333 W Main St · Forsyth, GA 31029

$399,900

4 bd · 3.5 ba · 2,962 sqft · SingleFamily public records · 92 Days on market

Built 1950 0.75 ac lot $135/sqft · 39% above area Est $390k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +6.3/15.0
• Cash flow +5.6/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

Key facts

• Storage building
• Detached workshop
• Fenced backyard

Tags

• PARTIALLY FINISHED BASEMENT
• FENCED BACKYARD
• DETACHED WORKSHOP
• STORAGE BUILDING
• COVERED PARKING AREAS
• PRIVATE EXTERIOR ENTRANCE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-841 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (37.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (49.2% below list).
• Recommended offer: $203k (49.2% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.1% in Forsyth — 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 76/100 on livability (#24 in GA, #3,557 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, amenities F.
• Monroe County (rural): math 43% / reading 48% proficiency, ranked #22 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 280 active listings in the ZIP; 281 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,322 (49.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.51% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.01%
• DSCR: 0.60
• GRM: 16.4

CMA / ARV

• ARV (median comp): $389,727
• List price: $399,900
• Delta: 2.61%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Indian Spring Dr	0.43mi	3/2.0 (-1)	3,059 (+3%)	3mo	$315,000	$103	61
208 Indian Springs Dr	0.42mi	5/2.0 (+1)	2,908 (-2%)	11mo	$335,000	$115	57
275 W Main St	0.10mi	4/2.0	2,644 (-11%)	17mo	$325,000	$123	57
115 Mornside Dr	0.53mi	4/3.0	2,889 (-2%)	21mo	$400,000	$138	52
71 S Lee St	0.60mi	4/3.0	3,334 (+13%)	7mo	$285,000	$85	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -32.4%
• Equity multiple: -0.06×
• Total profit: $-118,537
• Equity at exit: $59,626

10-year hold

• IRR: -38.2%
• Equity multiple: -0.54×
• Total profit: $-172,867
• Equity at exit: $34,576

Cash invested: $111,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31029

• Home prices YoY: -10.0%
• Active inventory: 280
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$184 /mo · $2,204/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-841

Break-even live

Break-even rent $3,098

Max offer price $251,311

Occupancy floor —

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $399,900 Active 92 DOM
2. 2026-06-18
   days on market $399,900 Active 91 DOM
3. 2026-06-17
   days on market $399,900 Active 90 DOM
4. 2026-06-16
   days on market $399,900 Active 89 DOM
5. 2026-06-15
   days on market $399,900 Active 88 DOM
6. 2026-06-14
   days on market $399,900 Active 86 DOM
7. 2026-06-13
   days on market $399,900 Active 85 DOM
8. 2026-06-10
   days on market $399,900 Active 83 DOM
9. 2026-06-09
   days on market $399,900 Active 82 DOM
10. 2026-06-08
    days on market $399,900 Active 81 DOM
11. 2026-06-07
    days on market $399,900 Active 80 DOM
12. 2026-06-05
    days on market $399,900 Active 77 DOM
13. 2026-06-02
    days on market $399,900 Active 75 DOM
14. 2026-06-01
    days on market $399,900 Active 74 DOM
15. 2026-05-31
    days on market $399,900 Active 73 DOM
16. 2026-05-30
    statusdays on market $399,900 Active 72 DOM
17. 2026-05-08
    price $419,900 1149-char remark

    Show marketing remark (1148 chars)

    Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

18. 2026-05-08
    price $419,900 1148-char remark

    Show marketing remark (1148 chars)

    Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

19. 2026-04-10
    price $429,500 1149-char remark

    Show marketing remark (1148 chars)

    Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

20. 2026-04-10
    price $429,500 1148-char remark

    Show marketing remark (1148 chars)

    Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

21. 2026-03-18
    listed $439,900 Active 1149-char remark

    Show marketing remark (1149 chars)

    Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

22. 2026-03-17
    listed $439,900 New 1148-char remark

    Show marketing remark (1148 chars)

    Classic brick beauty in the heart of downtown Forsyth! This well-maintained, home offers 4 bedrooms, 3.5 bathrooms, and a partially finished basement. Inside, you'll find a warm and inviting family room with hardwood floors and a fireplace, a spacious dining area with charming built-in corner bookcases, and a large sunroom with brick flooring currently used as a mudroom and laundry area (laundry can be relocated to an existing interior hookup). The main level features three generously sized bedrooms and two full bathrooms, while upstairs offers a private fourth bedroom suite complete with a full bath and separate sitting area--ideal for guests, a teen suite, or home office. The partially finished heated & cooled basement includes a half bath, ample storage, and a private exterior entrance. Step outside to enjoy a fenced backyard, patio, creek, detached workshop, storage building, and four covered parking areas--plenty of room for hobbies, equipment, or extra vehicles. Located within walking distance to the courthouse square and just minutes from I-75. You truly have to see this one in person to appreciate all it has to offer!

