Two-Unit Duplex with
For Sale
$205,000
Pending
1602 Kane St, La Crosse, WI 54603
Separate utility meters support straightforward management, while one residence includes an attached garage.
Property Size2,007 SF
Days on Market11
Property Features for 1602 Kane St
General Information
Standard status
Pending
Size
2,007 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$1,075
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$4,361
Building Details
Buildings
1
Listing Agency:
eXp Realty LLC
(866) 848-6990
Listed By:
Hayden Schmidt · License #9357594
(608) 785-0888
Source:
Exprealty
Added: Aug 27
Changed: Sep 5
Last Checked: Sep 5 at 3:24PM
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 duplex contains two residences, each configured with 2 bedrooms and 1 bathroom. The first unit includes an attached garage and full basement, while the second provides a comparable two-bedroom, one-bathroom layout. Separately metered utilities serve both units.
Unit 1 is occupied on a month-to-month basis. Unit 2 is leased through August 31, 2026, providing different occupancy timelines within the same property. The duplex is located at 1602 Kane St in La Crosse, WI.
Unit 1 is occupied on a month-to-month basis. Unit 2 is leased through August 31, 2026, providing different occupancy timelines within the same property. The duplex is located at 1602 Kane St in La Crosse, WI.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bathroom per residence
- Unit 1 includes an attached garage and full basement
- Unit 2 is leased through August 31, 2026
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
$18,127
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
8.84%
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%
$362,540
$362.5K
Cap Rate 7%
$258,957
$259.0K
Cap Rate 9%
$201,411
$201.4K
Market Conditions
NOI Build-Up for 2,007 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
$27.7K $13.80/SF
− Vacancy
−$1.8K −$0.90/SF
EGI
$25.9K $12.90/SF
− OpEx
−$7.8K −$3.87/SF
NOI
$18.1K $9.03/SF
Area
La Crosse County, WI
Vacancy
6.50%
Lease Rate
$13.80 /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%
$362,540
Cap Rate 7%
$258,957
Cap Rate 9%
$201,411
Alternative Uses
Best Use
Multifamily LT 5
$259.0K
$226.6K – $302.1K
NOI $18,127 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$233.0K
$203.9K – $271.9K
NOI $16,311 @ 7.0% cap · market cap 7.96%
Theoretical Best
Specialty Retail
$438.9K
$384.1K – $512.1K
NOI $30,725 @ 7.0% cap · market cap 14.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
557
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?
Duplex - Separate utility meters support straightforward management, while one residence includes an attached garage.
Where is this duplex located?
The property is located at 1602 Kane St La Crosse, WI.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bathroom per residence; Unit 1 includes an attached garage and full basement; Unit 2 is leased through August 31, 2026
