10286 W Winston Ave #6 · Baton Rouge, LA 70809

$75,000

1 bd · 1.0 ba · 542 sqft · Condo public records · 475 Days on market

Built 1980 $138/sqft · at area comps Est $78k · at est. $188/mo HOA · 17% of rent ↓ 13% 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 +26.3/30.0
• 1% rule +9.7/10.0
• ARV discount +9.4/15.0
• DSCR +8.9/10.0
• 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 Beautiful Lake Plaza, where convenience meets comfort in this 1 bedroom, 1 bathroom condo located in Baton Rouge, LA. This ground level unit boasts vinyl floors throughout, perfect for easy maintenance. Enjoy the peace of mind of living in a gated community with access to a serene fishing lake right outside your door. Say goodbye to carpet with this updated space that includes a washer/dryer for added convenience. Take a dip in the community pool on hot summer days or simply relax in the tranquil surroundings. Don't miss out on this awesome location that offers the perfect blend of relaxation and accessibility.

Key facts

• Gated community
• Community pool
• Fishing lake

Tags

• GATED COMMUNITY
• FISHING LAKE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent is only 17% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 475 days — a 12% lower offer ($66k) 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: major flood risk; 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 475 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: 1.47% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 5.7

CMA / ARV

• ARV (median comp): $78,296
• List price: $75,000
• Delta: -4.21%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-609
• Equity at exit: $11,183

10-year hold

• IRR: 7.9%
• Equity multiple: 1.58×
• Total profit: $12,114
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$31
• HOA: −$188
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $194

Break-even live

Break-even rent $857

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.07mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$854	$0.86	14d	16	0.22mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,274	$1.42	14d	14	0.39mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,019	$0.97	14d	13	0.82mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$875	$0.84	14d	13	0.98mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,075	$1.29	14d	16	1.12mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$969	$1.16	14d	19	1.21mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$895	$1.08	14d	22	1.30mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,176	$1.03	14d	12	1.36mi

HOA detail condo

• Monthly dues: $188 · $2,256/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 475 DOM
2. 2026-06-17
   days on market $75,000 Active 474 DOM
3. 2026-06-16
   days on market $75,000 Active 473 DOM
4. 2026-06-15
   days on market $75,000 Active 472 DOM
5. 2026-06-14
   days on market $75,000 Active 470 DOM
6. 2026-06-10
   days on market $75,000 Active 467 DOM
7. 2026-06-09
   days on market $75,000 Active 466 DOM
8. 2026-06-08
   days on market $75,000 Active 465 DOM
9. 2026-06-07
   days on market $75,000 Active 464 DOM
10. 2026-06-05
    days on market $75,000 Active 461 DOM
11. 2026-06-03
    days on market $75,000 Active 460 DOM
12. 2026-06-02
    days on market $75,000 Active 459 DOM
13. 2026-06-01
    days on market $75,000 Active 458 DOM
14. 2026-05-31
    days on market $75,000 Active 457 DOM
15. 2026-05-31
    days on market $75,000 Active 456 DOM
16. 2025-02-28
    listed $75,000 Active 629-char remark

    Show marketing remark (629 chars)

    Welcome to Beautiful Lake Plaza, where convenience meets comfort in this 1 bedroom, 1 bathroom condo located in Baton Rouge, LA. This ground level unit boasts vinyl floors throughout, perfect for easy maintenance. Enjoy the peace of mind of living in a gated community with access to a serene fishing lake right outside your door. Say goodbye to carpet with this updated space that includes a washer/dryer for added convenience. Take a dip in the community pool on hot summer days or simply relax in the tranquil surroundings. Don't miss out on this awesome location that offers the perfect blend of relaxation and accessibility.

17. 2025-02-28
    listed $75,000 Active 629-char remark

    Show marketing remark (629 chars)

    Welcome to Beautiful Lake Plaza, where convenience meets comfort in this 1 bedroom, 1 bathroom condo located in Baton Rouge, LA. This ground level unit boasts vinyl floors throughout, perfect for easy maintenance. Enjoy the peace of mind of living in a gated community with access to a serene fishing lake right outside your door. Say goodbye to carpet with this updated space that includes a washer/dryer for added convenience. Take a dip in the community pool on hot summer days or simply relax in the tranquil surroundings. Don't miss out on this awesome location that offers the perfect blend of relaxation and accessibility.

18. 2022-07-09
    price $900
19. 2008-09-10
    soldstatus
20. 2007-07-02
    listed $82,900
21. 2007-07-02
    listed $82,900
22. 2007-01-19
    listed $82,900
23. 2007-01-19
    listed $82,900
24. 2006-07-29
    listed $85,900
25. 2006-07-29
    listed $85,900

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/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 · 69% 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: $13,231
• − Mortgage interest: −$4,201
• − Property taxes: −$774
• − Insurance: −$375
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$2,256
• − Depreciation: −$2,182
• Taxable income: $1,326
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,010/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

-12.7% since first listed

10 events — show timeline

• 2025-02-28 Listed $75,000 GBRMLS
• 2025-02-28 Listed $75,000 AcadianaMLS
• 2022-07-09 Price Changed $900 RENT.
• 2008-09-10 Sold (MLS) — GBRMLS
• 2007-07-02 Listed $82,900 AcadianaMLS
• 2007-07-02 Listed $82,900 GBRMLS
• 2007-01-19 Listed $82,900 AcadianaMLS
• 2007-01-19 Listed $82,900 GBRMLS
• 2006-07-29 Listed $85,900 AcadianaMLS
• 2006-07-29 Listed $85,900 GBRMLS

Property tax history

+18.7%/yr

Latest (2025): $774 · -0.4% YoY. Source: county tax records.