10288 W Winston Ave #4 · Baton Rouge, LA 70809

$97,000

2 bd · 1.5 ba · 1,352 sqft · Condo public records · 63 Days on market

Built 1978 $72/sqft · 34% below area Est $121k · 20% under $372/mo HOA · 25% of rent ↓ 23% 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.6/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please call Showingtime for all appoints. Manual Lockbox on front door. Seller elects to sell

Key facts

• $372 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $97k.

Deal economics

• At list price, monthly cash flow is $81 ($974/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.3% in Baton Rouge — 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 74/100 on livability (#24 in LA, #4,535 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: amenities D, crime F, employment D-.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.2%/yr); 254 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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 $850; list at $97k implies a 11312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 5.5

CMA / ARV

• ARV (median comp): $120,503
• List price: $97,000
• Delta: -19.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-11,506
• Equity at exit: $14,463

10-year hold

• IRR: -4.2%
• Equity multiple: 0.73×
• Total profit: $-7,218
• Equity at exit: $8,387

Cash invested: $27,160 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$509
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$40
• HOA: −$372
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $81

Break-even live

Break-even rent $1,365

Max offer price $97,000

Occupancy floor 89%

Sensitivity live

Price	-10% $136	-5% $109	+0% $81	+5% $54	+10% $26
Rent	-10% $-35	-5% $23	+0% $81	+5% $139	+10% $197
Rate	-1.0pp $130	-0.5pp $106	base $81	+0.5pp $56	+1.0pp $30

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	45d	1	0.06mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	15d	16	0.19mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	15d	10	0.23mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	45d	1	0.38mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	22d	1	0.39mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	15d	14	0.42mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	15d	1	0.45mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	24d	1	0.57mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	24d	1	0.60mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	20d	1	0.61mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	0.68mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	45d	1	0.75mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	15d	13	0.77mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	45d	1	0.88mi
3411 San Felipe Dr Baton Rouge, LA	3.0	2.5	1654	$1,500	$0.91	24d	1	0.94mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	24d	1	0.95mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	1.03mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	15d	13	1.04mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	24d	1	1.05mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	24d	1	1.08mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	1.11mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	45d	1	1.13mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	24d	1	1.16mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	15d	16	1.16mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	1.17mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.18mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	1.24mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	15d	19	1.24mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	15d	22	1.32mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	15d	12	1.34mi
10655 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	1852	$2,200	$1.19	15d	1	1.36mi
8614 E Cypress Point Ct Baton Rouge, LA	3.0	2.0	1579	$2,100	$1.33	45d	1	1.36mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	24d	2	1.37mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	45d	1	1.40mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	24d	1	1.40mi

HOA detail condo

• Monthly dues: $372 · $4,464/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $97,000 Active 63 DOM
2. 2026-06-17
   days on market $97,000 Active 62 DOM
3. 2026-06-16
   days on market $97,000 Active 61 DOM
4. 2026-06-15
   days on market $97,000 Active 60 DOM
5. 2026-06-14
   days on market $97,000 Active 58 DOM
6. 2026-06-10
   days on market $97,000 Active 55 DOM
7. 2026-06-09
   days on market $97,000 Active 54 DOM
8. 2026-06-08
   days on market $97,000 Active 53 DOM
9. 2026-06-07
   days on market $97,000 Active 52 DOM
10. 2026-06-05
    days on market $97,000 Active 49 DOM
11. 2026-06-03
    days on market $97,000 Active 48 DOM
12. 2026-06-02
    days on market $97,000 Active 47 DOM
13. 2026-06-01
    days on market $97,000 Active 46 DOM
14. 2026-05-31
    days on market $97,000 Active 45 DOM
15. 2026-05-31
    days on market $97,000 Active 44 DOM
16. 2026-04-16
    listed $97,000 Active 93-char remark

    Show marketing remark (93 chars)

    Please call Showingtime for all appoints. Manual Lockbox on front door. Seller elects to sell

