1833 Saint Anthony St · New Orleans, LA 70116

$115,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 6 Days on market

Built 1960 2,861 sqft lot Est $126k · 9% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment or starter home opportunity in the Seventh Ward! Can be used as a two- or three-bedroom single-family home. Roof replaced in 2020, plumbing updated in 2011, and electrical updated in 2023. Large side and back yard with ample off-street parking and lots of potential. Currently rented for $950/mo.

Key facts

• Plumbing updated
• Electrical updated
• Single family home

Tags

• SINGLE FAMILY HOME
• ROOF REPLACED
• PLUMBING UPDATED
• ELECTRICAL UPDATED
• LARGE SIDE YARD
• LARGE BACK YARD

Property features AI

Finance

• Other: Human-modified listing
• Financial info: No investor or income/expense details provided
• HOA & community: HOA information not specified

Exterior

• Parking: Driveway; Off-street parking; One parking space
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Average condition
• Construction: Wood siding; Shingle roof; Built with raised foundation
• Exterior features: Shed(s); City lot; Rectangular lot; Lot dimensions approximately 26 x 110

Interior

• Kitchen: Cooktop; Oven; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: One full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Five total rooms; Average condition
• Laundry & utility: Laundry not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.9% vs local median 4.4% in New Orleans — 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 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $115k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $126,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2037 Saint Anthony St	0.14mi	2/1.0 (-1)	960 (+4%)	4mo	$126,000	$131	78
1714 Aubry St	0.19mi	3/1.0	1,008 (+10%)	3mo	$73,000	$72	72
2633 New Orleans St	0.61mi	3/1.0	925 (+0%)	12mo	$45,000	$49	61
2115 Laharpe St	0.55mi	2/1.5 (-1)	898 (-2%)	4mo	$249,900	$278	60
1717 Governor Nicholls St	0.73mi	2/2.0 (-1)	933 (+1%)	4mo	$152,000	$163	52
1548 N Roman St	0.41mi	2/2.0 (-1)	940 (+2%)	21mo	$225,000	$239	51
3114 Pauger St	0.39mi	3/2.0	1,017 (+10%)	15mo	$155,750	$153	47
1313 Marigny St	0.53mi	2/1.0 (-1)	1,000 (+9%)	14mo	$90,000	$90	44
2413 New Orleans St	0.45mi	3/2.0	1,035 (+12%)	17mo	$95,000	$92	40
1217 N Roman St	0.72mi	3/2.0	1,005 (+9%)	11mo	$105,000	$104	38
1136 St Bernard Ave	0.60mi	2/2.0 (-1)	856 (-7%)	18mo	$117,000	$137	37
2438 A.p Tureaud Ave	0.53mi	2/2.0 (-1)	1,034 (+12%)	18mo	$160,000	$155	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.18% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,271
• Equity at exit: $17,147

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $15,724
• Equity at exit: $9,943

Cash invested: $32,200 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$603
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $379

