Introduction

Investing in rental properties can be a lucrative venture, but selecting the right property is crucial to ensuring a good return on investment. A good rental property is characterized by factors such as location, demand, property condition, and rental yield. Location is perhaps the most critical factor as it influences demand, rental rates, and property value appreciation.

La Crosse County, WI, offers a diverse range of neighborhoods, each with unique characteristics and investment potential. This guide provides a comprehensive overview of the best neighborhoods in La Crosse County for rental property investment, grading each area on convenience, tourist attractions, things to do, average home prices, return on investment, proximity to work-related travel, and the ‘x-factor.’

Best Neighborhoods and Areas in La Crosse County, WI

1. Downtown La Crosse

Grades:

• Convenience: A
• Tourist Attractions: A+
• Things to Do: A+
• Average Home Prices: B
• Return on Investment: A
• Proximity to Work-Related Travel: A
• X-Factor: A+

Convenience:
Downtown La Crosse is the heart of the city, offering unparalleled convenience. It has a walkable layout with easy access to shops, restaurants, public transportation, and essential services.

Tourist Attractions:
The downtown area is home to several tourist attractions, including Riverside Park, the La Crosse Center, and numerous historic sites. These attractions draw visitors year-round, increasing the demand for short-term rental properties.

Things to Do:
Residents and visitors enjoy a vibrant nightlife, various cultural events, and festivals. There are plenty of dining options, bars, and entertainment venues.

Average Home Prices:
Home prices in Downtown La Crosse are relatively higher compared to other areas in the county but still affordable. The median home price is around $250,000.

Return on Investment:
Given the high demand for both short-term and long-term rentals, investors can expect a solid return on investment. The rental yield is high due to the area's popularity.

Proximity to Work-Related Travel:
Downtown La Crosse is close to major employers, including the Mayo Clinic Health System and the University of Wisconsin-La Crosse, making it a desirable location for professionals.

X-Factor:
What makes Downtown La Crosse unique is its vibrant cultural scene and historic charm. The area blends modern amenities with historic architecture, offering a distinctive living experience.

2. Onalaska

Grades:

• Convenience: A
• Tourist Attractions: B+
• Things to Do: B+
• Average Home Prices: B+
• Return on Investment: B+
• Proximity to Work-Related Travel: B
• X-Factor: B+

Convenience:
Onalaska is known for its well-planned residential areas, with easy access to shopping centers, schools, and recreational facilities. It's an excellent location for families.

Tourist Attractions:
While not as tourist-centric as Downtown La Crosse, Onalaska offers beautiful parks and outdoor activities, including Lake Onalaska and the Great River State Trail.

Things to Do:
The area has a variety of dining options, family-friendly activities, and community events. The proximity to natural attractions provides plenty of outdoor recreation opportunities.

Average Home Prices:
The median home price in Onalaska is approximately $225,000, making it an affordable option for investors looking for properties with steady appreciation.

Return on Investment:
Onalaska offers a good return on investment, particularly for long-term rentals. The area's family-friendly nature ensures a consistent demand for rental properties.

Proximity to Work-Related Travel:
While not as close to major employment hubs as Downtown, Onalaska still offers reasonable proximity to La Crosse's job market and has its own business districts.

X-Factor:
Onalaska's unique appeal lies in its blend of suburban comfort and access to natural beauty. It provides a peaceful, community-oriented environment while still being close to urban amenities.

3. Shelby

Grades:

• Convenience: B
• Tourist Attractions: B
• Things to Do: B
• Average Home Prices: B+
• Return on Investment: B
• Proximity to Work-Related Travel: B-
• X-Factor: B

Convenience:
Shelby offers a quieter, more suburban living experience. It has essential amenities and is a short drive from Downtown La Crosse.

Tourist Attractions:
The area is less touristy but offers scenic views and access to outdoor activities such as hiking and fishing.

Things to Do:
Residents can enjoy local parks, small community events, and nearby recreational areas. The pace of life is more relaxed, appealing to those seeking tranquility.

Average Home Prices:
Homes in Shelby are moderately priced, with a median home price around $210,000, offering good value for investors.

Return on Investment:
While the rental yield might be lower compared to more central areas, Shelby offers steady appreciation and reliable rental demand, particularly from families and retirees.

Proximity to Work-Related Travel:
Shelby's distance from major employment centers is a bit greater, but it is still commutable to La Crosse and Onalaska.

X-Factor:
Shelby's charm lies in its serene environment and close-knit community feel. It's ideal for those looking to invest in a peaceful, family-friendly neighborhood.

4. La Crescent, MN (Close Proximity to La Crosse County)

Grades:

• Convenience: B+
• Tourist Attractions: B
• Things to Do: B
• Average Home Prices: B
• Return on Investment: B
• Proximity to Work-Related Travel: B+
• X-Factor: B+

Convenience:
La Crescent offers the convenience of small-town living with easy access to La Crosse for additional amenities and services. It's just across the Mississippi River from La Crosse.

Tourist Attractions:
The town is known for its apple orchards and scenic views. While it lacks major tourist attractions, it attracts visitors during the apple harvest season.

Things to Do:
La Crescent has a range of outdoor activities, community events, and small local businesses that provide a charming, small-town feel.

Average Home Prices:
The median home price in La Crescent is around $200,000, making it an affordable investment option with potential for growth.

Return on Investment:
Investors can expect steady returns, with a reliable rental market driven by families and professionals who work in La Crosse but prefer a quieter living environment.

Proximity to Work-Related Travel:
La Crescent's proximity to La Crosse makes it convenient for work-related travel, particularly for those working in healthcare, education, or the city's business sector.

X-Factor:
La Crescent's unique appeal is its blend of rural charm and proximity to urban amenities. The town's scenic beauty and community-oriented lifestyle make it an attractive investment location.

Conclusion

La Crosse County, WI, offers a range of neighborhoods with varying investment potentials. Downtown La Crosse stands out for its vibrant culture and high rental demand, while Onalaska and Shelby provide family-friendly environments with steady growth. La Crescent, MN, offers an affordable alternative with a rural charm close to urban amenities. Investors should consider their target market and investment goals when choosing the best area for rental properties in La Crosse County.