10300 Unit 2 W Winston Ave #2 · Baton Rouge, LA 70809

$109,000

3 bd · 2.0 ba · 1,100 sqft · Condo public records · 53 Days on market

Built 1985 $300/mo HOA · 20% of rent ↓ 11% 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 +21.4/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

Discover this charming 3-bedroom, 2-bath unit featuring stunning lake views within a secure gated community. Enjoy easy access to restaurants, shopping, and Interstate highways. Enjoy access to an 8-acre stocked pond filled with ducks and fish, complete with a pier and gazebo offering serene water views. Residents also enjoy a large resort-style pool, clubhouse, and on-site fitness center, enhancing both lifestyle appeal and rental desirability. This unit stands out with its upgraded features: no carpet, modern kitchen appliances, and stylish light fixtures. Improvements include a washer/dryer closet door, enhanced bedroom lighting/fan, serviced HVAC system (with over $1,000 in new parts), and resurfaced tubs. Ducts were cleaned in 2023. Don't miss this exceptional opportunity in a great location at an attractive price. Schedule your private showing today! **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

Key facts

• Gated community
• Pier and gazebo
• Clubhouse

Tags

• LAKE VIEWS
• GATED COMMUNITY
• 8-ACRE STOCKED POND
• PIER AND GAZEBO
• RESORT-STYLE POOL
• CLUBHOUSE

Property features AI

Finance

• Other: Subdivision: Lake Plaza Condos
• HOA & community: Homeowners association with annual fee of $3,600 (about $300/month); HOA covers grounds maintenance, water, sewer, and trash; Community pool; Association provides maintenance and management

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium; Attached property
• Construction: Frame construction; Slab foundation; Composition roof; Built (year not provided)
• Exterior features: Patio; Exterior lighting; Lakefront / waterfront location; Level topography

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Disposal; Microwave
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Crown molding; High ceilings; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $754 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 53 days — a 3% lower offer ($106k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.40% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-8,411
• Equity at exit: $16,252

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,632
• Equity at exit: $9,424

Cash invested: $30,520 (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: $1,528 high
• Mortgage (P&I): −$572
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$45
• HOA: −$300
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $162

Break-even live

Break-even rent $1,323

Max offer price $109,000

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $193	+0% $162	+5% $131	+10% $100
Rent	-10% $41	-5% $102	+0% $162	+5% $223	+10% $283
Rate	-1.0pp $217	-0.5pp $190	base $162	+0.5pp $134	+1.0pp $105

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: $27,250
• Closing costs: $3,270
• 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	44d	1	0.06mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	15d	16	0.19mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	15d	10	0.23mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	44d	1	0.38mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	15d	14	0.42mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	15d	1	0.45mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	24d	1	0.57mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,294	$1.38	24d	1	0.60mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	19d	1	0.61mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	44d	1	0.68mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,469	$1.40	15d	13	0.77mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	24d	1	0.95mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	44d	1	1.03mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	15d	13	1.04mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	44d	1	1.11mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	15d	16	1.16mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	1.17mi
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	840	$1,450	$1.73	44d	1	1.24mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	1.24mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	15d	19	1.24mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	15d	22	1.32mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,846	$1.62	15d	12	1.34mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	24d	2	1.37mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: waterpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $109,000 Active 53 DOM
2. 2026-06-17
   days on market $109,000 Active 52 DOM
3. 2026-06-16
   days on market $109,000 Active 51 DOM
4. 2026-06-15
   days on market $109,000 Active 50 DOM
5. 2026-06-14
   days on market $109,000 Active 48 DOM
6. 2026-06-10
   days on market $109,000 Active 45 DOM
7. 2026-06-09
   days on market $109,000 Active 44 DOM
8. 2026-06-08
   days on market $109,000 Active 43 DOM
9. 2026-06-07
   days on market $109,000 Active 42 DOM
10. 2026-06-05
    days on market $109,000 Active 39 DOM
11. 2026-06-03
    days on market $109,000 Active 38 DOM
12. 2026-06-02
    days on market $109,000 Active 37 DOM
13. 2026-06-01
    days on market $109,000 Active 36 DOM
14. 2026-05-31
    days on market $109,000 Active 35 DOM
15. 2026-05-31
    days on market $109,000 Active 34 DOM
16. 2026-04-26
    listed $109,000 Active 1043-char remark

    Show marketing remark (1030 chars)

