Building Details

Year Built 1968

Buildings 1

Stories 3

Construction masonry

Listing Agency: Gerrard-Hoeschler, REALTORS

Listed By: Brian McCarty · License #80000-94 Show Phone

Source: Homesinwisconsin

Added: Jun 13 Changed: Oct 1 Last Checked: Oct 14 at 11:12PM

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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 Gerrard-Hoeschler, REALTORS

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Investment Insights

Based on property information with market context.

This 30-unit apartment property is arranged across three stories and includes 12 one-bedroom apartments and 18 efficiency units. The masonry building was constructed in 1968, and many units have been remodeled under the current ownership. Onsite amenities include coin-operated laundry and storage areas. The roof is 6 years old, and the property has an established rental history.

The property is located in downtown La Crosse, Wisconsin, at 326 7th St S. It is zoned R6, and the sale also includes the lot at 620 Cameron Street. The combination of varied unit layouts, recent unit improvements, and onsite functional amenities provides a defined apartment-building configuration.

Key Highlights

• 30‑unit apartment building with 12 one‑bedroom units and 18 efficiency units
• 13,026‑square‑foot property built in 1968
• Three‑story masonry construction

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$105,865

Cap Rate

4.60%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,117,300 $2.1M

Cap Rate 7%

$1,512,357 $1.5M

Cap Rate 9%

$1,176,278 $1.2M

Is this asking price fair?

Market Conditions

NOI Build-Up for 13,026 SF

Gross rent

$204.8K $15.72/SF

− Vacancy

−$12.3K −$0.94/SF

EGI

$192.5K $14.78/SF

− OpEx

−$86.6K −$6.65/SF

NOI

$105.9K $8.13/SF

Area

La Crosse County, WI

Vacancy

6.00%

Lease Rate

$15.72 /SF/Yr

Expense Ratio

45.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,117,300

Cap Rate 7%

$1,512,357

Cap Rate 9%

$1,176,278

Alternative Uses

Best Use

Apartment 5plus

$1.51M

$1.32M – $1.76M (±1% cap)

NOI $105,865 @ 7.0% cap · market cap 4.60%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$2.85M

$2.49M – $3.32M (±1% cap)

NOI $199,415 @ 7.0% cap · market cap 8.67%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Booker Landscape Solutions Landscaping

Suggested Use

Top Pick HVAC Service Storage Facility (Bike/Boat/Book/etc) Store Locksmith Grocery & Convenience Store Tanning Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

30

Residential units

Location Intelligence

Trade Area within ½ mile

2,722

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

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

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Frequently Asked Questions

What type of property is this?

Apartment building - Three-story masonry property with remodeled units, onsite laundry, storage, and R6 zoning.

Where is this apartment building located?

The property is located at 326 7th St S La Crosse, WI.

What is the asking price?

The asking price for this property is $2,300,000.

What are key features of this property?

This property features: 30‑unit apartment building with 12 one‑bedroom units and 18 efficiency units; 13,026‑square‑foot property built in 1968; Three‑story masonry construction