733 Anson St · Gretna, LA 70053

$245,000

12 bd · 9.0 ba · 3,364 sqft · Townhouse · 244 Days on market

Built 1979 $73/sqft · 38% below area Est $394k · 38% under ↓ 14% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors to come and see this great opportunity located in Gretna. This triplex offers a unique opportunity to have residential space on top and commercial on the bottom. Was once used as a barber shop and salon but feel free to use the spot as you see fit. This property has the potential to generate great income. Book your showing today!

Key facts

• Parking
• Built 1979
• Listed 244 days

What this means for you Summary

Snapshot

• This is a 12-bed/9.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (10.0% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.1% in Gretna — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#58 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B+; Watch: crime F, employment D-.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,206/mo this rent would consume 66% of the median local household income ($40k/yr) (locally 1911% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (median comp): $393,587
• List price: $245,000
• Delta: -37.75%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-22,887
• Equity at exit: $36,530

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,445
• Equity at exit: $21,183

Cash invested: $68,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70053

• Active inventory: 113
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $266

Break-even live

Break-even rent $1,870

Max offer price $245,000

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $245,000 Active 244 DOM
2. 2026-06-17
   days on market $245,000 Active 243 DOM
3. 2026-06-16
   days on market $245,000 Active 242 DOM
4. 2026-06-15
   days on market $245,000 Active 241 DOM
5. 2026-06-13
   days on market $245,000 Active 239 DOM
6. 2026-06-10
   days on market $245,000 Active 236 DOM
7. 2026-06-09
   days on market $245,000 Active 235 DOM
8. 2026-06-08
   days on market $245,000 Active 234 DOM
9. 2026-06-07
   days on market $245,000 Active 233 DOM
10. 2026-06-03
    days on market $245,000 Active 229 DOM
11. 2026-06-02
    days on market $245,000 Active 228 DOM
12. 2026-06-01
    days on market $245,000 Active 227 DOM
13. 2026-05-31
    days on market $245,000 Active 226 DOM
14. 2026-02-05
    price $245,000 353-char remark

    Show marketing remark (353 chars)

    Calling all investors to come and see this great opportunity located in Gretna. This triplex offers a unique opportunity to have residential space on top and commercial on the bottom. Was once used as a barber shop and salon but feel free to use the spot as you see fit. This property has the potential to generate great income. Book your showing today!

15. 2026-02-05
    price $245,000 353-char remark

    Show marketing remark (353 chars)

    Calling all investors to come and see this great opportunity located in Gretna. This triplex offers a unique opportunity to have residential space on top and commercial on the bottom. Was once used as a barber shop and salon but feel free to use the spot as you see fit. This property has the potential to generate great income. Book your showing today!

16. 2025-10-15
    listed $285,000 Active 353-char remark

    Show marketing remark (353 chars)

    Calling all investors to come and see this great opportunity located in Gretna. This triplex offers a unique opportunity to have residential space on top and commercial on the bottom. Was once used as a barber shop and salon but feel free to use the spot as you see fit. This property has the potential to generate great income. Book your showing today!

17. 2025-10-15
    listed $285,000 Active 353-char remark

    Show marketing remark (353 chars)

    Calling all investors to come and see this great opportunity located in Gretna. This triplex offers a unique opportunity to have residential space on top and commercial on the bottom. Was once used as a barber shop and salon but feel free to use the spot as you see fit. This property has the potential to generate great income. Book your showing today!

18. 1998-08-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,084 · $90/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$264/yr (+$22/mo · 24.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,472
• − Mortgage interest: −$13,724
• − Property taxes: −$1,084
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$7,127
• Taxable loss: −$923
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $3,408/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Gretna

• Score: 70/100
• State rank: #58
• US rank: #7679

Category grades

Amenities C Commute C Cost of living A+ Crime F Employment D- Housing B+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gretna, LA
• County: Jefferson Parish · 426,999 people
• City population: 56,969
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,621
• Household income: $39,950
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1911.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 36% Black 34% Hispanic / Latino 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 7% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 20% Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.90%
• Current HPI: 121.765
• Rent YoY: —
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-14.0% since first listed

5 events — show timeline

• 2026-02-05 Price Changed $245,000 AcadianaMLS
• 2026-02-05 Price Changed $245,000 GSREIN
• 2025-10-15 Listed $285,000 GSREIN
• 2025-10-15 Listed $285,000 AcadianaMLS
• 1998-08-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,084 · -0.2% YoY. Source: county tax records.