Located in La Crosse's Washburn Neighborhood, C&C Residences brings 36 new homes to the community, including Wisconsin's first ORI Expandable Studio Apartments and 12 townhomes designed for long-term living. The development is part of a broader vision for the block that includes future Habitat for Humanity homes and community garden space, reflecting a shared commitment to expanding housing opportunities in La Crosse.

Join us as we celebrate the grand opening of C&C Residences with a ribbon cutting ceremony on Thursday, June 11 at 9:00 a.m.

Learn More

• C&C Residences: C&C Residences Website
• Habitat For Humanity: Washburn Neighborhood Project

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Three Sixty Real Estate Solutions will host a groundbreaking ceremony on Wednesday, October 15, 2025, to mark the start of construction on Badger West, a new apartment community designed for college students, graduate students and young professionals in La Crosse. Badger West will feature 48 ORI Expandable Studio Apartments, making it the first building in La Crosse to offer apartments with moveable, space-transforming furniture. These dynamic apartments allow residents to expand their living space at the touch of a button, offering an innovative approach to modern housing. 

“We’re seeing increasing demand for high-quality studio living in La Crosse, especially among graduate students and professionals who value flexibility, efficiency, and proximity to work or school,” said Marvin Wanders, Owner of Three Sixty Real Estate Solutions. “Badger West meets that need while introducing a completely new housing style to our community.” 

The groundbreaking ceremony will take place at the future Badger West site, located at 431 West Avenue North, La Crosse, WI beginning at 11AM. Community members, local officials, project partners, and media are invited to attend. Guests will have an opportunity to hear from project leaders and learn more about the innovative housing design. 

Event Details 

What: Groundbreaking Ceremony for Badger West 

When: Wednesday, October 15, 2025, at 11AM 

Where: 431 West Avenue North, La Crosse, WI 

For more information on Badger West, visit http://www.badgerwest.threesixty.bz For more inforamation about ORI Living, visit: https://www.oriliving.com/ 

For questions regarding the Badger West development, please contact Jeremy Novak, VP of Development: 608-782-7365 or email [email protected]. 

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For 11 years, the Washburn Garden Block has held a special place in the heart of the Washburn Neighborhood Association. As the community acknowledges the growing demand for housing, this presents a crucial opportunity to contribute to addressing that need while simultaneously revitalizing and improving the garden asset.

“As we embark on the journey of redevelopment, we remain committed to addressing the needs identified in the neighborhood visioning project; quality housing for all, better access to food, ample green space, greater connectivity, youth development, neighborhood safety, and community gatherings, while also preserving the spirit of the garden block.” Says Marvin Wanders, co-owner, Three Sixty Real Estate Solutions. 

The open house event will be held at the La Crosse American Legion: 711 6th St. S La Crosse, prior to the monthly Washburn Community Meeting. Attendees will have the opportunity to provide input about the future of the Washburn Garden Block and how it can better serve the needs and aspirations of the community, including the incorporation of new housing options. Attendees will get an up-close look at some conceptual designs and ideas for the garden block’s transformation. Three Sixty welcomes the neighborhood’s feedback, ideas, and suggestions on what landscaping, outdoor spaces, and aesthetics they want to see in the redesigned garden block. They are also seeking insights from the current experienced gardeners whose extensive expertise in horticulture and cultivation is valued. The opportunity to reserve your future garden plot in a new development will also be available at this event.

For questions regarding the Garden Block Development, please get in touch with Jeremy Novak, Development Director: 
608-782-7365 or email [email protected]. 
 

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An unforeseen rise in construction costs over the past 12-18 months, as well as some supply chains of critical building components, have constrained movement on this project. 

Rising interest rates have escalated the nationwide demand for multifamily housing, impacting the La Crosse area. The Copper Rocks development adds supply with 206 market-rate studios, 1, 2, and 3-bedroom apartments. Three Sixty Real Estate Solutions Development Director, Jeremy Novak, states “This is something the neighborhood and community are excited about. The community will ultimately see all of the benefits we envisioned initially. It is a matter of when we start, not if.” 

Three Sixty’s core value of only developing and managing projects that positively impact the communities they serve extends to customers, employees, and investors. Novak continued, “We are still actively working to get this project started, but it’s more important to get it right than to get it done quickly.” 

