Apartment Building with In-Unit
For Sale
$599,900
1-8-432 Rose St, La Crosse, WI 54603
Eight-unit property with varied layouts, recent interior updates, and laundry provided inside every residence.
Property Size5,300 SF
Price / SF$113.19
Days on Market41
Property Features for 1-8-432 Rose St
General Information
Standard status
Active
Size
5,300 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 3BR/1BA, 4 x 2BR/1BA, 3 x efficiency
Multifamily Units
8
Taxes and HOA fees
Annual Taxes
$10,053
Amenities
in-unit laundry
Listing Agency:
eXp Realty LLC
(715) 497-8157
Listed By:
Elijah Vlcek · License #111092-94
(715) 497-8157
Source:
Exprealty
Added: Jul 2
Changed: Aug 11
Last Checked: Aug 11 at 7:43AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty LLC
Investment Insights
Based on property information with market context.
This apartment building at 1-8-432 Rose St in La Crosse, WI contains 5,300 square feet and eight residences. The configuration includes one three-bedroom, one-bath unit, four two-bedroom, one-bath units, and three efficiency units. Each apartment includes its own in-unit laundry equipment.
Six residences have received extensive interior work, including new flooring, carpet, and cabinetry. The property also includes three new PTAC units and newer electrical meter service, providing additional infrastructure improvements for the building.
Six residences have received extensive interior work, including new flooring, carpet, and cabinetry. The property also includes three new PTAC units and newer electrical meter service, providing additional infrastructure improvements for the building.
Key Highlights
- Eight‑unit apartment building totaling 5,300 square feet
- Unit mix: 1 three‑bedroom, 1‑bath; 4 two‑bedroom, 1‑bath; 3 efficiency units
- In‑unit laundry provided in all 8 residences
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
$43,074
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
7.18%
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%
$861,480
$861.5K
Cap Rate 7%
$615,343
$615.3K
Cap Rate 9%
$478,600
$478.6K
Market Conditions
NOI Build-Up for 5,300 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
$83.3K $15.72/SF
− Vacancy
−$5.0K −$0.94/SF
EGI
$78.3K $14.78/SF
− OpEx
−$35.2K −$6.65/SF
NOI
$43.1K $8.13/SF
Area
La Crosse County, WI
Vacancy
6.00%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
45.00%
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%
$861,480
Cap Rate 7%
$615,343
Cap Rate 9%
$478,600
Alternative Uses
Best Use
Apartment 5plus
$615.3K
$538.4K – $717.9K
NOI $43,074 @ 7.0% cap · market cap 7.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.16M
$1.01M – $1.35M
NOI $81,138 @ 7.0% cap · market cap 13.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
425
Businesses Nearby
Explore this area
Business Placement
Demographics for 54603, WI
14,203
Population
7,168
Households
2
Avg Household Size
39
Median Age
21%
College-Educated
92%
High-School Grad
8.9 sq mi
ZIP Area
1,596
Density / Sq Mi
$49,693
Median Household Income
$37,917
Median Earnings
$936
Median Rent
$175,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Eight-unit property with varied layouts, recent interior updates, and laundry provided inside every residence.
Where is this apartment building located?
The property is located at 1-8-432 Rose St La Crosse, WI.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Eight‑unit apartment building totaling 5,300 square feet; Unit mix: 1 three‑bedroom, 1‑bath; 4 two‑bedroom, 1‑bath; 3 efficiency units; In‑unit laundry provided in all 8 residences
