Two-Unit Duplex with
For Sale
$229,900
Pending
1611-1613 Liberty Street, La Crosse, WI 54603
One residence is vacant, while the other remains leased through April 2027.
Property Size2,108 SF
Days on Market83
Property Features for 1611-1613 Liberty Street
General Information
Standard status
Pending
Size
2,108 SF
Property subtype
Two-Family / Two Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,064
Amenities
laundry room
porch
yard
Partial
Vinyl
2.0
3.0
1.0
0.0
1118.0
5.0
2108.0
6.0
Building Details
Year Built
1888
Listing Agency:
Edina Realty, Inc.
Listed By:
Michele Burton · License #54336-94
(608) 386-3327
Source:
Compass
Added: Jun 18
Changed: Sep 2
Last Checked: Aug 31 at 2:00AM
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 Edina Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1888, this 2,108-square-foot duplex contains two separate residences. The lower home is vacant and includes three bedrooms, one bathroom, a laundry room, high ceilings, a spacious kitchen, and a bright living area. Upstairs, the two-bedroom, one-bath residence offers a sizable kitchen and living room along with a porch, and is leased through April 2027.
The property includes a yard, a one-car garage with alley access, and additional off-street parking. Its La Crosse setting places it steps from Old Towne North and Northside Elementary, with Logan High located one-half mile away.
The property includes a yard, a one-car garage with alley access, and additional off-street parking. Its La Crosse setting places it steps from Old Towne North and Northside Elementary, with Logan High located one-half mile away.
Key Highlights
- 2,108 SF duplex built in 1888
- Lower residence is vacant with 3 bedrooms, 1 bathroom, and dedicated laundry room
- Upper residence has 2 bedrooms, 1 bathroom, and a lease through April 2027
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
$19,040
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
8.28%
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%
$380,800
$380.8K
Cap Rate 7%
$272,000
$272.0K
Cap Rate 9%
$211,556
$211.6K
Market Conditions
NOI Build-Up for 2,108 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
$29.1K $13.80/SF
− Vacancy
−$1.9K −$0.90/SF
EGI
$27.2K $12.90/SF
− OpEx
−$8.2K −$3.87/SF
NOI
$19.0K $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%
$380,800
Cap Rate 7%
$272,000
Cap Rate 9%
$211,556
Alternative Uses
Best Use
Multifamily LT 5
$272.0K
$238.0K – $317.3K
NOI $19,040 @ 7.0% cap · market cap 8.28%
Second Best
Apartment 5plus
$244.7K
$214.2K – $285.5K
NOI $17,132 @ 7.0% cap · market cap 7.45%
Theoretical Best
Specialty Retail
$461.0K
$403.4K – $537.9K
NOI $32,271 @ 7.0% cap · market cap 14.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
552
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 - One residence is vacant, while the other remains leased through April 2027.
Where is this duplex located?
The property is located at 1611-1613 Liberty Street La Crosse, WI.
What is the asking price?
The asking price for this property is $229,900.
What are key features of this property?
This property features: 2,108 SF duplex built in 1888; Lower residence is vacant with 3 bedrooms, 1 bathroom, and dedicated laundry room; Upper residence has 2 bedrooms, 1 bathroom, and a lease through April 2027