Consistent conversations and updates with city staff and a watchful eye on market conditions remain crucial. “Once conditions look appropriate, we will be ready to hit the ground running with this much-anticipated project.” Said Novak.

For questions regarding the Copper Rocks development, please get in touch with Jeremy Novak, Development Director: 608-782-7365 or email [email protected]. 

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The second building is the final phase of the $26 million project. It will be ready for occupancy September 1, 2023 and is now accepting lease applications. Lloyd Mckinney, Property Manager for the 5th Ward Residences, says “Initial leasing of phase one has shown strong demand. Residents appreciate the great amenities, central location, connection to the recreational resources, and quality of finishes in the residences.”

The 5th Ward Residences Project provides 144 new rental homes with studios, one- and two-bedroom apartments, and fourteen owner-occupied townhomes available for rent or sale in two- and three-bedroom options. The project includes on-site management, an indoor community center providing a fitness facility, and incubator offices for start-up businesses and professionals with flexible leasing options. 

“With growing demand for more multifamily housing in La Crosse, we are excited to help fulfill this need,” said Three Sixty Real Estate Solutions Development Director, Jeremy Novak. “It is convenient for those living and working in the area while providing an abundance of amenities.”

This new development is part of the 5th Ward’s larger effort to revitalize the area and create a vibrant, walkable neighborhood that positively impacts the broader community.  The completion of the project is expected to boost the city’s tax base by $18 million.

For Three Sixty Real Estate Solutions development opportunities, please contact Jeremy Novak, Development Director: 608-782-7365, or email [email protected].  

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If developer Marvin Wanders’ plans come to fruition, those houses will be replaced by 24 townhomes with attached garages. The project’s estimated cost: $3.8 million.

To Common Council member David Marshall, those figures popped out of the La Crosse Planning Department’s report on rezoning the property to allow the townhomes. The Judiciary and Administration Committee this week recommended the council approve the zoning change.

Then he walked about the neighborhood, which he represents as part of District 4. He, like his constituents, was concerned about the prospect of high-density housing in the neighborhood.

Wanders also met with the Grandview-Emerson Neighborhood Association to listen to its concerns.

“My general feeling after that was that a lot of the concerns from the neighborhood at that time had been addressed,” Marshall said.

“I think this is going to be good for everyone,” he said. “It’s going to raise the tax base, going to raise values.”

He will “always fight” for retaining residential zoning in most of the neighborhood, he said, but “this is worthy of being sent forward with conditions.”

The city’s Planning Department recommended a meeting between the neighborhood association, Wanders, city traffic engineer Matt Gallagher and a representative from Emerson Elementary “to discuss traffic safety provisions for Emerson Elementary students.”

It also recommended that Wanders “continue to meet with the GENA to consider the issue of management policies and practices of concern to the neighborhood and how the developer will address these concerns.”

“I’m in support of the recommendation of the planning department,” Wanders said at the committee’s meeting on Monday.

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The Community Development Investment Grant from the Wisconsin Economic Development Corporation will support construction of a 102-unit multi-family residential building as well as a 2,000-square-foot commercial space to accommodate a bistro or cafe.

The Great Rivers Residences will be built on a vacant, blighted former industrial property overlooking the Black River. The land is owned by the city of Onalaska.

Rindfleisch“One of WEDC’s top priorities is to help communities invest in revitalizing their downtowns to encourage economic growth,” said Mark R. Hogan, secretary and CEO of WEDC, the state’s lead economic development organization. “This project not only offers a substantial, efficient solution to the housing shortage in Onalaska, but will also create jobs and equity in a formerly underutilized area.”

“Successful downtown redevelopment is often a balance among the three focus areas of live, work and play,” City Administrator Eric Rindfleisch said, according to a statement issued by WEDC. “The Great River Residences project will enhance the city of Onalaska’s downtown living options for those who wish to enjoy our beautiful parks and trails, as well as support our new and existing downtown businesses. The city of Onalaska is proud to partner with a visionary developer like Three Sixty Real Estate Solutions LLC and is thankful for the assistance of WEDC towards the completion of this important project.”