23. 2025-11-29
    status Under Contract
24. 2025-11-28
    historical
25. 2025-09-26
    listed $455,000 New
26. 2023-05-25
    soldstatus $365,000
27. 2023-05-22
    soldstatus $365,000
28. 2023-05-22
    soldstatus $365,000 Sold
29. 2023-04-25
    status Under Contract
30. 2023-04-14
    status Back On Market
31. 2023-04-03
    status Under Contract
32. 2023-03-14
    historical Active Under Contract
33. 2023-01-18
    status Back On Market
34. 2023-01-09
    status Under Contract
35. 2022-12-20
    listed $369,900
36. 2022-12-20
    listed $369,900 New
37. 2022-05-31
    soldstatus $342,400
38. 2022-05-20
    soldstatus $342,400 Sold
39. 2022-04-18
    status Under Contract
40. 2022-04-13
    listed $359,900 New
41. 2022-02-11
    soldstatus $308,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,204 · $184/mo
• Projected year-2 tax: $3,679 · $307/mo
• Expected delta: +$1,476/yr (+$123/mo · 67.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $24,399
• − Mortgage interest: −$22,401
• − Property taxes: −$2,204
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$11,633
• Taxable loss: −$17,742
• Est. tax savings @ 24.0%: +$4,258
• After-tax cash flow: $-5,835/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: Monroe County
• NCES district ID: 1303720
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $48,955
• Composite: 38.94/100
• National rank: #4084
• State rank: #22 of 174 in GA

Livability — Forsyth

• Score: 76/100
• State rank: #24
• US rank: #3557

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forsyth, GA
• City population: 18,311
• Population (ZIP): 18,311

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 28,503 people
• By 2030: 28,940 · +1.5%
• By 2040: 29,157 · +2.3%
• By 2050: 28,646 · +0.5%
• By 2075: 27,261 · -4.4%
• By 2100: 23,757 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 3% Asian 2% Two or more races 2%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+46.7) · D 26.5% · R 73.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -31.5pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+42.8 2016: R+41.4 2012: R+37.3 2008: R+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.57%
• Current HPI: 247.3119
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+36.3% since first listed

25 events — show timeline

• 2026-05-08 Price Changed $419,900 MGMLS
• 2026-05-08 Price Changed $419,900 GAMLS
• 2026-04-10 Price Changed $429,500 MGMLS
• 2026-04-10 Price Changed $429,500 GAMLS
• 2026-03-18 Listed $439,900 MGMLS
• 2026-03-17 Listed $439,900 GAMLS
• 2025-11-29 Pending — GAMLS
• 2025-11-28 Listing Removed — GAMLS
• 2025-09-26 Listed $455,000 GAMLS
• 2023-05-25 Sold (Public Records) $365,000 Public Records
• 2023-05-22 Sold (MLS) $365,000 GAMLS
• 2023-05-22 Sold (MLS) $365,000 MGMLS
• 2023-04-25 Pending — GAMLS
• 2023-04-14 Relisted — GAMLS
• 2023-04-03 Pending — GAMLS
• 2023-03-14 Contingent — GAMLS
• 2023-01-18 Relisted — GAMLS
• 2023-01-09 Pending — GAMLS
• 2022-12-20 Listed $369,900 GAMLS
• 2022-12-20 Listed $369,900 MGMLS
• 2022-05-31 Sold (Public Records) $342,400 Public Records
• 2022-05-20 Sold (MLS) $342,400 GAMLS
• 2022-04-18 Pending — GAMLS
• 2022-04-13 Listed $359,900 GAMLS
• 2022-02-11 Sold (Public Records) $308,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,204 · +3.9% YoY. Source: county tax records.