10302 W Winston Ave #1 · Baton Rouge, LA 70809

$115,000

3 bd · 2.0 ba · 1,100 sqft · Condo public records · 132 Days on market

Built 1985 $105/sqft · at area comps Est $118k · at est. $315/mo HOA · 20% of rent ↓ 6% 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 +19.3/30.0
• ARV discount +8.8/15.0
• 1% rule +8.4/10.0
• 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

This beautifully maintained condo is ideally located in the first building upon entering the gated community, offering both convenience and security. The thoughtfully designed split floor plan features wood laminate flooring throughout the living areas and durable ceramic tile in all wet spaces. Enjoy upscale finishes including granite countertops in both the kitchen and bathrooms. As a resident, you'll have access to a range of amenities including a community pool, workout room, and more - all just minutes from both I-10 and I-12, making commuting a breeze.

Key facts

• Gated community
• Community pool
• Split floor plan

Tags

• GATED COMMUNITY
• SPLIT FLOOR PLAN
• WOOD LAMINATE FLOORING
• CERAMIC TILE
• GRANITE COUNTERTOPS
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (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; 24 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 $795 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 132 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 15 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 20% of rent.
• Climate carrying-cost: 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 1.34% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 6.2

CMA / ARV

• ARV (median comp): $118,417
• List price: $115,000
• Delta: -2.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-11,685
• Equity at exit: $17,147

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-4,205
• 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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$603
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$48
• HOA: −$315
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $126

Break-even live

Break-even rent $1,383

Max offer price $115,000

Occupancy floor 87%

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 24 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	43d	1	0.09mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	14d	16	0.13mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	14d	10	0.19mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	43d	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
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	$1,294	$1.38	23d	1	0.55mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	43d	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	$1,469	$1.40	14d	13	0.73mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	43d	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	43d	1	1.05mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	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	43d	1	1.18mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	43d	1	1.19mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	23d	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	$1,846	$1.62	14d	12	1.40mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   days on market $115,000 Active 132 DOM
2. 2026-06-17
   days on market $115,000 Active 131 DOM
3. 2026-06-16
   days on market $115,000 Active 130 DOM
4. 2026-06-15
   days on market $115,000 Active 129 DOM
5. 2026-06-14
   days on market $115,000 Active 127 DOM
6. 2026-06-10
   days on market $115,000 Active 124 DOM
7. 2026-06-09
   days on market $115,000 Active 123 DOM
8. 2026-06-08
   days on market $115,000 Active 122 DOM
9. 2026-06-07
   days on market $115,000 Active 121 DOM
10. 2026-06-05
    days on market $115,000 Active 118 DOM
11. 2026-06-03
    days on market $115,000 Active 117 DOM
12. 2026-06-02
    days on market $115,000 Active 116 DOM
13. 2026-06-01
    days on market $115,000 Active 115 DOM
14. 2026-05-31
    days on market $115,000 Active 114 DOM
15. 2026-05-31
    days on market $115,000 Active 113 DOM
16. 2026-03-19
    price $115,000 564-char remark

    Show marketing remark (570 chars)

    This beautifully maintained condo is ideally located in the first building upon entering the gated community, offering both convenience and security. The thoughtfully designed split floor plan features wood laminate flooring throughout the living areas and durable ceramic tile in all wet spaces. Enjoy upscale finishes including granite countertops in both the kitchen and bathrooms. As a resident, you’ll have access to a range of amenities including a community pool, workout room, and more - all just minutes from both I-10 and I-12, making commuting a breeze.

17. 2026-03-19
    price $115,000 570-char remark

    Show marketing remark (570 chars)

    This beautifully maintained condo is ideally located in the first building upon entering the gated community, offering both convenience and security. The thoughtfully designed split floor plan features wood laminate flooring throughout the living areas and durable ceramic tile in all wet spaces. Enjoy upscale finishes including granite countertops in both the kitchen and bathrooms. As a resident, you’ll have access to a range of amenities including a community pool, workout room, and more - all just minutes from both I-10 and I-12, making commuting a breeze.