Marvin and Michelle Wanders of Three Sixty Real Estate Solutions LLC and investor Ben Thorud have started a single-purpose LLC, GRR LCC, for the construction. The project, which began in April, includes a capital investment of more than $15.7 million and is anticipated to be completed by June 2020.

“GRR LLC will be a catalyst in strengthening the urban core of the city of Onalaska. This new housing development is a critical addition for our local companies in offering housing options for incoming employees relocating to this area,” said Michelle Skemp, marketing director for Three Sixty Real Estate Solutions LLC. “As with most infill redevelopment, site-related costs are much more significant, which creates a gap in funding. The collaboration with the city of Onalaska and WEDC was the solution to filling this gap that will create a significant investment into the urban core.”

The Great River Residences will be adjacent to the city’s Great River Landing and the trailhead for the Great River State Bicycle Trail. Located along Hwy. 35 and the waterfronts of Lake Onalaska and the Black River, the residences will be near the newly established Dash Park, just steps from Onalaska’s downtown.

This project has the potential to turn the underutilized land into a high-value, mixed-use development with direct access to waterfront amenities and public parks. Providing more than 100 residential units and additional restaurant or retail businesses to enrich Onalaska’s downtown, the new development is expected to add more than $200,000 a year in additional property tax revenues.

The project is expected to create 50 full-time equivalent positions during the demolition of the current structure and throughout the process of refurbishing the site and construction, according to WEDC. Once finished, the development will require three to five direct full-time positions, as well as additional indirect positions. Additionally, the retail space is expected to employ about 10 to 15 additional service positions.“I am pleased to see the city of Onalaska partner with WEDC in receiving this grant to revitalize and create a more vibrant downtown,” said state Sen. Jennifer Shilling, D-La Crosse. “By investing in community and small business development, we can expand economic and housing opportunities for families and entrepreneurs.”

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In addition to providing assistance for the developer of the Great River Residences project, the TIF district would generate funding that could be used for several other uses not directly related to the Great River Residences, including $2 million for a downtown parking ramp and street/infrastructure improvements, $500,000 for waterfront improvements and $500,000 for use by the city’s Community Development Authority to assist in redevelopment projects within a half-mile radius of the TIF district boundaries.

The TIF district boundaries surround strictly city-owned land to be sold to Three Sixty Real Estate Solutions for the residential/commercial project that include the 200 and 300 blocks of Court Street and most of the 400 block.

With a TIF district, the property assessment is frozen at the start and the taxes on all the increased value of the property that comes from new development — the “increment” — goes into a fund that can be used for a variety of purposes determined in the establishment of the TIF district. The taxes captured include not only the city levy but the amount that would go to all the other taxing jurisdictions, too, including school district, county and technical college district.

There can be some risk involved in TIF districts if the municipality makes big investments in infrastructure to encourage development and then that development doesn’t happen as quickly as expected. That leaves the municipality having to pay off bonds issued to pay for the infrastructure out of its general fund instead of the TIF district proceeds.

Onalaska’s new TIF district is less risky because the developer is paying the $1.6 million for site preparation and utility work upfront and getting repaid over the course of nine to 11 years from the proceeds of the TIF district. The city is not out anything if the development doesn’t happen as scheduled.

“The pay-as-you-go option is for the council’s benefit,” said Sean Lentz of Ehlers, the consultant that helped the city with the TIF district plan. “If the revenue isn’t there, you’re not obligated to make those payments.”

The council in December approved a general development plan for the $16.4 million Great River Residences project that would involve four buildings with 98 housing units, including a four-story, 60-unit apartment building, two townhome buildings and a two-story building that would have retail on the lower level and studio apartments on top. A development agreement for the project is expected to come before the council in April.

While the Great River Residences developer is expected to be paid off within 11 years at most, the city’s plan for the TIF district calls for the capture of taxes on the increment for 27 years, through 2047. Ehlers estimates that the district would generate a little more than $6.7 million in 27 years, with annual increment starting at about $200,000 in the second year and ending at $322,608.

Although the city has approved no specific projects to be paid for by the TIF district after Three Sixty is fully reimbursed for its investment, the TIF district plan includes $2 million that could be used for a downtown parking ramp and other street work and $500,000 for enhancement of the Great River Landing waterfront recreational area.

