Duplex with Coin-Operated
For Sale
$450,000
Pending
311 14th St N, La Crosse, WI 54601
Two fully leased units offer spacious living areas, included kitchen appliances, separate utility metering, and off-street parking pads.
Property Size2,086 SF
Days on Market41
Property Features for 311 14th St N
General Information
Standard status
Pending
Size
2,086 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
2 x 5BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,744
Amenities
coin operated laundry
Listing Agency:
@properties La Crosse
(608) 769-6893
Listed By:
William Vaughn Favre · License #6449394
(608) 769-6893
Source:
Exprealty
Added: Jul 14
Changed: Aug 21
Last Checked: Aug 22 at 9:01AM
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 @properties La Crosse
Investment Insights
Based on property information with market context.
This 2,086-square-foot duplex contains two residential units, each configured with five bedrooms, one bathroom, spacious living areas, and included kitchen appliances. Coin-operated laundry and off-street parking pads add functional amenities for occupants, while separately metered utilities support distinct unit operations.
Both units are currently rented under leases extending through May 2027. The property is located at 311 14th St N in La Crosse, Wisconsin, near the UWL campus.
Both units are currently rented under leases extending through May 2027. The property is located at 311 14th St N in La Crosse, Wisconsin, near the UWL campus.
Key Highlights
- 2,086‑square‑foot duplex with two five‑bedroom, one‑bath units
- Both units leased through May 2027
- Kitchen appliances included in each unit
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
$18,841
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
4.19%
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%
$376,820
$376.8K
Cap Rate 7%
$269,157
$269.2K
Cap Rate 9%
$209,344
$209.3K
Market Conditions
NOI Build-Up for 2,086 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
$28.8K $13.80/SF
− Vacancy
−$1.9K −$0.90/SF
EGI
$26.9K $12.90/SF
− OpEx
−$8.1K −$3.87/SF
NOI
$18.8K $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%
$376,820
Cap Rate 7%
$269,157
Cap Rate 9%
$209,344
Alternative Uses
Best Use
Multifamily LT 5
$269.2K
$235.5K – $314.0K
NOI $18,841 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$242.2K
$211.9K – $282.6K
NOI $16,953 @ 7.0% cap · market cap 3.77%
Theoretical Best
Specialty Retail
$456.2K
$399.2K – $532.3K
NOI $31,935 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,416
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 Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two fully leased units offer spacious living areas, included kitchen appliances, separate utility metering, and off-street parking pads.
Where is this duplex located?
The property is located at 311 14th St N La Crosse, WI.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,086‑square‑foot duplex with two five‑bedroom, one‑bath units; Both units leased through May 2027; Kitchen appliances included in each unit
