Tavern Building with Additional
For Sale
$550,000
318 Pearl St, La Crosse, WI 54601
N, La Crosse, WI
Property Size2,600 SF
Lot Size0.30 Acres
Price / SF$211.54
Days on Market81
Property Features for 318 Pearl St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
Take 4th Street North from Cass, left on Pearl
Standard status
Active
APN
017020032050
Size
2,600 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6645
Building Details
Year built
1950
Architectural style
Other
Listing Agency:
Gerrard-Hoeschler, REALTORS
(608) 782-2300
Listed By:
Brian McCarty · License #80000-94
(608) 792-8451
Added: Jun 11
Changed: Aug 19
Last Checked: Aug 30 at 2:06AM
MLS# 1966885
Copyright © 2026 Metro MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,600-square-foot tavern property occupies a 0.3-acre parcel at 318 Pearl St. in downtown La Crosse. Built in 1950, the building is currently operating as a bar and includes an additional bar area on the upper level.
The upper level was remodeled in the mid-2000s after conversion from an apartment. The property is positioned among downtown retail shops and restaurants, with foot traffic serving the surrounding commercial area. Commercial zoning is in place, and the sale includes a transferable liquor license.
The upper level was remodeled in the mid-2000s after conversion from an apartment. The property is positioned among downtown retail shops and restaurants, with foot traffic serving the surrounding commercial area. Commercial zoning is in place, and the sale includes a transferable liquor license.
Key Highlights
- 2,600‑square‑foot tavern property on a 0.3‑acre parcel
- Additional upper‑level bar area created through a mid‑2000s remodel
- Transferable liquor license included with the property
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$39,803
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$796,060
$796.1K
Cap Rate 7%
$568,614
$568.6K
Cap Rate 9%
$442,256
$442.3K
Market Conditions
NOI Build-Up for 2,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$56.2K $21.60/SF
− Vacancy
−$3.1K −$1.19/SF
EGI
$53.1K $20.41/SF
− OpEx
−$13.3K −$5.10/SF
NOI
$39.8K $15.31/SF
Area
La Crosse County, WI
Vacancy
5.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$796,060
Cap Rate 7%
$568,614
Cap Rate 9%
$442,256
Alternative Uses
Best Use
Specialty Retail
$568.6K
$497.5K – $663.4K
NOI $39,803 @ 7.0% cap · market cap 7.24%
Second Best
Retail
$373.6K
$326.9K – $435.9K
NOI $26,153 @ 7.0% cap · market cap 4.76%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
2,075
Businesses Nearby
70k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 27%
Hotels & Casinos 23%
Kwik Trip
Shops & Services
24,826 visits/mo
0.3 miles
Qdoba Mexican Grill
Dining
7,110 visits/mo
0.1 miles
Home2 Suites by Hilton La Crosse
Hotels & Casinos
6,354 visits/mo
0.1 miles
Burger King
Dining
5,025 visits/mo
0.4 miles
SUBWAY
Dining
4,352 visits/mo
0.0 miles
Demographics for 54601, WI
51,090
Population
22,652
Households
2.3
Avg Household Size
32
Median Age
40%
College-Educated
96%
High-School Grad
75.4 sq mi
ZIP Area
678
Density / Sq Mi
$60,078
Median Household Income
$31,143
Median Earnings
$998
Median Rent
$220,200
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- La Cave — 410 Cass St, La Crosse, WI 54601
Frequently Asked Questions
What type of property is this?
Bar & Pub - The property includes commercial zoning and a transferable liquor license.
Where is this bar & pub located?
The property is located at 318 Pearl St La Crosse, WI.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2,600‑square‑foot tavern property on a 0.3‑acre parcel; Additional upper‑level bar area created through a mid‑2000s remodel; Transferable liquor license included with the property