The plan also envisions giving $500,000 to the city’s Community Development Authority. That money could be used for grants and/or a revolving loan fund to encourage redevelopment projects or new businesses within a half-mile of the TIF district boundaries.

Final approval for the TIF district is required from a Joint Review Board made up of representatives from all the taxing jurisdictions that will meet Feb. 27.

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The recreational amenities offered by the Great River Landing and other projects it helped spur — including Dash-Park and David Reay’s Modern Diner across the street — were a big part of the reason Marvin Wanders of Three Sixty Real Estate Solutions has come to the city with a proposal for 98 residential units called Great River Residences.

“The Great River Landing was the kickoff catalyst that really has created a sense of place in the neighborhood. If they don’t do that project, this doesn’t happen,” Wanders said of his project, which also includes a separate building with 3,000 square feet of commercial space. “We think it’s really unique that you’re that connected to natural resources, plus the fact that you’re part of this vibrant hub in that neighborhood.”

The project came before the city’s Plan Commission Subcommittee on Tuesday, and the general development plan is set for a public hearing Nov. 27 before the Plan Commission.

Wanders wants to build the project on city-owned land south of the Great River Landing, property where the old city shop sits and the Braund Lumber building used to be. The project footprint falls in the 200, 300 and 400 blocks of Court Street. Under the proposal, the city would clear the land and sell the property to Three Sixty.

The land is predominantly fill that is not good for building on, with some residual contamination from the city shop. The existing soil will have to be removed and new soil brought in, and Wanders estimated site preparation work will cost as much as $1.7 million.

The project faces other challenges. The buildings would be practically next to the Irvin Street railroad crossing, and there’s another crossing to the south. The city is likely to spend the money to get a “quiet zone” designation for the north crossings, City Administrator Eric Rindfleisch said.

The project also would require removal of existing water, sanitary sewer and storm sewer lines, and a lift station, along with construction of new utilities as well as relocation of gas and electric lines. Wanders said he has been talking with Xcel Energy about getting the electrical substation moved, which is not on the Great River Residences property but would obstruct the view.

Wanders is seeking help on the project through the city’s “pay-as-you-go” tax-increment financing district. With this TIF district, Three Sixty would pay all the upfront money for site preparation and utilities but would be reimbursed for eligible costs. The reimbursement would come from the increase in the property value that comes with improvement — the increment. Normally, municipalities pay certain expenses up front to encourage development and then get paid back from the increment, but this pay-as-you-go method puts all the risk on the developer, Wanders said.

It has not yet been determined which costs Three Sixty would be reimbursed for, but Wanders and the city wold work out a development agreement covering purchase price, costs eligible for a TIF district to be established and many other factors.

The project will include four buildings, the largest of which would be a four-story building with 60 one- and two-bedroom apartments and one level of underground parking for 41 cars, along with additional surface parking. There also would be two townhome-style buildings with attached garages, one with 21 units and one with 12 units, both having a mixture of one-, two- and three-bedroom designs.

These three buildings would have an exterior look that evokes row houses. “If we can create a home feeling with a little bit of modern flair, it’ll be a project that will fit in very well in the neighborhood,” Wanders said.

The fourth building would be a two-story mixed-use building on the north part of the site, with five studio apartments above 3,000 square feet of commercial space with drive-thru capacity, which Wanders pictures being home to a coffee shop, deli or wood-fired pizza place.

“We’re going to really look to find things that are very complementary to the other businesses downtown and fill gaps that might be missing,” Wanders said. “We think that makes a stronger core.”

Strengthening urban core neighborhoods is a big part of Three Sixty’s mission, Wanders said. The company’s two most recent projects have included The Canterbury on Campbell Road in La Crosse and The Hub, the project that converted the former La Crosse County Administrative Center into apartments.

At its meeting after the subcommittee meeting, the Onalaska Common Council approved an agreement to apply for a $250,000 Community Development Investment Grant from the Wisconsin Economic Development Corporation on behalf of Three Sixty Real Estate Solutions.

Wanders hopes to start construction next April with completion projected for June 1, 2020.
(Thumbnail of lot currently owned by the City)

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