Retail Storefront with
For Sale
$310,000
1817 Jackson St, La Crosse, WI 54601
COMMERCIAL - La Crosse, WI
Property Size2,250 SF
Lot Size0.19 Acres
Price / SF$137.78
Days on Market47
Property Features for 1817 Jackson St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
State Road 33 to Jackson St
Standard status
Active
APN
017030238040
Size
2,250 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3407
Amenities
drive through
Building Details
Year built
1957
Architectural style
Other
Listing Agency:
RE/MAX Results · RE/MAX International
(608) 781-7629
Listed By:
Michael Richgels · License #5057-90
(608) 781-7669
Added: Jun 26
Changed: Aug 4
Last Checked: Aug 11 at 7:06PM
MLS# 1969310
Copyright © 2026 Metro MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This retail storefront property offers convenient parking and a drive-through setup, suited for businesses that need straightforward customer access. The commercial site is listed for sale with approximately 2,250 square feet of space on a 0.19-acre lot, zoned Commercial.
Located at 1817 Jackson St in La Crosse, the property is described as having strong visibility at the turn of Jackson St into State Road 33, with public remarks citing over 9,000 vehicles per day. The combination of roadside exposure and on-site parking is intended to support retail operations relying on walk-in and pass-by traffic.
Located at 1817 Jackson St in La Crosse, the property is described as having strong visibility at the turn of Jackson St into State Road 33, with public remarks citing over 9,000 vehicles per day. The combination of roadside exposure and on-site parking is intended to support retail operations relying on walk-in and pass-by traffic.
Key Highlights
- Year built: 1957
- Great visibility at the turn of Jackson St into State Road 33
- Traffic count: over 9,000 vehicles per day
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
$22,633
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
7.30%
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%
$452,660
$452.7K
Cap Rate 7%
$323,329
$323.3K
Cap Rate 9%
$251,478
$251.5K
Market Conditions
NOI Build-Up for 2,250 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
$33.8K $15.00/SF
− Vacancy
−$1.4K −$0.63/SF
EGI
$32.3K $14.37/SF
− OpEx
−$9.7K −$4.31/SF
NOI
$22.6K $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%
$452,660
Cap Rate 7%
$323,329
Cap Rate 9%
$251,478
Alternative Uses
Best Use
Retail
$323.3K
$282.9K – $377.2K
NOI $22,633 @ 7.0% cap · market cap 7.30%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$492.1K
$430.6K – $574.1K
NOI $34,445 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
90k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 45%
Shops & Services 29%
Dining 21%
Electronics 3%
Skogen's Festival Foods
Groceries
40,874 visits/mo
0.5 miles
Kwik Trip
Shops & Services
26,113 visits/mo
0.3 miles
Dunkin' Donuts
Dining
7,550 visits/mo
0.5 miles
Jimmy John's
Dining
4,770 visits/mo
0.5 miles
Las Margaritas
Dining
3,607 visits/mo
0.4 miles
Demographics for 54601, WI
51,090
Population
22,652
Households
2.3
Avg Household Size
32
Median Age
40%
College-Educated
96%
High-School Grad
75.4 sq mi
ZIP Area
678
Density / Sq Mi
$60,078
Median Household Income
$31,143
Median Earnings
$998
Median Rent
$220,200
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront with drive-through and convenient parking on a commercially zoned site in La Crosse.
Where is this storefront property located?
The property is located at 1817 Jackson St La Crosse, WI.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Year built: 1957; Great visibility at the turn of Jackson St into State Road 33; Traffic count: over 9,000 vehicles per day
