10280 W Winston Ave #10 · Baton Rouge, LA 70809

$85,000

2 bd · 2.5 ba · 1,082 sqft · Condo public records · 155 Days on market

Built 1980 $79/sqft · 29% below area Est $125k · 32% under $372/mo HOA · 28% 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

Mediterranean Style Meets Everyday Convenience at Lake Plaza Condos! Tucked inside a gated community with serene lake views and great amenities, this 2-bedroom, 2.5-bath condo offers the perfect blend of comfort and location. Downstairs features an inviting layout with a cozy living area, a dedicated dining space, and a well-equipped kitchen—plus a handy half bath for guests. Upstairs, you'll find two spacious bedrooms: the primary suite with its own private bath, and a second bedroom with a full bath just steps away—ideal for hosting guests or setting up a home office. Start your mornings or wind down your evenings on the private balcony, and enjoy all the perks of community living with access to a pool, clubhouse, and peaceful lake just outside your door. Location is key, and this one is a winner—close to Airline Hwy, Bluebonnet Blvd, I-10, Mall of Louisiana, Costco, and some of Baton Rouge’s best shopping, dining, and medical centers. Whether you're buying your first home, looking to simplify your lifestyle, or shopping for your next investment property, this condo is a must-see. Ready to take a look? Let's schedule your private tour today!

Key facts

• Gated community
• Lake views
• Private balcony

Tags

• GATED COMMUNITY
• LAKE VIEWS
• PRIVATE BALCONY
• ACCESS TO POOL
• ACCESS TO CLUBHOUSE
• CLOSE TO AIRLINE HWY

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 $71 ($854/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 7.3% 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 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 155 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 23 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: 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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: 1.56% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $124,843
• List price: $85,000
• Delta: -31.91%
• 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: $-10,093
• Equity at exit: $12,674

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-6,387
• 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: $1,330 high
• Mortgage (P&I): −$446
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$35
• HOA: −$372
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $71

Break-even live

Break-even rent $1,240

Max offer price $85,000

Occupancy floor 90%

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
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	44d	1	0.01mi
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	$1,213	$1.22	14d	16	0.22mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	14d	10	0.28mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	14d	14	0.39mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	44d	1	0.44mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	14d	1	0.51mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	44d	1	0.53mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	23d	1	0.57mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	23d	1	0.64mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	19d	1	0.65mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	44d	1	0.66mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	14d	13	0.82mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	44d	1	0.93mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	23d	1	0.94mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	14d	13	0.98mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	44d	1	1.02mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	44d	1	1.08mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	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
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	23d	1	1.20mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	14d	19	1.21mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	23d	1	1.27mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	44d	1	1.27mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	14d	22	1.30mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	23d	2	1.35mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	14d	12	1.36mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $85,000 Active 155 DOM
2. 2026-06-17
   days on market $85,000 Active 154 DOM
3. 2026-06-16
   days on market $85,000 Active 153 DOM
4. 2026-06-15
   days on market $85,000 Active 152 DOM
5. 2026-06-14
   days on market $85,000 Active 150 DOM
6. 2026-06-10
   days on market $85,000 Active 147 DOM
7. 2026-06-09
   days on market $85,000 Active 146 DOM
8. 2026-06-08
   days on market $85,000 Active 145 DOM
9. 2026-06-07
   days on market $85,000 Active 144 DOM
10. 2026-06-05
    days on market $85,000 Active 141 DOM
11. 2026-06-03
    days on market $85,000 Active 140 DOM
12. 2026-06-02
    days on market $85,000 Active 139 DOM
13. 2026-06-01
    days on market $85,000 Active 138 DOM
14. 2026-05-31
    days on market $85,000 Active 137 DOM
15. 2026-05-31
    days on market $85,000 Active 136 DOM
16. 2026-01-12
    listed $85,000 Active 1186-char remark

    Show marketing remark (1164 chars)

    Mediterranean Style Meets Everyday Convenience at Lake Plaza Condos! Tucked inside a gated community with serene lake views and great amenities, this 2-bedroom, 2.5-bath condo offers the perfect blend of comfort and location. Downstairs features an inviting layout with a cozy living area, a dedicated dining space, and a well-equipped kitchen--plus a handy half bath for guests. Upstairs, you'll find two spacious bedrooms: the primary suite with its own private bath, and a second bedroom with a full bath just steps away--ideal for hosting guests or setting up a home office. Start your mornings or wind down your evenings on the private balcony, and enjoy all the perks of community living with access to a pool, clubhouse, and peaceful lake just outside your door. Location is key, and this one is a winner--close to Airline Hwy, Bluebonnet Blvd, I-10, Mall of Louisiana, Costco, and some of Baton Rouge's best shopping, dining, and medical centers. Whether you're buying your first home, looking to simplify your lifestyle, or shopping for your next investment property, this condo is a must-see. Ready to take a look? Let's schedule your private tour today!

