Five-Bedroom
For Sale
$450,000
Pending
311 14th Street North Unit 313, La Crosse, WI 54601
Both units include kitchen appliances, separate utility metering, off-street parking pads, and coin-operated laundry.
Property Size2,086 SF
Days on Market49
Property Features for 311 14th Street North Unit 313
General Information
Standard status
Pending
Size
2,086 SF
Property subtype
Two-Family / Two Family
Taxes and HOA fees
Annual Taxes
$4,744
Amenities
Full
Vinyl
5.0
1.0
7.0
2086.0
Building Details
Year Built
1900
Listing Agency:
@properties La Crosse
(608) 769-6893
Listed By:
William Vaughn Favre · License #64493-94
(608) 769-6893
Source:
Compass
Added: Jul 13
Changed: Aug 29
Last Checked: Aug 29 at 1:48PM
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 duplex contains 2,086 square feet and was built in 1900. Each residence has five bedrooms, one bathroom, living space, and a kitchen with appliances included. Separate utility meters serve the units, while off-street parking pads and coin-operated laundry add practical on-site features.
The property is located at 311 14th Street North, Unit 313, in La Crosse, within the UWL campus area. Both units are fully rented through May 2027, with leases already in place.
The property is located at 311 14th Street North, Unit 313, in La Crosse, within the UWL campus area. Both units are fully rented through May 2027, with leases already in place.
Key Highlights
- Both units are fully rented through May 2027
- Each unit includes 5 bedrooms and 1 bathroom
- 2,086 square feet in a duplex built in 1900
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
Current Use
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 - Both units include kitchen appliances, separate utility metering, off-street parking pads, and coin-operated laundry.
Where is this duplex located?
The property is located at 311 14th Street North Unit 313 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: Both units are fully rented through May 2027; Each unit includes 5 bedrooms and 1 bathroom; 2,086 square feet in a duplex built in 1900