17. 2026-04-16
    listed $97,000 Active 93-char remark

    Show marketing remark (93 chars)

    Please call Showingtime for all appoints. Manual Lockbox on front door. Seller elects to sell

18. 2026-02-10
    soldstatus Closed
19. 2026-02-10
    soldstatus $850 Sold
20. 2025-12-28
    price $100,000
21. 2025-12-28
    price $100,000
22. 2025-10-08
    price $105,000
23. 2025-10-08
    price $105,000
24. 2025-09-22
    price $110,000
25. 2025-09-22
    price $110,000
26. 2025-07-17
    price $114,000
27. 2025-07-17
    price $114,000
28. 2025-07-02
    price $117,000
29. 2025-07-02
    price $117,000
30. 2025-03-08
    historical $850
31. 2025-03-03
    listed $850
32. 2025-02-27
    price $119,000
33. 2025-02-13
    price $119,000
34. 2024-12-11
    listed $125,000 Active
35. 2024-12-11
    historical
36. 2024-10-09
    listed $125,000 Active
37. 2024-10-09
    listed $125,000 Active
38. 2024-10-09
    listed $110,000 Active
39. 2010-09-27
    soldstatus $117,500
40. 2010-03-13
    listed $117,500
41. 2007-07-13
    soldstatus
42. 2007-01-19
    listed $125,900
43. 2007-01-19
    listed $125,900
44. 2006-07-29
    listed $125,900
45. 2006-07-29
    listed $125,900

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,607
• − Mortgage interest: −$5,434
• − Property taxes: −$1,882
• − Insurance: −$485
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − HOA: −$4,464
• − Depreciation: −$2,822
• Taxable loss: −$297
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,045/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: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Baton Rouge

• Score: 74/100
• State rank: #24
• US rank: #4535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• Metro: Baton Rouge, 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

-23.0% since first listed

30 events — show timeline

• 2026-04-16 Listed $97,000 GBRMLS
• 2026-04-16 Listed $97,000 AcadianaMLS
• 2026-02-10 Sold (MLS) $850 AcadianaMLS
• 2026-02-10 Sold (MLS) — GBRMLS
• 2025-12-28 Price Changed $100,000 AcadianaMLS
• 2025-12-28 Price Changed $100,000 GBRMLS
• 2025-10-08 Price Changed $105,000 AcadianaMLS
• 2025-10-08 Price Changed $105,000 GBRMLS
• 2025-09-22 Price Changed $110,000 AcadianaMLS
• 2025-09-22 Price Changed $110,000 GBRMLS
• 2025-07-17 Price Changed $114,000 AcadianaMLS
• 2025-07-17 Price Changed $114,000 GBRMLS
• 2025-07-02 Price Changed $117,000 AcadianaMLS
• 2025-07-02 Price Changed $117,000 GBRMLS
• 2025-03-08 Rental Removed $850 RAAMLS
• 2025-03-03 Listed for Rent $850 RAAMLS
• 2025-02-27 Price Changed $119,000 AcadianaMLS
• 2025-02-13 Price Changed $119,000 GBRMLS
• 2024-12-11 Listed $125,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-09 Listed $110,000 AcadianaMLS
• 2024-10-09 Listed $125,000 AcadianaMLS
• 2024-10-09 Listed $125,000 GBRMLS
• 2010-09-27 Sold (Public Records) $117,500 Public Records
• 2010-03-13 Listed $117,500 AcadianaMLS
• 2007-07-13 Sold (MLS) — GBRMLS
• 2007-01-19 Listed $125,900 AcadianaMLS
• 2007-01-19 Listed $125,900 GBRMLS
• 2006-07-29 Listed $125,900 AcadianaMLS
• 2006-07-29 Listed $125,900 GBRMLS

Property tax history

+13.1%/yr

Latest (2025): $1,882 · -0.5% YoY. Source: county tax records.