Renovated Mixed-Use
For Sale
$335,000
1303 Avon St, La Crosse, WI 54603
Combines a three-bedroom residence with a four-office commercial storefront and on-site parking.
Property Size3,000 SF
Price / SF$111.67
Days on Market15
Property Features for 1303 Avon St
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
3
Building Details
Year Built
1880
Listing Agency:
NextHome Prime Real Estate
(608) 498-8499
Listed By:
Tamra Nururdin · License #72852-94
Source:
Nikolicgroup
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 25 at 5:15AM
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 NextHome Prime Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property combines a three-bedroom, one-bath residence with a separate commercial storefront. The residential portion includes main-floor laundry, quartz countertops, updated kitchen and bath areas, LVT flooring, new drywall, windows, plumbing, wiring, insulation, a water softener, and a new roof. The commercial space contains four offices, a storefront area, full bath, kitchenette, basement, new windows, furnace, and central air. An unfinished upper level provides additional interior space within the existing building.
The property also includes a 1-car garage with alley access and a driveway accommodating parking for two vehicles. Located at 1303 Avon St in La Crosse, the property is half a block from a middle school and a few blocks from a high school and elementary school, with banks, dining, and the Boys & Girls Club nearby. The building dates to 1880 and has a reported property size of 3000.
The property also includes a 1-car garage with alley access and a driveway accommodating parking for two vehicles. Located at 1303 Avon St in La Crosse, the property is half a block from a middle school and a few blocks from a high school and elementary school, with banks, dining, and the Boys & Girls Club nearby. The building dates to 1880 and has a reported property size of 3000.
Key Highlights
- Three‑bedroom, 1‑bath residence with main‑floor laundry and updated kitchen and bath areas
- Commercial storefront includes four offices, a store area, full bath, kitchenette, and basement
- Residential updates include new roof, windows, plumbing, wiring, insulation, drywall, and LVT flooring
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
$30,177
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
9.01%
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%
$603,540
$603.5K
Cap Rate 7%
$431,100
$431.1K
Cap Rate 9%
$335,300
$335.3K
Market Conditions
NOI Build-Up for 3,000 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
$45.0K $15.00/SF
− Vacancy
−$1.9K −$0.63/SF
EGI
$43.1K $14.37/SF
− OpEx
−$12.9K −$4.31/SF
NOI
$30.2K $10.06/SF
Area
La Crosse County, WI
Vacancy
4.20%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$603,540
Cap Rate 7%
$431,100
Cap Rate 9%
$335,300
Alternative Uses
Best Use
Office B
$451.3K
$394.9K – $526.5K
NOI $31,590 @ 7.0% cap · market cap 9.43%
Second Best
Retail
$431.1K
$377.2K – $503.0K
NOI $30,177 @ 7.0% cap · market cap 9.01%
Theoretical Best
Specialty Retail
$656.1K
$574.1K – $765.5K
NOI $45,927 @ 7.0% cap · market cap 13.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
577
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines a three-bedroom residence with a four-office commercial storefront and on-site parking.
Where is this mixed-use property located?
The property is located at 1303 Avon St La Crosse, WI.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Three‑bedroom, 1‑bath residence with main‑floor laundry and updated kitchen and bath areas; Commercial storefront includes four offices, a store area, full bath, kitchenette, and basement; Residential updates include new roof, windows, plumbing, wiring, insulation, drywall, and LVT flooring
