4-Bay Commercial Shop with
For Sale
$1,900,000
1411 Rose St, La Crosse, WI 54603
Turnkey 4-bay shop with in-floor heat, multiple offices, and a modern layout on a 1.12-acre site.
Property Size4,818 SF
Lot Size1.12 Acres
Price / SF$394.35
Days on Market151
Property Features for 1411 Rose St
General Information
Standard status
Active
Size
4,818 SF
Lot size
1.12 Acres
Additional Details
Business Included
Yes
Service Bays
4
Taxes and HOA fees
Annual Taxes
$17,518
Listing Agency:
eXp Realty LLC
(608) 785-0888
Listed By:
Hayden Schmidt · License #9357594
(608) 785-0888
Source:
Exprealty
Added: Apr 1
Changed: Aug 28
Last Checked: Aug 26 at 11:09AM
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.
Turnkey 4-bay commercial shop located on a 1.12-acre site, offering a clean, modern layout designed for immediate use. The property includes in-floor heat and multiple office spaces, supporting a service-oriented workflow within the building.
Positioned along Rose Street, the asset offers high visibility frontage on one of La Crosse’s busiest corridors. The oversized lot provides ample parking, along with added operational flexibility for day-to-day business needs.
With its combination of a multi-bay shop configuration, office space, and substantial land area, this property is well suited for owner-operators and service-based businesses seeking a functional facility with strong street presence.
Positioned along Rose Street, the asset offers high visibility frontage on one of La Crosse’s busiest corridors. The oversized lot provides ample parking, along with added operational flexibility for day-to-day business needs.
With its combination of a multi-bay shop configuration, office space, and substantial land area, this property is well suited for owner-operators and service-based businesses seeking a functional facility with strong street presence.
Key Highlights
- Turnkey 4‑bay shop built in 1977 with a modern layout
- In‑floor heat throughout
- Multiple office spaces for service or owner‑operator use
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
$55,920
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
2.94%
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%
$1,118,400
$1.1M
Cap Rate 7%
$798,857
$798.9K
Cap Rate 9%
$621,333
$621.3K
Market Conditions
NOI Build-Up for 4,818 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
$92.5K $19.20/SF
− Vacancy
−$6.5K −$1.34/SF
EGI
$86.0K $17.86/SF
− OpEx
−$30.1K −$6.25/SF
NOI
$55.9K $11.61/SF
Area
La Crosse County, WI
Vacancy
7.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
35.00%
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%
$1,118,400
Cap Rate 7%
$798,857
Cap Rate 9%
$621,333
Alternative Uses
Best Use
Flex RnD
$798.9K
$699.0K – $932.0K
NOI $55,920 @ 7.0% cap · market cap 2.94%
Second Best
Industrial
$425.7K
$372.5K – $496.6K
NOI $29,798 @ 7.0% cap · market cap 1.57%
Theoretical Best
Specialty Retail
$1.05M
$922.0K – $1.23M
NOI $73,759 @ 7.0% cap · market cap 3.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
577
Businesses Nearby
Under-served
Demand for This Use
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 Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Rooster Andy's Catering Inc — 600 Copeland Ave, La Crosse, WI 54603
- Serves You Right — 705 Rose St, La Crosse, WI 54603
- Pogy's Catering — 1232 Avon St, La Crosse, WI 54603
Frequently Asked Questions
What type of property is this?
Flex space - Turnkey 4-bay shop with in-floor heat, multiple offices, and a modern layout on a 1.12-acre site.
Where is this flex space located?
The property is located at 1411 Rose St La Crosse, WI.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Turnkey 4‑bay shop built in 1977 with a modern layout; In‑floor heat throughout; Multiple office spaces for service or owner‑operator use
