10298 W Winston Ave #8 · Baton Rouge, LA 70809

$85,000

2 bd · 2.5 ba · 1,080 sqft · Condo public records · 154 Days on market

Built 1980 $79/sqft · 29% below area Est $126k · 33% under $372/mo HOA · 28% of rent ↓ 23% since listing

---

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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.1/10.0
• 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

Welcome to Lake Plaza Condominiums and this charming 2-bedroom, 2.5-bath condo. From the moment you step inside, you'll feel at home in the cozy living area, stylishly functional kitchen, and open dining space. A convenient half bath downstairs adds to the functionality. Upstairs, retreat to the primary suite with its own private bath, while the second bedroom enjoys easy access to a nearby hall bath--ideal for guests or roommates. Step outside onto your private balcony and soak in a bit of sunshine or fresh air. Community perks include access to the sparkling pool, clubhouse, and tranquil lake--a perfect backdrop for a low-maintenance lifestyle. Prime location just minutes from I-10, Airline Hwy, Bluebonnet Blvd, Mall of Louisiana, Costco, top-rated medical centers, restaurants, and shopping galore. Whether you're a first-time buyer, downsizer, or investor, this unit checks all the boxes. Bonus: This condo would make a fantastic investment property in a highly sought-after area. Don't miss your opportunity to own a piece of Lake Plaza living--schedule your private showing today!

Key facts

• Tranquil lake
• Clubhouse
• Private balcony

Tags

• PRIVATE BALCONY
• CLUBHOUSE
• TRANQUIL LAKE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $588 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 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 22 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.58% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 5.3

CMA / ARV

• ARV (median comp): $126,210
• List price: $85,000
• Delta: -32.65%
• 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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-8,743
• Equity at exit: $12,674

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-3,522
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$446
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$35
• HOA: −$372
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $93

Break-even live

Break-even rent $1,226

Max offer price $85,000

Occupancy floor 88%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10296 W Winston Ave #8 Baton Rouge, LA	1.0	1.0	750	$1,200	$1.60	14d	1	0.03mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	44d	1	0.09mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	14d	16	0.13mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	14d	10	0.19mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	44d	1	0.35mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	14d	14	0.38mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	14d	1	0.43mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	44d	1	0.52mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	23d	1	0.55mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	23d	1	0.55mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	44d	1	0.62mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	19d	1	0.66mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	14d	13	0.73mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	44d	1	0.84mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	44d	1	0.97mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	23d	1	1.01mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	44d	1	1.05mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	14d	13	1.07mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	23d	1	1.11mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	14d	16	1.12mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	1	1.18mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	23d	1	1.19mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	44d	1	1.19mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	14d	19	1.19mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	14d	22	1.27mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	23d	2	1.31mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	14d	12	1.40mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $85,000 Active 154 DOM
2. 2026-06-17
   days on market $85,000 Active 153 DOM
3. 2026-06-16
   days on market $85,000 Active 152 DOM
4. 2026-06-15
   days on market $85,000 Active 151 DOM
5. 2026-06-14
   days on market $85,000 Active 149 DOM
6. 2026-06-10
   days on market $85,000 Active 146 DOM
7. 2026-06-09
   days on market $85,000 Active 145 DOM
8. 2026-06-08
   days on market $85,000 Active 144 DOM
9. 2026-06-07
   days on market $85,000 Active 143 DOM
10. 2026-06-05
    days on market $85,000 Active 140 DOM
11. 2026-06-03
    days on market $85,000 Active 139 DOM
12. 2026-06-02
    days on market $85,000 Active 138 DOM
13. 2026-06-01
    days on market $85,000 Active 137 DOM
14. 2026-05-31
    days on market $85,000 Active 136 DOM
15. 2026-05-31
    days on market $85,000 Active 135 DOM
16. 2026-01-12
    listed $85,000 Active 1096-char remark

    Show marketing remark (1111 chars)

    Welcome to Lake Plaza Condominiums and this charming 2-bedroom, 2.5-bath condo. From the moment you step inside, you'll feel at home in the cozy living area, stylishly functional kitchen, and open dining space. A convenient half bath downstairs adds to the functionality. Upstairs, retreat to the primary suite with its own private bath, while the second bedroom enjoys easy access to a nearby hall bath—ideal for guests or roommates. Step outside onto your private balcony and soak in a bit of sunshine or fresh air. Community perks include access to the sparkling pool, clubhouse, and tranquil lake—a perfect backdrop for a low-maintenance lifestyle. Prime location just minutes from I-10, Airline Hwy, Bluebonnet Blvd, Mall of Louisiana, Costco, top-rated medical centers, restaurants, and shopping galore. Whether you're a first-time buyer, downsizer, or investor, this unit checks all the boxes. Bonus: This condo would make a fantastic investment property in a highly sought-after area. Don't miss your opportunity to own a piece of Lake Plaza living—schedule your private showing today!

