10302 W Winston Ave #11 · Baton Rouge, LA 70809

$95,000

2 bd · 2.5 ba · 1,080 sqft · Condo public records · 151 Days on market

Built 1978 $88/sqft · 20% below area Est $118k · 20% under $161/mo HOA · 12% of rent ↓ 14% since listing

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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 +26.0/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +8.8/10.0
• 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

Condo living in the heart of Baton Rouge! This well-located, GATED community offers convenient access to shopping, restaurants, hospitals, and both I-10 and I-12. This 2-bedroom, 2.5-bath unit features a PRIVATE back patio—a rare find in the community—providing more privacy than many neighboring units. The interior was painted approximately five years ago, and the exterior A/C unit is three years old. The kitchen was not only completely updated but also renovated to be more open. For a full list of updates and features see attached docs. This unit comes with two parking passes and two gate clickers, offering ease and secure access for residents. Refrigerator, washer, and dryer are included. Enjoy a peaceful lake view, along with mature landscaping throughout the property. Community amenities include a 7.9-acre lake with pier and gazebo, swimming pool, basketball court, clubhouse, and gym/fitness room. NOTE: Offers must be Cash or approved for non-warrantable condo. Will not qualify for fha or traditional financing. This property is occupied. Short term rentals are not allowed.

Key facts

• Community amenities
• Lake view
• Swimming pool

Tags

• PRIVATE BACK PATIO
• LAKE VIEW
• UPDATED KITCHEN
• COMMUNITY AMENITIES
• SWIMMING POOL
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $657 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 151 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 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

• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.41% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 5.9

CMA / ARV

• ARV (median comp): $118,417
• List price: $95,000
• Delta: -19.78%
• 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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,315
• Equity at exit: $14,165

10-year hold

• IRR: 7.4%
• Equity multiple: 1.54×
• Total profit: $14,234
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$498
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$40
• HOA: −$161
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $237

Break-even live

Break-even rent $1,044

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• 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	43d	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	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
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	43d	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	43d	1	0.62mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	18d	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	43d	1	0.84mi
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	$1,096	$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	43d	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	43d	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: $161 · $1,932/yr
• Likely covers: landscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 151 DOM
2. 2026-06-17
   days on market $95,000 Active 150 DOM
3. 2026-06-16
   days on market $95,000 Active 149 DOM
4. 2026-06-15
   days on market $95,000 Active 148 DOM
5. 2026-06-14
   days on market $95,000 Active 146 DOM
6. 2026-06-10
   days on market $95,000 Active 143 DOM
7. 2026-06-09
   days on market $95,000 Active 142 DOM
8. 2026-06-08
   days on market $95,000 Active 141 DOM
9. 2026-06-07
   days on market $95,000 Active 140 DOM
10. 2026-06-05
    days on market $95,000 Active 137 DOM
11. 2026-06-03
    days on market $95,000 Active 136 DOM
12. 2026-06-02
    days on market $95,000 Active 135 DOM
13. 2026-06-01
    days on market $95,000 Active 134 DOM
14. 2026-05-31
    days on market $95,000 Active 133 DOM
15. 2026-05-31
    days on market $95,000 Active 132 DOM
16. 2026-01-18
    listed $95,000 Active 1105-char remark

    Show marketing remark (1095 chars)

    Condo living in the heart of Baton Rouge! This well-located, GATED community offers convenient access to shopping, restaurants, hospitals, and both I-10 and I-12. This 2-bedroom, 2.5-bath unit features a PRIVATE back patio--a rare find in the community--providing more privacy than many neighboring units. The interior was painted approximately five years ago, and the exterior A/C unit is three years old. The kitchen was not only completely updated but also renovated to be more open. For a full list of updates and features see attached docs. This unit comes with two parking passes and two gate clickers, offering ease and secure access for residents. Refrigerator, washer, and dryer are included. Enjoy a peaceful lake view, along with mature landscaping throughout the property. Community amenities include a 7.9-acre lake with pier and gazebo, swimming pool, basketball court, clubhouse, and gym/fitness room. NOTE: Offers must be Cash or approved for non-warrantable condo. Will not qualify for fha or traditional financing. This property is occupied. Short term rentals are not allowed.

17. 2026-01-18
    listed $95,000 Active 1095-char remark

    Show marketing remark (1095 chars)

    Condo living in the heart of Baton Rouge! This well-located, GATED community offers convenient access to shopping, restaurants, hospitals, and both I-10 and I-12. This 2-bedroom, 2.5-bath unit features a PRIVATE back patio--a rare find in the community--providing more privacy than many neighboring units. The interior was painted approximately five years ago, and the exterior A/C unit is three years old. The kitchen was not only completely updated but also renovated to be more open. For a full list of updates and features see attached docs. This unit comes with two parking passes and two gate clickers, offering ease and secure access for residents. Refrigerator, washer, and dryer are included. Enjoy a peaceful lake view, along with mature landscaping throughout the property. Community amenities include a 7.9-acre lake with pier and gazebo, swimming pool, basketball court, clubhouse, and gym/fitness room. NOTE: Offers must be Cash or approved for non-warrantable condo. Will not qualify for fha or traditional financing. This property is occupied. Short term rentals are not allowed.

18. 2009-11-04
    soldstatus
19. 2009-07-01
    listed $117,900
20. 2009-07-01
    listed $117,900
21. 2007-07-02
    listed $114,900
22. 2007-07-02
    listed $114,900
23. 2006-07-29
    listed $110,900
24. 2006-07-29
    listed $110,900

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $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: $16,123
• − Mortgage interest: −$5,321
• − Property taxes: −$1,510
• − Insurance: −$475
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − HOA: −$1,932
• − Depreciation: −$2,764
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,472/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

-14.3% since first listed

9 events — show timeline

• 2026-01-18 Listed $95,000 GBRMLS
• 2026-01-18 Listed $95,000 AcadianaMLS
• 2009-11-04 Sold (MLS) — GBRMLS
• 2009-07-01 Listed $117,900 AcadianaMLS
• 2009-07-01 Listed $117,900 GBRMLS
• 2007-07-02 Listed $114,900 AcadianaMLS
• 2007-07-02 Listed $114,900 GBRMLS
• 2006-07-29 Listed $110,900 AcadianaMLS
• 2006-07-29 Listed $110,900 GBRMLS

Property tax history

+11.0%/yr

Latest (2025): $1,510 · -0.5% YoY. Source: county tax records.