18. 2026-02-06
    listed $121,000 Active 570-char remark

    Show marketing remark (564 chars)

    This beautifully maintained condo is ideally located in the first building upon entering the gated community, offering both convenience and security. The thoughtfully designed split floor plan features wood laminate flooring throughout the living areas and durable ceramic tile in all wet spaces. Enjoy upscale finishes including granite countertops in both the kitchen and bathrooms. As a resident, you'll have access to a range of amenities including a community pool, workout room, and more - all just minutes from both I-10 and I-12, making commuting a breeze.

19. 2026-02-06
    listed $121,000 Active 564-char remark

    Show marketing remark (564 chars)

    This beautifully maintained condo is ideally located in the first building upon entering the gated community, offering both convenience and security. The thoughtfully designed split floor plan features wood laminate flooring throughout the living areas and durable ceramic tile in all wet spaces. Enjoy upscale finishes including granite countertops in both the kitchen and bathrooms. As a resident, you'll have access to a range of amenities including a community pool, workout room, and more - all just minutes from both I-10 and I-12, making commuting a breeze.

20. 2025-09-17
    price $123,500
21. 2025-09-17
    price $123,500
22. 2025-06-14
    listed $124,000 Active
23. 2025-06-14
    listed $124,000 Active
24. 2025-06-14
    listed $123,500 Active
25. 2024-02-14
    soldstatus $130,000
26. 2024-02-12
    soldstatus Sold
27. 2024-01-27
    status Pending
28. 2024-01-21
    price $130,000
29. 2023-10-26
    listed $137,500 Active
30. 2023-10-26
    listed $130,000
31. 2021-06-11
    historical
32. 2021-05-23
    price $122,000
33. 2021-04-29
    price $129,000
34. 2021-04-28
    listed $119,000 Active
35. 2021-04-28
    listed $122,000
36. 2010-08-09
    soldstatus
37. 2009-08-03
    listed $129,900
38. 2009-08-03
    listed $129,900
39. 2007-07-02
    listed $129,900
40. 2007-07-02
    listed $129,900
41. 2006-07-29
    listed $121,900
42. 2006-07-29
    listed $121,900

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 · 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: $18,507
• − Mortgage interest: −$6,442
• − Property taxes: −$1,515
• − Insurance: −$575
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$3,780
• − Depreciation: −$3,345
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,541/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

-5.7% since first listed

27 events — show timeline

• 2026-03-19 Price Changed $115,000 AcadianaMLS
• 2026-03-19 Price Changed $115,000 GBRMLS
• 2026-02-06 Listed $121,000 GBRMLS
• 2026-02-06 Listed $121,000 AcadianaMLS
• 2025-09-17 Price Changed $123,500 AcadianaMLS
• 2025-09-17 Price Changed $123,500 GBRMLS
• 2025-06-14 Listed $124,000 GBRMLS
• 2025-06-14 Listed $123,500 AcadianaMLS
• 2025-06-14 Listed $124,000 AcadianaMLS
• 2024-02-14 Sold (Public Records) $130,000 Public Records
• 2024-02-12 Sold (MLS) — GBRMLS
• 2024-01-27 Pending — GBRMLS
• 2024-01-21 Price Changed $130,000 GBRMLS
• 2023-10-26 Listed $130,000 AcadianaMLS
• 2023-10-26 Listed $137,500 GBRMLS
• 2021-06-11 Delisted — GBRMLS
• 2021-05-23 Price Changed $122,000 GBRMLS
• 2021-04-29 Price Changed $129,000 GBRMLS
• 2021-04-28 Listed $122,000 AcadianaMLS
• 2021-04-28 Listed $119,000 GBRMLS
• 2010-08-09 Sold (MLS) — GBRMLS
• 2009-08-03 Listed $129,900 AcadianaMLS
• 2009-08-03 Listed $129,900 GBRMLS
• 2007-07-02 Listed $129,900 AcadianaMLS
• 2007-07-02 Listed $129,900 GBRMLS
• 2006-07-29 Listed $121,900 AcadianaMLS
• 2006-07-29 Listed $121,900 GBRMLS

Property tax history

+8.5%/yr

Latest (2025): $1,515 · -0.5% YoY. Source: county tax records.