35,880
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − Depreciation: −$9,452
• Taxable loss: −$4,010
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $2,364/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

+121.0% since first listed

7 events — show timeline

• 2026-04-18 Pending — METROMLS
• 2026-04-17 Listed $324,900 METROMLS
• 2024-09-27 Sold (MLS) $270,000 METROMLS
• 2024-08-19 Pending — METROMLS
• 2024-08-13 Listed $250,000 METROMLS
• 2012-04-04 Listing Removed — METROMLS
• 2012-04-04 Listed $147,000 METROMLS