5024 Tybalt Run · Forsyth, GA 31029

$445,000

4 bd · 3.5 ba · 2,917 sqft · SingleFamily public records · 87 Days on market

Built 2023 0.36 ac lot $153/sqft · 15% above area Est $400k · 11% over $33/mo HOA · 2% of rent

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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).

• Schools +3.9/10.0
• Livability +3.8/5.0
• Cash flow +3.2/30.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning home in historic Forsyth, GA—where charm meets modern living! Boasting over 3,000 square feet, this home features a grand two-story foyer and an open-concept layout designed for both everyday living and entertaining. The spacious great room with fireplace flows seamlessly into a chef-inspired kitchen complete with high-end appliances, stylish cabinetry, a large island, and a bright breakfast area. The main-level owner’s suite offers a private retreat with trey ceilings and a spa-like bath. Upstairs, you’ll find a versatile media room, generously sized bedrooms, and two full baths—perfect for guests. Step outside and enjoy year-round outdoor living on the covered Game Day patio with its own fireplace—ideal for relaxing or hosting. Additional highlights include a two-car garage, walk-in closets, specialty ceilings, and a functional drop zone. This one truly checks all the boxes—don’t miss your opportunity to call it home! Seller offering 10k seller contribution with full priced offer

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (55.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (56.1% below list).
• Recommended offer: $195k (56.1% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 2.0% in Forsyth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: employment D, amenities F, commute 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.
• Zoned schools: Katherine B. Sutton Elementary School (math 43% / reading 41%, grade F, #380 of 1,228 statewide, top 33%, 699 students, 58% FRL); Monroe County Middle School- Banks Stephens Campus (math 45% / reading 50%, grade C-, #84 of 470 statewide, top 19%, 994 students, 47% FRL); Mary Persons High School (math 21% / reading 57%, grade F, #59 of 424 statewide, top 14%, 1,287 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 285 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 $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($418k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 wind risk, 50% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,253 (56.1% 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 87 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.44% ✗
• Cap rate: 2.50%
• Cash-on-cash: -13.56%
• DSCR: 0.40
• GRM: 19.0

CMA / ARV

• ARV (median comp): $400,344
• List price: $445,000
• Delta: 11.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1177 Victorian Blvd	0.10mi	4/3.5	2,761 (-5%)	7mo	$347,400	$126	81
4648 Capulet Ct #337	0.21mi	5/3.0 (+1)	2,864 (-2%)	10mo	$396,900	$139	72
4648 Capulet Ct	0.21mi	5/3.0 (+1)	2,864 (-2%)	10mo	$396,900	$139	72
5411 Felles Way	0.18mi	4/2.5	2,778 (-5%)	10mo	$419,150	$151	71
5411 Felles Way #339	0.18mi	4/2.5	2,778 (-5%)	10mo	$419,150	$151	71
4320 Cornwall Dr	0.08mi	5/3.0 (+1)	3,166 (+8%)	6mo	$444,900	$141	70
5399 Felles Way	0.14mi	4/2.5	2,599 (-11%)	2mo	$386,900	$149	70
5399 Felles Way #358	0.14mi	4/2.5	2,599 (-11%)	2mo	$386,900	$149	70
4604 Capulet Ct	0.19mi	5/3.0 (+1)	3,168 (+9%)	2mo	$430,000	$136	68
4630 Capulet Ct	0.18mi	5/3.0 (+1)	3,151 (+8%)	8mo	$446,900	$142	64
4622 Capulet Ct	0.18mi	5/3.0 (+1)	3,158 (+8%)	9mo	$473,250	$150	63
4603 Capulet Ct	0.23mi	4/2.5	2,599 (-11%)	8mo	$373,775	$144	61

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: -41.8%
• Equity multiple: -0.30×
• Total profit: $-161,820
• Equity at exit: $66,351

10-year hold

• IRR: -70.7%
• Equity multiple: -1.06×
• Total profit: $-256,558
• Equity at exit: $38,475

Cash invested: $124,600 (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: 285
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$398 /mo · $4,779/yr
• Insurance: −$185
• HOA: −$33
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-1,408

Break-even live

Break-even rent $3,735

Max offer price $196,306

Occupancy floor —

Sensitivity live

Price	-10% $-1,156	-5% $-1,282	+0% $-1,408	+5% $-1,534	+10% $-1,660
Rent	-10% $-1,562	-5% $-1,485	+0% $-1,408	+5% $-1,331	+10% $-1,254
Rate	-1.0pp $-1,184	-0.5pp $-1,295	base $-1,408	+0.5pp $-1,523	+1.0pp $-1,640

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 28 events

1. 2026-06-22
   days on market $445,000 Active 87 DOM
2. 2026-06-19
   days on market $445,000 Active 85 DOM
3. 2026-06-18
   days on market $445,000 Active 84 DOM
4. 2026-06-17
   days on market $445,000 Active 83 DOM
5. 2026-06-16
   days on market $445,000 Active 82 DOM
6. 2026-06-15
   days on market $445,000 Active 81 DOM
7. 2026-06-14
   remarks 687-char remark
8. 2026-06-14
   days on market $445,000 Active 79 DOM
9. 2026-06-13
   days on market $445,000 Active 78 DOM
10. 2026-06-10
    days on market $445,000 Active 76 DOM
11. 2026-06-09
    days on market $445,000 Active 75 DOM
12. 2026-06-08
    days on market $445,000 Active 74 DOM
13. 2026-06-07
    days on market $445,000 Active 73 DOM
14. 2026-06-05
    days on market $445,000 Active 70 DOM
15. 2026-06-02
    days on market $445,000 Active 68 DOM
16. 2026-06-01
    days on market $445,000 Active 67 DOM
17. 2026-05-31
    days on market $445,000 Active 66 DOM
18. 2026-05-30
    days on market $445,000 Active 65 DOM
19. 2026-03-26
    listed $445,000 Active 1083-char remark

