Updated Condo with
For Sale
$314,000
3316 Rosehill Place, La Crosse, WI 54601
Updated end-unit condo with sunroom and flexible living spaces.
Property Size2,035 SF
Price / SF$154.30
Days on Market154
Property Features for 3316 Rosehill Place
General Information
Standard status
Active
Size
2,035 SF
Property subtype
Condo / Ranch-1 Story
Zoning
Res
Taxes and HOA fees
Annual Taxes
$4,843
Amenities
Seller's personal property
Refrigerator, stove, dishwasher, washer and dryer, microwave, window treatments, storage cabinets in garage
Forced air, Central air
Vaulted ceiling, Washer, Dryer, Water softener included, Jetted bathtub, Cable/Satellite Available, At Least 1 tub, Internet - Cable, Internet - 5G Installed, Smart thermostat
Vinyl, Brick
Gas, 1 fireplace
Private Entry, Cul de Sac
Building Details
Year Built
1998
Listing Agency:
Rock Realty
(608) 234-1793
Listed By:
Erik Rasmuson · License #93549-94
(608) 234-1793
Source:
Compass
Added: Mar 20
Changed: Aug 8
Last Checked: Aug 8 at 12:55PM
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 Rock Realty
Investment Insights
Based on property information with market context.
This updated end unit condo features modern carpet and a dedicated dining area adjacent to the kitchen. The south-facing sunroom provides ample natural light. The main level bedroom offers flexibility with double pocket doors, suitable for use as a den, exercise room, or music room. The finished lower level includes a large living space and a second bedroom. Additional features include a cedar storage closet in the utility room, a new walk-in shower with glass doors, and a jetted tub. The sunroom windows are new. A new water heater was installed in 2020, and a new water softener in 2022. The property size is 2035 square feet.
Key Highlights
- End unit condo with ample natural light and windows.
- Finished lower level with large living space and second bedroom.
- Updated with new walk‑in shower, jetted tub, and sunroom windows.
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
$16,539
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
5.27%
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%
$330,780
$330.8K
Cap Rate 7%
$236,271
$236.3K
Cap Rate 9%
$183,767
$183.8K
Market Conditions
NOI Build-Up for 2,035 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
$32.0K $15.72/SF
− Vacancy
−$1.9K −$0.94/SF
EGI
$30.1K $14.78/SF
− OpEx
−$13.5K −$6.65/SF
NOI
$16.5K $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%
$330,780
Cap Rate 7%
$236,271
Cap Rate 9%
$183,767
Alternative Uses
Best Use
Apartment 5plus
$236.3K
$206.7K – $275.7K
NOI $16,539 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$445.1K
$389.4K – $519.2K
NOI $31,154 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
243
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated end-unit condo with sunroom and flexible living spaces.
Where is this residential income property located?
The property is located at 3316 Rosehill Place La Crosse, WI.
What is the asking price?
The asking price for this property is $314,000.
What are key features of this property?
This property features: End unit condo with ample natural light and windows.; Finished lower level with large living space and second bedroom.; Updated with **new walk‑in shower, jetted tub, and sunroom windows.**
