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    Senior Housing Facility Title is generated by Realmo AI

    W2658 State Road 33 -, La Crosse, WI 54601

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    Claim this Listing
    For Sale
    $5,000,000

    Manufacturing,Office(s),Professional Service,Recreation,Retail,Special Purpose

    Property size:
    110,000 SF
    Lot size:
    8.00 Acres
    Price / SF:
    $45/SF
    Added:
    Dec 26, 2024
    Days on Market:
    526
    Last Refresh:
    Jun 5 at 6:06 pm

    Property Features for W2658 State Road 33 -

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    ag
    Security features
    Security Lighting
    Interior features
    Carpeting, Fixtures, Handicap Access, Handicap Equipped, Inside Storage, Living Space Avail., Office(s), Rest Rooms, Security Equipment
    Exterior features
    220 Volt Power, Outside Storage
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    006000271000
    Size
    110,000 SF
    Lot size
    8.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    383

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1900
    Floors in Building
    4
    Building materials
    Brick, Stone
    Roof type
    Metal, Rubber, Tar/Gravel
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Ben Bockenhauer
    Ben Bockenhauer

    Listing agent Ben Bockenhauer License #84655-94

    Listing office Gerrard-Hoeschler, REALTORS 1131 E Main St, Onalaska, WI 54650, La Crosse, WI

    Listing date Dec 26, 2024

    MLS# 1902543 Listing URL

    Copyright © 2026 Metro MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Historic four‑story assisted living/memory care facility on ~8 acres with over 110,000 SF of interior space
    • Set up with a fully equipped kitchen plus cafeteria and a large chapel with enclosed viewing area
    • Includes enclosed emergency vehicle bay and security equipment
    • Amenities include a large vehicle equipment garage, two parking lots, and 4 elevators
    • Accessibility features include handicap access with an accessible approach ramp; interior offers offices and rest rooms
    • Built in 1900 with brick and stone construction; forced‑air natural gas heat and central air; metal/rubber/tar‑gravel roofing

    Overview

    This four-story historic senior housing facility has been operated as an assisted living environment with memory care programming, and it was previously home to more than 100 residents. The property totals approximately 110,000 square feet across a campus setting on about 8 acres. Interior features include a fully equipped kitchen, a cafeteria, and an enclosed emergency vehicle bay. Common spaces also include a large chapel with ample seating and an enclosed viewing area.

    Located at W2658 State Road 33 in La Crosse, Wisconsin (La Crosse County), the building sits on a ridge with views of a serene valley. On-site amenities include a large vehicle equipment garage and two parking lots, supporting day-to-day operations and staff or service access. The building is served by four elevators, helping accommodate resident movement throughout the facility.

    For operators and buyers seeking a healthcare-oriented campus with established senior housing layout components, the combination of residential support spaces, dining/catering infrastructure, chapel and gathering space, and the enclosed emergency vehicle bay offers a practical base for ongoing care services. The property’s multi-unit senior housing configuration and operational improvements, including multiple elevators and campus parking, can support continued use as a senior housing or related healthcare facility within the existing ag zoning framework.
    Property Profile Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Map

    City
    La Crosse
    County
    La Crosse
    State
    Wisconsin
    Longitude
    -91.0560031
    Latitude
    43.9637187

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    FAQs

    What type of property is this?
    Assisted living facility - Four-story assisted living and memory care building with multiple common areas, elevators, and enclosed emergency vehicle space.
    Where is this assisted living facility located?
    The property is located at W2658 State Road 33 - La Crosse, WI.
    What is the asking price?
    The asking price for this property is $5,000,000.
    What are key features of this property?
    This property features: Historic four‑story assisted living/memory care facility on ~8 acres with over 110,000 SF of interior space; Set up with a fully equipped kitchen plus cafeteria and a large chapel with enclosed viewing area; Includes enclosed emergency vehicle bay and security equipment
    (608) 790-4225
    We can help!
    Listing Contact
    Ben Bockenhauer
    Ben Bockenhauer
    Real Estate License ID: 84655-94
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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