    Discover this charming 3-bedroom, 2-bath unit featuring stunning lake views within a secure gated community. Enjoy easy access to restaurants, shopping, and Interstate highways. Enjoy access to an 8-acre stocked pond filled with ducks and fish, complete with a pier and gazebo offering serene water views. Residents also enjoy a large resort-style pool, clubhouse, and on-site fitness center, enhancing both lifestyle appeal and rental desirability. This unit stands out with its upgraded features: no carpet, modern kitchen appliances, and stylish light fixtures. Improvements include a washer/dryer closet door, enhanced bedroom lighting/fan, serviced HVAC system (with over $1,000 in new parts), and resurfaced tubs. Ducts were cleaned in 2023. Don't miss this exceptional opportunity in a great location at an attractive price. Schedule your private showing today! **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

17. 2026-04-26
    listed $109,000 Active 1030-char remark

    Show marketing remark (1030 chars)

    Discover this charming 3-bedroom, 2-bath unit featuring stunning lake views within a secure gated community. Enjoy easy access to restaurants, shopping, and Interstate highways. Enjoy access to an 8-acre stocked pond filled with ducks and fish, complete with a pier and gazebo offering serene water views. Residents also enjoy a large resort-style pool, clubhouse, and on-site fitness center, enhancing both lifestyle appeal and rental desirability. This unit stands out with its upgraded features: no carpet, modern kitchen appliances, and stylish light fixtures. Improvements include a washer/dryer closet door, enhanced bedroom lighting/fan, serviced HVAC system (with over $1,000 in new parts), and resurfaced tubs. Ducts were cleaned in 2023. Don't miss this exceptional opportunity in a great location at an attractive price. Schedule your private showing today! **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

18. 2025-04-24
    price $109,900
19. 2025-04-24
    price $109,900
20. 2025-03-10
    price $120,000
21. 2025-03-03
    status Active
22. 2025-03-03
    price $120,000
23. 2025-02-27
    price $117,000
24. 2025-02-24
    historical $1,500
25. 2025-02-20
    listed $1,500
26. 2025-02-16
    price $117,000
27. 2024-12-11
    price $119,000
28. 2024-12-11
    listed $123,700 Active
29. 2024-12-11
    historical
30. 2024-11-24
    price $123,700
31. 2024-11-23
    price $123,700
32. 2024-09-20
    listed $129,900 Active
33. 2024-09-20
    listed $129,900 Active
34. 2015-01-10
    soldstatus
35. 2014-08-21
    listed $95,100
36. 2014-08-21
    listed $95,100
37. 2013-06-03
    listed $105,000
38. 2013-06-03
    listed $105,000
39. 2009-05-22
    soldstatus
40. 2007-07-09
    listed $139,900
41. 2007-07-09
    listed $139,900
42. 2006-07-29
    listed $122,900
43. 2006-07-29
    listed $122,900

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 · 18 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: $18,339
• − Mortgage interest: −$6,106
• − Property taxes: −$1,538
• − Insurance: −$545
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$3,600
• − Depreciation: −$3,171
• Taxable income: $446
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $1,839/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

-11.3% since first listed

28 events — show timeline

• 2026-04-26 Listed $109,000 GBRMLS
• 2026-04-26 Listed $109,000 AcadianaMLS
• 2025-04-24 Price Changed $109,900 GBRMLS
• 2025-04-24 Price Changed $109,900 AcadianaMLS
• 2025-03-10 Price Changed $120,000 AcadianaMLS
• 2025-03-03 Relisted — GBRMLS
• 2025-03-03 Price Changed $120,000 GBRMLS
• 2025-02-27 Price Changed $117,000 AcadianaMLS
• 2025-02-24 Rental Removed $1,500 GBRMLS
• 2025-02-20 Listed for Rent $1,500 GBRMLS
• 2025-02-16 Price Changed $117,000 GBRMLS
• 2024-12-11 Price Changed $119,000 GBRMLS
• 2024-12-11 Listed $123,700 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-24 Price Changed $123,700 GBRMLS
• 2024-11-23 Price Changed $123,700 AcadianaMLS
• 2024-09-20 Listed $129,900 AcadianaMLS
• 2024-09-20 Listed $129,900 GBRMLS
• 2015-01-10 Sold (MLS) — GBRMLS
• 2014-08-21 Listed $95,100 AcadianaMLS
• 2014-08-21 Listed $95,100 GBRMLS
• 2013-06-03 Listed $105,000 AcadianaMLS
• 2013-06-03 Listed $105,000 GBRMLS
• 2009-05-22 Sold (MLS) — GBRMLS
• 2007-07-09 Listed $139,900 AcadianaMLS
• 2007-07-09 Listed $139,900 GBRMLS
• 2006-07-29 Listed $122,900 AcadianaMLS
• 2006-07-29 Listed $122,900 GBRMLS

Property tax history

+0.5%/yr

Latest (2025): $1,538 · -0.5% YoY. Source: county tax records.