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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Auto shops
324 3rd S St La Crosse, WI 54601-4007
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US92-0897093
Property summary
AI-generated overview
This 8,391 sq ft property at 324 3rd St S, La Crosse, WI 54601, is situated on a 0.46-acre corner lot in the thriving central business district. Built in 1946, this single-story building features a main reception/showroom area (approx. 1500 sq ft with 12' ceilings), ample flexible heated shop space (approx. 7000 sq ft with 18' ceilings), and four 14' overhead doors allowing for drive-through access. The property also includes four mezzanines offering approximately 700 sq ft of additional storage, two restrooms, and a partially enclosed covered storage area (28x15 ft). The masonry building boasts eight parking spaces and is zoned for business/commercial use. The property is available for rent in its entirety, or the seller will consider subdividing the space. Surrounded by recently redeveloped land, this high-profile location presents significant opportunities for businesses seeking a prominent presence in La Crosse's dynamic downtown area. The APN is 017020027120.
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1946
Total area
8,406 SF
Lot
0.46 ac (20,081 SF)
APN
017-020027-120
UPID
US92-0897093
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Trim Design of La Crosse (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$752k
Blend (final)
Blend
$650k
Owner & transaction history
324 LLC · 4 yrs held
324 LLC
since 2022
Last sale
$675,000
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs La Crosse submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Crosse submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$560,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$915,000
Current use
OFFICE BUILDING
$885,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $675k (Jun 6 2022)
Last sale anchor
$675k
Jun 6 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$77 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,595
Tax year 2023
Assessed value
$658,500
Assessed 2023
Previous assessed
$658,500
+0.0% YoY
Effective rate
2.06%
On assessed value
Assessed land
$341,400
Assessed improvement
$317,100
Land market value
$341,400
Improvement market value
$317,100
Total market value
$658,500
Applied tax rate
2,849.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1946
Heating
SPACE
Stories
1
Total area
8,406 SF
Lot
0.46 ac (20,081 SF)
APN
017-020027-120
UPID
US92-0897093
Jurisdiction
LA CROSSE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$915,000
OFFICE BUILDING
Est. value
$885,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1946
Heating
SPACE
Stories
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
324 LLC
Entity
Mailing address
PO BOX 1621, LA CROSSE, WI 54602-1621
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2022
$675,000
324 LLC
Pedace Co LLC
Warranty Deed
$540,000 · Altra FCU
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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