Break-even live

Break-even rent $1,084

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Touro St New Orleans, LA	2.0	1.0	700	$1,140	$1.63	23d	1	0.11mi
2025 N Johnson St New Orleans, LA	3.0	1.0	650	$1,350	$2.08	23d	1	0.15mi
1730 Allen St New Orleans, LA	2.0	1.0	920	$1,650	$1.79	23d	1	0.18mi
1811 New Orleans St New Orleans, LA	2.0	2.0	900	$1,700	$1.89	2d	1	0.21mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	23d	1	0.25mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	3d	1	0.26mi
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	0.30mi
2311 Saint Anthony St Unit 1B New Orleans, LA	2.0	1.0	750	$1,350	$1.80	23d	1	0.33mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	23d	1	0.33mi
2109 A P Tureaud Ave New Orleans, LA	2.0	1.0	936	$1,450	$1.55	14d	1	0.33mi
1381 Annette St Unit A New Orleans, LA	2.0	1.0	670	$1,100	$1.64	23d	1	0.34mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	23d	1	0.35mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	23d	1	0.35mi
1552 N Derbigny St New Orleans, LA	3.0	2.0	841	$2,100	$2.50	21d	1	0.38mi
1776 N Miro St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	23d	1	0.38mi
3110 Pauger St New Orleans, LA	2.0	2.0	992	$1,300	$1.31	23d	1	0.40mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.41mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.41mi
2269 N Prieur St New Orleans, LA	2.0	1.0	756	$1,250	$1.65	23d	1	0.41mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	23d	1	0.41mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	16d	1	0.41mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	19d	1	0.41mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	16d	1	0.41mi
2247 N Galvez St New Orleans, LA	2.0	1.0	669	$1,100	$1.64	23d	1	0.41mi
1627 N Johnson St New Orleans, LA	2.0	1.0	841	$1,250	$1.49	23d	1	0.42mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	23d	1	0.42mi
2434 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	14d	1	0.43mi
2432 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	14d	1	0.43mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	23d	1	0.44mi
1301 Frenchmen St Unit 2B New Orleans, LA	2.0	1.0	940	$1,299	$1.38	23d	1	0.44mi
2103 Urquhart St New Orleans, LA	2.0	1.0	940	$1,299	$1.38	23d	1	0.44mi
1909 Pauger St New Orleans, LA	2.0	1.0	868	$1,300	$1.50	23d	1	0.45mi
1435 Marigny St New Orleans, LA	3.0	1.0	800	$1,300	$1.62	23d	1	0.45mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	2d	1	0.47mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.47mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	2d	1	0.47mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.47mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	2d	1	0.51mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.51mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	2d	1	0.51mi

Listing history 6 events

1. 2026-06-18
   days on market $115,000 Active 6 DOM
2. 2026-06-17
   days on market $115,000 Active 5 DOM
3. 2026-06-16
   days on market $115,000 Active 4 DOM
4. 2026-06-15
   days on market $115,000 Active 3 DOM
5. 2026-06-13
   remarks 318-char remark
6. 2026-06-13
   listed $115,000 Active 1 DOM

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,774
• − Mortgage interest: −$6,442
• − Property taxes: −$1,670
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,345
• Taxable income: $2,941
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,847/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: Orleans Parish
• NCES district ID: 2201170
• Math proficiency: 11% ▼ -52.00%
• Reading proficiency: 27% ▼ -46.00%
• Median HH income: $37,011
• Composite: 15.78/100
• National rank: #9271
• State rank: #69 of 98 in LA

Livability — New Orleans

• Score: 81/100
• State rank: #3
• US rank: #1383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Orleans, LA
• County: Orleans Parish · 338,817 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 513,025 people
• By 2030: 575,781 · +12.2%
• By 2040: 700,174 · +36.5%
• By 2050: 826,541 · +61.1%
• By 2075: 1,123,374 · +119.0%
• By 2100: 1,355,609 · +164.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2%

Political lean MEDSL · Orleans

• 2024 margin: Solid D (+67.0) · D 82.2% · R 15.2% · Other 2.7%
• 2008→2024 swing: +6.7pp toward D · 2008: 60.3pp · 2024: 67.0pp
• All cycles: 2024: D+67.0 2020: D+68.2 2016: D+66.2 2012: D+62.5 2008: D+60.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• 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

+475.0% since first listed

11 events — show timeline

• 2026-06-12 Listed $115,000 AcadianaMLS
• 2026-06-12 Listed $115,000 GSREIN
• 2024-03-14 Rental Removed $1,650 APPFOLIO
• 2024-02-04 Listed for Rent $1,650 APPFOLIO
• 2024-02-04 Rental Removed $1,650 TURBOTENANT
• 2024-02-03 Listed for Rent $1,650 TURBOTENANT
• 2024-01-23 Rental Removed $1,650 APPFOLIO
• 2023-11-21 Listed for Rent $1,650 APPFOLIO
• 2023-11-21 Rental Removed $1,650 TURBOTENANT
• 2023-11-20 Listed for Rent $1,650 TURBOTENANT
• 1978-03-13 Sold (Public Records) $20,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $1,670 · +1.1% YoY. Source: county tax records.