Mixed-Use Property with
For Sale
$689,000
2128-2130 State Road 16 -, La Crosse, WI 54601
Office and residential components support combined business and living arrangements under light industrial zoning.
Property Size6,298 SF
Price / SF$109.40
Days on Market39
Property Features for 2128-2130 State Road 16 -
General Information
Standard status
Active
Size
6,298 SF
Property subtype
Multi-Family
Zoning
light industrial
Additional Details
Floor
Main Floor
Multifamily Units
1
Building Details
Year Built
1947
Listing Agency:
RE/MAX Results
(608) 781-7669
Listed By:
Michael Richgels · License #5057-90
Source:
Nikolicgroup
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 28 at 12:53PM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This mixed-use property combines commercial office accommodation on the ground floor with a residential apartment above. The two-level configuration supports an owner-occupied business with living space on site, or use of the apartment by an employee tenant, subject to the stated zoning framework.
The property contains 6,298 square feet and was built in 1947. It is located at 2128-2130 State Road 16 in La Crosse, Wisconsin. Current zoning is light industrial, while a potential commercial zoning change is identified as a way to broaden the range of occupants for the upper unit.
The property contains 6,298 square feet and was built in 1947. It is located at 2128-2130 State Road 16 in La Crosse, Wisconsin. Current zoning is light industrial, while a potential commercial zoning change is identified as a way to broaden the range of occupants for the upper unit.
Key Highlights
- 6,298‑square‑foot mixed‑use property in La Crosse, WI
- Ground‑floor commercial office component
- Upper‑level residential apartment
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
$56,493
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
8.20%
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%
$1,129,860
$1.1M
Cap Rate 7%
$807,043
$807.0K
Cap Rate 9%
$627,700
$627.7K
Market Conditions
NOI Build-Up for 6,298 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
$98.2K $15.60/SF
− Vacancy
−$7.9K −$1.25/SF
EGI
$90.4K $14.35/SF
− OpEx
−$33.9K −$5.38/SF
NOI
$56.5K $8.97/SF
Area
La Crosse County, WI
Vacancy
8.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,129,860
Cap Rate 7%
$807,043
Cap Rate 9%
$627,700
Alternative Uses
Best Use
Office B
$947.4K
$829.0K – $1.11M
NOI $66,318 @ 7.0% cap · market cap 9.63%
Second Best
Mixed Use
$807.0K
$706.2K – $941.6K
NOI $56,493 @ 7.0% cap · market cap 8.20%
Theoretical Best
Specialty Retail
$1.38M
$1.21M – $1.61M
NOI $96,416 @ 7.0% cap · market cap 13.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
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 Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and residential components support combined business and living arrangements under light industrial zoning.
Where is this mixed-use property located?
The property is located at 2128-2130 State Road 16 - La Crosse, WI.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: 6,298‑square‑foot mixed‑use property in La Crosse, WI; Ground‑floor commercial office component; Upper‑level residential apartment
