30-Unit Apartment
For Sale
$2,300,000
326 7th St S, La Crosse, WI 54601
Three-story masonry property with remodeled units, onsite laundry, storage, and R6 zoning.
Property Size13,026 SF
Price / SF$176.57
Days on Market30
Property Features for 326 7th St S
General Information
Standard status
Active
Size
13,026 SF
Property subtype
Commercial
Zoning
R6
Units
Unit Mix
12 x 1BR, 18 x Efficiency
Multifamily Units
30
Amenities
coin-op laundry
storage
Building Details
Year Built
1968
Buildings
1
Stories
3
Construction
masonry
Listing Agency:
Gerrard-Hoeschler, REALTORS
(608) 792-8451
Listed By:
Brian McCarty · License #80000-94
Source:
Homesinwisconsin
Added: Jul 31
Changed: Aug 28
Last Checked: Aug 28 at 9:09PM
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
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.
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 = 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
$105,865
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
4.60%
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%
$2,117,300
$2.1M
Cap Rate 7%
$1,512,357
$1.5M
Cap Rate 9%
$1,176,278
$1.2M
Market Conditions
NOI Build-Up for 13,026 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
$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 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%
$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
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
NOI $199,415 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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
