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    Updated Triplex Income Property Title is generated by Realmo AI

    1666 N TONTI Street, New Orleans, LA 70119

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    For Sale
    $410,000

    MULTI_FAMILY - New Orleans, LA

    Property size:
    2,040 SF
    Price / SF:
    $200/SF
    Added:
    Mar 12, 2026
    Days on Market:
    85
    Last Refresh:
    Jun 4 at 1:06 am

    Property Features for 1666 N TONTI Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    APN
    37W204820
    Size
    2,040 SF

    Utilities

    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1941
    Floors in Building
    1
    Number of units
    3
    Roof type
    Shingle
    Architectural style
    Cottage

    We can help!

    Listing Contact
    Savannah Smith

    Listing agent Savannah Smith

    Listing office Century 21 J. Carter & Company 3540 S I-10 Service Rd W, Metairie, LA

    Listing date Mar 12, 2026

    MLS# 2547307 Listing URL

    Copyright © 2026 New Orleans Metropolitan Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Updated triplex with three unit types: one 3BD/2BA unit, one 1BD/1BA unit, and one studio with 1BA
    • Each unit includes laundry
    • Central heating and central A/C
    • Built in 1941 with cottage architectural style
    • Public water supply; shingle roof

    Overview

    This updated triplex presents a clear three-unit configuration designed for straightforward residential income. The floor plan is provided, and the unit mix includes one 3-bedroom, 2-bath home with laundry, a separate 1-bedroom, 1-bath unit with laundry, and a studio with 1 full bath. Recent updates support a tenant-ready presentation and help reduce the unknowns for an owner looking to add or maintain rental performance.

    The property is located between Bayou St. John and St. Roch in New Orleans, with a variety of nearby shops and stores. City Park is also about 5 minutes away, placing the triplex within reach of a major local destination while still keeping day-to-day retail options close.

    This asset can fit well for investors seeking a multi-unit residential setup with a balanced unit mix, including two units with laundry. It may also appeal to owner-occupants who want income from the additional units while maintaining one primary living space. With the included floor plan and defined unit composition, it’s a useful option for buyers and brokers evaluating rental layout and tenant appeal.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $40.4k $19.80
    − Vacancy −$3.5k −$1.71
    EGI $36.9k $18.09
    − OpEx −$11.1k −$5.43
    NOI $25.8k $12.66
    2,040 SF · lease $19.80/SF/yr · vacancy 8.64% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $369.0K
    $322.9K – $430.5K (±1% cap)
    NOI $25,831 @ 7.0% cap · market cap 6.30%
    Second Best
    Apartment 5plus
    $339.2K
    $296.8K – $395.7K (±1% cap)
    NOI $23,743 @ 7.0% cap · market cap 5.79%
    Theoretical Best
    Office A
    $533.8K
    $467.1K – $622.8K (±1% cap)
    NOI $37,366 @ 7.0% cap · market cap 9.11%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    New Orleans
    County
    Jefferson
    State
    Louisiana
    Longitude
    -90.070552
    Latitude
    29.978011

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    FAQs

    What type of property is this?
    Triplex - Updated triplex layout offers three separate living spaces with in-unit laundry for flexible rental income.
    Where is this triplex located?
    The property is located at 1666 N TONTI Street New Orleans, LA.
    What is the asking price?
    The asking price for this property is $410,000.
    What are key features of this property?
    This property features: Updated triplex with three unit types: one 3BD/2BA unit, one 1BD/1BA unit, and one studio with 1BA; Each unit includes laundry; Central heating and central A/C
    (504) 810-2825
    We can help!
    Listing Contact
    Savannah Smith
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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