17. 2026-01-12
    listed $85,000 Active 1164-char remark

    Show marketing remark (1164 chars)

    Mediterranean Style Meets Everyday Convenience at Lake Plaza Condos! Tucked inside a gated community with serene lake views and great amenities, this 2-bedroom, 2.5-bath condo offers the perfect blend of comfort and location. Downstairs features an inviting layout with a cozy living area, a dedicated dining space, and a well-equipped kitchen--plus a handy half bath for guests. Upstairs, you'll find two spacious bedrooms: the primary suite with its own private bath, and a second bedroom with a full bath just steps away--ideal for hosting guests or setting up a home office. Start your mornings or wind down your evenings on the private balcony, and enjoy all the perks of community living with access to a pool, clubhouse, and peaceful lake just outside your door. Location is key, and this one is a winner--close to Airline Hwy, Bluebonnet Blvd, I-10, Mall of Louisiana, Costco, and some of Baton Rouge's best shopping, dining, and medical centers. Whether you're buying your first home, looking to simplify your lifestyle, or shopping for your next investment property, this condo is a must-see. Ready to take a look? Let's schedule your private tour today!

18. 2025-05-24
    price $85,000
19. 2025-05-24
    price $85,000
20. 2025-04-11
    listed $99,000 Active
21. 2025-04-11
    listed $99,000 Active
22. 2024-12-11
    listed $99,000 Active
23. 2024-12-11
    historical
24. 2024-10-24
    price $99,000
25. 2024-10-24
    price $99,000
26. 2024-08-15
    price $110,000
27. 2024-07-10
    price $115,000
28. 2024-06-07
    price $122,000
29. 2024-04-05
    status Active
30. 2024-04-01
    historical
31. 2023-10-03
    listed $127,000 Active
32. 2023-10-03
    listed $110,000 Active
33. 2022-03-04
    soldstatus Sold
34. 2022-01-21
    status Pending
35. 2022-01-05
    soldstatus
36. 2021-12-31
    status Active
37. 2021-12-31
    historical
38. 2021-12-01
    listed $1,200
39. 2021-11-11
    status Active
40. 2021-11-02
    status Pending
41. 2021-08-23
    status Active
42. 2021-08-16
    status Pending
43. 2021-07-23
    status Active
44. 2021-07-15
    status Pending
45. 2021-07-08
    listed $119,000 Active
46. 2021-07-08
    listed $119,000
47. 2020-03-28
    historical
48. 2020-01-22
    listed $120,000 Active
49. 2020-01-22
    listed $120,000
50. 2017-02-17
    soldstatus $114,000

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $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 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: $15,956
• − Mortgage interest: −$4,761
• − Property taxes: −$1,513
• − Insurance: −$425
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$4,464
• − Depreciation: −$2,473
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $910/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

44 events — show timeline

• 2026-01-12 Listed $85,000 AcadianaMLS
• 2026-01-12 Listed $85,000 GBRMLS
• 2025-05-24 Price Changed $85,000 AcadianaMLS
• 2025-05-24 Price Changed $85,000 GBRMLS
• 2025-04-11 Listed $99,000 AcadianaMLS
• 2025-04-11 Listed $99,000 GBRMLS
• 2024-12-11 Listed $99,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-24 Price Changed $99,000 GBRMLS
• 2024-10-24 Price Changed $99,000 AcadianaMLS
• 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
• 2023-10-03 Listed $110,000 AcadianaMLS
• 2023-10-03 Listed $127,000 GBRMLS
• 2022-03-04 Sold (MLS) — GBRMLS
• 2022-01-21 Pending — GBRMLS
• 2022-01-05 Sold (MLS) — GBRMLS
• 2021-12-31 Relisted — GBRMLS
• 2021-12-31 Delisted — GBRMLS
• 2021-12-01 Listed $1,200 GBRMLS
• 2021-11-11 Relisted — GBRMLS
• 2021-11-02 Pending — GBRMLS
• 2021-08-23 Relisted — GBRMLS
• 2021-08-16 Pending — GBRMLS
• 2021-07-23 Relisted — GBRMLS
• 2021-07-15 Pending — GBRMLS
• 2021-07-08 Listed $119,000 AcadianaMLS
• 2021-07-08 Listed $119,000 GBRMLS
• 2020-03-28 Delisted — GBRMLS
• 2020-01-22 Listed $120,000 AcadianaMLS
• 2020-01-22 Listed $120,000 GBRMLS
• 2017-02-17 Sold (Public Records) $114,000 Public Records
• 2017-02-16 Sold (MLS) — GBRMLS
• 2017-01-02 Pending — GBRMLS
• 2016-12-23 Listed $117,000 GBRMLS
• 2016-12-22 Listed $117,000 AcadianaMLS
• 2007-07-11 Sold (MLS) — GBRMLS
• 2007-02-11 Listed $110,900 GBRMLS
• 2007-02-11 Listed $110,900 AcadianaMLS
• 2006-07-29 Listed $110,900 AcadianaMLS
• 2006-07-29 Listed $110,900 GBRMLS

Property tax history

+1.7%/yr

Latest (2025): $1,513 · -0.5% YoY. Source: county tax records.