12-Unit Apartment
For Sale
$2,600,000
410 10th Street North, La Crosse, WI 54601
All residences offer three bedrooms, with four adding a separate study and shared basement laundry service.
Property Size18,295 SF
Price / SF$142.12
Days on Market195
Property Features for 410 10th Street North
General Information
Standard status
Active
Size
18,295 SF
Property subtype
Multi-Family / Multi-Family
Units
Unit Mix
8 x 3BR/1BA, 4 x 3BR+Study
Multifamily Units
12
Amenities
coin-operated laundry
parking
Laundry Facilities, Block, Partial, Yes
Vinyl, Wood
Building Details
Year Built
1986
Buildings
1
Listing Agency:
Coulee Real Estate & Property Management LLC
(608) 317-6505
Listed By:
Tara Campbell · License #90223-94
(608) 317-6505
Source:
Compass
Added: Feb 18
Changed: Aug 31
Last Checked: Aug 30 at 4:20PM
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 Coulee Real Estate & Property Management LLC
Investment Insights
Based on property information with market context.
This 18,295-square-foot apartment property, built in 1986, contains 12 units. Eight residences are configured with three bedrooms and one bathroom, while four provide three bedrooms plus a study. Select units have received updates that include new flooring and fixtures. A coin-operated laundry area is located in the basement, and parking is provided behind the building.
The property is positioned between UWL and Western in La Crosse, Wisconsin. Its unit mix, on-site laundry, rear parking, and recent roof replacement support a practical multifamily configuration for continued residential use.
The property is positioned between UWL and Western in La Crosse, Wisconsin. Its unit mix, on-site laundry, rear parking, and recent roof replacement support a practical multifamily configuration for continued residential use.
Key Highlights
- 12 units totaling 18,295 square feet
- Eight 3‑bedroom, 1‑bath units; four 3‑bedroom units with a study
- Roof replacement completed in 2024
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
$148,688
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
5.72%
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%
$2,973,760
$3.0M
Cap Rate 7%
$2,124,114
$2.1M
Cap Rate 9%
$1,652,089
$1.7M
Market Conditions
NOI Build-Up for 18,295 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
$287.6K $15.72/SF
− Vacancy
−$17.3K −$0.94/SF
EGI
$270.3K $14.78/SF
− OpEx
−$121.7K −$6.65/SF
NOI
$148.7K $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%
$2,973,760
Cap Rate 7%
$2,124,114
Cap Rate 9%
$1,652,089
Alternative Uses
Best Use
Apartment 5plus
$2.12M
$1.86M – $2.48M
NOI $148,688 @ 7.0% cap · market cap 5.72%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.00M
$3.50M – $4.67M
NOI $280,078 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
1,559
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?
Apartment building - All residences offer three bedrooms, with four adding a separate study and shared basement laundry service.
Where is this apartment building located?
The property is located at 410 10th Street North La Crosse, WI.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 12 units totaling 18,295 square feet; Eight 3‑bedroom, 1‑bath units; four 3‑bedroom units with a study; Roof replacement completed in 2024
