2415 STATE ROAD, LA CROSSE, WI
PROJECT LOCATION
COPPER ROCKS From Vacant Lot to Vibrant Community
PROJECT OVERVIEW
The Copper Rocks project will transform the former Kmart site at 2415 State Road in La Crosse, WI, into a vibrant community asset that enhances the Bluffside neighborhood. This mixed-use development features five thoughtfully designed buildings, including two mixed-use structures with 247 residential units ranging from studios to three-bedroom apartments, along with two townhome buildings along Farnam Street. The townhomes will offer a more intimate, community-oriented living experience, blending seamlessly with nearby homes and the neighborhood’s character. Offering an estimated 20,000 square feet of commercial and community space on the first floors of the mixed-use buildings, Copper Rocks will welcome local businesses and foster connections through retail spaces, gathering areas, and green spaces. Prioritizing accessibility and sustainability, the project includes walkways, bike paths, and easy access to public transit, promoting a lifestyle centered on health and community engagement. Copper Rocks aims to rejuvenate this dormant site, creating a welcoming space for residents, businesses, and visitors to live, connect, and celebrate for generations.
PROBLEM / OPPORTUNITY
PROJECT INSIGHTS
247 Residential Units
The former Kmart site at 2415 State Road in La Crosse’s Bluffside neighborhood currently stands as an underutilized “greyfield” with limited economic or
Studios-3 Bedroom Apartments
community value, leaving a gap in local growth potential. This vacant property highlights a broader issue in the area: the pressing shortage of market-rate housing for workforce residents who need quality, accessible housing close to their jobs.
2 Bedroom Townhomes
20,000 Sq Ft Commercial Space
Five Buildings Total
OUR SOLUTION
01
02
03
Revitalizing the Neighborhood
Accessible Housing and Diverse Spaces
Sustainable and Accessible Living
Copper Rocks will transform an underutilized site into a vibrant, multi-functional hub that revitalizes the community while addressing local needs, bringing new life to the Bluffside neighborhood.
With 247 housing units ranging from studios to three-bedroom apartments, plus 20,000 square feet of community and commercial space, Copper Rocks will provide inclusive housing options and create retail and gathering spaces that connect residents and businesses.
Designed with walkways, bike paths, and proximity to public transit, Copper Rocks supports a lifestyle focused on accessibility, health, and sustainability, offering an inviting place for residents, businesses, and visitors to gather, shop, live, and celebrate for generations.
MARKET ANALYSIS
Copper Rocks is positioned as market-rate, workforce housing designed to serve residents earning 60%-120% of the Area Median Income (AMI), accommodating individuals and families with varied income levels and backgrounds. Based on the 2022 AMI for La Crosse County of $68,731, the development will target residents who can allocate 35% of their income toward housing. This approach will provide accessible housing options aligning with La Crosse’s commitment to market-rate, workforce-friendly housing as outlined in the city’s Comprehensive Plan.
To ensure the project’s financial viability, Copper Rocks seeks necessary public funding and private investment to bridge the $60 million project cost, aiming for an 8-10% yield on cost return to position Copper Rocks as a sustainable investment. FINANCIAL HIGHLIGHTS
OBJECTIVES
Development for Copper Rocks will proceed in phases, beginning with demolition in the second quarter of 2025, followed by the construction of townhomes and the first mixed-use building in Phase One, with the final mixed-use building expected by the third quarter of 2026. This phased approach allows flexibility to expand with an additional structure as community demand grows.
1243 Badger St. La Crosse, WI 54601 www.threesixty.bz Call: 608-782-7368 Email: development@threesixty.bz
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