17. 2026-01-12
    listed $85,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to Lake Plaza Condominiums and this charming 2-bedroom, 2.5-bath condo. From the moment you step inside, you'll feel at home in the cozy living area, stylishly functional kitchen, and open dining space. A convenient half bath downstairs adds to the functionality. Upstairs, retreat to the primary suite with its own private bath, while the second bedroom enjoys easy access to a nearby hall bath—ideal for guests or roommates. Step outside onto your private balcony and soak in a bit of sunshine or fresh air. Community perks include access to the sparkling pool, clubhouse, and tranquil lake—a perfect backdrop for a low-maintenance lifestyle. Prime location just minutes from I-10, Airline Hwy, Bluebonnet Blvd, Mall of Louisiana, Costco, top-rated medical centers, restaurants, and shopping galore. Whether you're a first-time buyer, downsizer, or investor, this unit checks all the boxes. Bonus: This condo would make a fantastic investment property in a highly sought-after area. Don't miss your opportunity to own a piece of Lake Plaza living—schedule your private showing today!

18. 2025-05-24
    price $85,000
19. 2025-05-24
    price $85,000
20. 2025-04-11
    listed $95,000 Active
21. 2025-04-11
    listed $95,000 Active
22. 2024-12-11
    listed $110,000 Active
23. 2024-12-11
    historical
24. 2024-08-15
    price $110,000
25. 2024-07-10
    price $115,000
26. 2024-06-07
    price $122,000
27. 2024-04-05
    status Active
28. 2024-04-01
    historical
29. 2023-10-02
    listed $127,000 Active
30. 2023-10-02
    listed $110,000 Active
31. 2021-12-28
    soldstatus $103,000
32. 2021-12-10
    soldstatus Sold
33. 2021-11-18
    historical
34. 2021-10-28
    status Pending
35. 2021-10-23
    soldstatus
36. 2021-09-16
    price $105,000
37. 2021-08-18
    listed $1,000
38. 2021-07-16
    listed $107,500 Active
39. 2021-07-16
    listed $105,000
40. 2021-06-03
    historical
41. 2020-07-27
    soldstatus
42. 2020-06-26
    price $107,500
43. 2020-06-25
    listed $1,000
44. 2020-06-08
    listed $115,000 Active
45. 2020-06-08
    listed $107,500
46. 2020-02-29
    historical
47. 2019-08-16
    price $115,000
48. 2019-05-30
    listed $120,000 Active
49. 2019-05-30
    listed $115,000
50. 2013-08-01
    soldstatus $106,500

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,387 · $116/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $16,123
• − Mortgage interest: −$4,761
• − Property taxes: −$1,387
• − Insurance: −$425
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − HOA: −$4,464
• − Depreciation: −$2,473
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $1,104/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

-23.4% since first listed

43 events — show timeline

• 2026-01-12 Listed $85,000 GBRMLS
• 2026-01-12 Listed $85,000 AcadianaMLS
• 2025-05-24 Price Changed $85,000 AcadianaMLS
• 2025-05-24 Price Changed $85,000 GBRMLS
• 2025-04-11 Listed $95,000 GBRMLS
• 2025-04-11 Listed $95,000 AcadianaMLS
• 2024-12-11 Listed $110,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-08-15 Price Changed $110,000 GBRMLS
• 2024-07-10 Price Changed $115,000 GBRMLS
• 2024-06-07 Price Changed $122,000 GBRMLS
• 2024-04-05 Relisted — GBRMLS
• 2024-04-01 Delisted — GBRMLS
• 2023-10-02 Listed $110,000 AcadianaMLS
• 2023-10-02 Listed $127,000 GBRMLS
• 2021-12-28 Sold (Public Records) $103,000 Public Records
• 2021-12-10 Sold (MLS) — GBRMLS
• 2021-11-18 Delisted — GBRMLS
• 2021-10-28 Pending — GBRMLS
• 2021-10-23 Sold (MLS) — GBRMLS
• 2021-09-16 Price Changed $105,000 GBRMLS
• 2021-08-18 Listed $1,000 GBRMLS
• 2021-07-16 Listed $105,000 AcadianaMLS
• 2021-07-16 Listed $107,500 GBRMLS
• 2021-06-03 Delisted — GBRMLS
• 2020-07-27 Sold (MLS) — GBRMLS
• 2020-06-26 Price Changed $107,500 GBRMLS
• 2020-06-25 Listed $1,000 GBRMLS
• 2020-06-08 Listed $107,500 AcadianaMLS
• 2020-06-08 Listed $115,000 GBRMLS
• 2020-02-29 Delisted — GBRMLS
• 2019-08-16 Price Changed $115,000 GBRMLS
• 2019-05-30 Listed $115,000 AcadianaMLS
• 2019-05-30 Listed $120,000 GBRMLS
• 2013-08-01 Sold (Public Records) $106,500 Public Records
• 2013-07-31 Sold (MLS) — GBRMLS
• 2013-02-09 Listed $109,000 AcadianaMLS
• 2013-02-09 Listed $109,000 GBRMLS
• 2008-07-18 Sold (MLS) — GBRMLS
• 2007-08-10 Listed $114,900 GBRMLS
• 2007-08-10 Listed $114,900 AcadianaMLS
• 2006-07-29 Listed $110,900 AcadianaMLS
• 2006-07-29 Listed $110,900 GBRMLS

Property tax history

+10.6%/yr

Latest (2025): $1,387 · -0.5% YoY. Source: county tax records.