69 Stuart Ave · Forsyth, GA 31029

$145,000

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 24 Days on market

Built 1908 0.32 ac lot

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an investment property or a place to call home? This charming single-family residence offers both! Situated in a desirable location, this property is ideal for first-time homebuyers, investors, or anyone looking to downsize. The home features a welcoming covered front porch, perfect for relaxing or enjoying the neighborhood. Inside, you'll find tall ceilings that add to the spacious feel of the home, creating a comfortable and open living environment. The attic has blown-in insulation, contributing to improved energy efficiency. Outside, the fenced-in backyard offers privacy and ample space for outdoor activities, gardening, or entertaining. The floored outbuilding provides additional storage or could easily be converted into a workshop. Whether you're seeking a great starter home or an investment with future potential, this property checks all the boxes. Don't miss out on this fantastic opportunity!

Key facts

• Covered front porch
• Fenced backyard
• 0.32 acre lot

Tags

• COVERED FRONT PORCH
• FENCED BACKYARD
• DETACHED FLOORED OUTBUILDING

Property features AI

Finance

• Other: Corner lot in Brighton Heights subdivision; Listing terms accept Cash, Conventional, FHA, and VA loans
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Private sewer (sewer connected); Standard utility connections
• Home design: Single family house (residential); Built in 1908
• Construction: Vinyl siding; Metal roof; Built in 1908
• Exterior features: Front porch; Corner lot; Chain link fence enclosing back yard; Shed(s) on the property

Interior

• Kitchen: Microwave; Refrigerator; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric and other); Central air with electric heat pump
• Interior features: High ceilings; One level; Family room
• Laundry & utility: Mud room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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: Samuel E. Hubbard Elementary School (math 48% / reading 41%, grade F, #336 of 1,228 statewide, top 29%, 732 students, 57% 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 48% FRL track the district average.
• Market conditions: 283 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $126k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $87,516
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Langston Ave	0.16mi	3/1.0 (+1)	840 (-5%)	5mo	$160,000	$190	75
50 Vining St	0.10mi	2/1.0	754 (-15%)	14mo	$75,000	$99	59
566 Indian Springs Dr	0.39mi	3/1.0 (+1)	974 (+10%)	15mo	$90,000	$92	47

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,328
• Equity at exit: $21,620

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $14,310
• Equity at exit: $12,537

Cash invested: $40,600 (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: 283
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $255

Break-even live

Break-even rent $1,128

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $337	-5% $296	+0% $255	+5% $214	+10% $173
Rent	-10% $140	-5% $197	+0% $255	+5% $312	+10% $369
Rate	-1.0pp $328	-0.5pp $291	base $255	+0.5pp $217	+1.0pp $179

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 S Jackson St #202 Forsyth, GA	2.0	2.5	1000	$1,450	$1.45	15d	1	1.48mi

Listing history 19 events

1. 2026-06-23
   days on market $145,000 Active 24 DOM
2. 2026-06-22
   days on market $145,000 Active 23 DOM
3. 2026-06-19
   days on market $145,000 Active 21 DOM
4. 2026-06-18
   days on market $145,000 Active 20 DOM
5. 2026-06-17
   days on market $145,000 Active 19 DOM
6. 2026-06-16
   days on market $145,000 Active 18 DOM
7. 2026-06-15
   statusdays on market $145,000 Active 17 DOM
8. 2026-06-14
   days on market $145,000 Price Change 15 DOM
9. 2026-06-13
   pricestatusdays on market $145,000 Price Change 14 DOM
10. 2026-06-10
    days on market $150,000 New 12 DOM
11. 2026-06-09
    days on market $150,000 New 11 DOM
12. 2026-06-08
    days on market $150,000 New 10 DOM
13. 2026-06-07
    days on market $150,000 New 9 DOM
14. 2026-06-05
    days on market $150,000 New 6 DOM
15. 2026-06-02
    days on market $150,000 New 4 DOM
16. 2026-06-01
    days on market $150,000 New 3 DOM
17. 2026-05-31
    days on market $150,000 New 2 DOM
18. 2026-05-30
    remarks 699-char remark
19. 2026-05-30
    listed $150,000 New 1 DOM

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$493/yr (+$41/mo · 58.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $17,400
• − Mortgage interest: −$8,122
• − Property taxes: −$841
• − Insurance: −$725
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$4,218
• Taxable income: $709
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,885/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

+206.1% since first listed

11 events — show timeline

• 2026-05-29 Listed $150,000 GAMLS
• 2025-05-13 Sold (MLS) $126,000 GAMLS
• 2025-04-06 Pending — GAMLS
• 2025-03-19 Listed $150,000 GAMLS
• 2020-01-27 Sold (Public Records) $64,900 Public Records
• 2020-01-24 Sold (MLS) $64,900 MGMLS
• 2019-11-11 Listed $64,500 MGMLS
• 2018-11-16 Sold (Public Records) $47,000 Public Records
• 2018-11-09 Sold (MLS) $47,000 MGMLS
• 2018-11-09 Sold (MLS) $47,000 GAMLS
• 2018-05-23 Listed $49,000 MGMLS

Property tax history

+15.6%/yr

Latest (2025): $841 · +4.2% YoY. Source: county tax records.