    Show marketing remark (1038 chars)

    Welcome to this stunning home in historic Forsyth, GA-where charm meets modern living! Boasting over 3,000 square feet, this home features a grand two-story foyer and an open-concept layout designed for both everyday living and entertaining. The spacious great room with fireplace flows seamlessly into a chef-inspired kitchen complete with high-end appliances, stylish cabinetry, a large island, and a bright breakfast area. The main-level owner's suite offers a private retreat with trey ceilings and a spa-like bath. Upstairs, you'll find a versatile media room, generously sized bedrooms, and two full baths-perfect for guests. Step outside and enjoy year-round outdoor living on the covered Game Day patio with its own fireplace-ideal for relaxing or hosting. Additional highlights include a two-car garage, walk-in closets, specialty ceilings, and a functional drop zone. This one truly checks all the boxes-don't miss your opportunity to call it home! Seller offering 10k seller contribution with full priced offer

20. 2026-03-26
    listed $445,000 New 1038-char remark

    Show marketing remark (1038 chars)

    Welcome to this stunning home in historic Forsyth, GA-where charm meets modern living! Boasting over 3,000 square feet, this home features a grand two-story foyer and an open-concept layout designed for both everyday living and entertaining. The spacious great room with fireplace flows seamlessly into a chef-inspired kitchen complete with high-end appliances, stylish cabinetry, a large island, and a bright breakfast area. The main-level owner's suite offers a private retreat with trey ceilings and a spa-like bath. Upstairs, you'll find a versatile media room, generously sized bedrooms, and two full baths-perfect for guests. Step outside and enjoy year-round outdoor living on the covered Game Day patio with its own fireplace-ideal for relaxing or hosting. Additional highlights include a two-car garage, walk-in closets, specialty ceilings, and a functional drop zone. This one truly checks all the boxes-don't miss your opportunity to call it home! Seller offering 10k seller contribution with full priced offer

21. 2026-03-23
    historical $445,000 1038-char remark

    Show marketing remark (1083 chars)

    Welcome to this stunning home in historic Forsyth, GA—where charm meets modern living! Boasting over 3,000 square feet, this home features a grand two-story foyer and an open-concept layout designed for both everyday living and entertaining. The spacious great room with fireplace flows seamlessly into a chef-inspired kitchen complete with high-end appliances, stylish cabinetry, a large island, and a bright breakfast area. The main-level owner’s suite offers a private retreat with trey ceilings and a spa-like bath. Upstairs, you’ll find a versatile media room, generously sized bedrooms, and two full baths—perfect for guests. Step outside and enjoy year-round outdoor living on the covered Game Day patio with its own fireplace—ideal for relaxing or hosting. Additional highlights include a two-car garage, walk-in closets, specialty ceilings, and a functional drop zone. This one truly checks all the boxes—don’t miss your opportunity to call it home! Seller offering 10k seller contribution with full priced offer

22. 2026-03-23
    historical $445,000 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to this stunning home in historic Forsyth, GA—where charm meets modern living! Boasting over 3,000 square feet, this home features a grand two-story foyer and an open-concept layout designed for both everyday living and entertaining. The spacious great room with fireplace flows seamlessly into a chef-inspired kitchen complete with high-end appliances, stylish cabinetry, a large island, and a bright breakfast area. The main-level owner’s suite offers a private retreat with trey ceilings and a spa-like bath. Upstairs, you’ll find a versatile media room, generously sized bedrooms, and two full baths—perfect for guests. Step outside and enjoy year-round outdoor living on the covered Game Day patio with its own fireplace—ideal for relaxing or hosting. Additional highlights include a two-car garage, walk-in closets, specialty ceilings, and a functional drop zone. This one truly checks all the boxes—don’t miss your opportunity to call it home! Seller offering 10k seller contribution with full priced offer

23. 2023-07-27
    soldstatus $394,900 Closed
24. 2023-07-27
    soldstatus $394,900 Closed
25. 2023-06-13
    listed Active Under Contract
26. 2023-05-01
    status Pending
27. 2023-03-24
    listed $394,900
28. 2023-02-22
    listed $394,900 Active

ⓘ 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: $4,779 · $398/mo
• Projected year-2 tax: $4,779 · $398/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $23,430
• − Mortgage interest: −$24,927
• − Property taxes: −$4,779
• − Insurance: −$2,225
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$396
• − Depreciation: −$12,945
• Taxable loss: −$25,591
• Est. tax savings @ 24.0%: +$6,142
• After-tax cash flow: $-10,752/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

• 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

+12.7% since first listed

10 events — show timeline

• 2026-03-26 Listed $445,000 FMLS
• 2026-03-26 Listed $445,000 GAMLS
• 2026-03-23 Coming Soon $445,000 GAMLS
• 2026-03-23 Coming Soon $445,000 FMLS
• 2023-07-27 Sold (MLS) $394,900 CGMLS
• 2023-07-27 Sold (MLS) $394,900 MGMLS
• 2023-06-13 Listed — MGMLS
• 2023-05-01 Pending — CGMLS
• 2023-03-24 Listed $394,900 MGMLS
• 2023-02-22 Listed $394,900 CGMLS