6390 Pinin Pl · Cumming, GA 30041

$384,990

7 bd · 4.0 ba · 2,038 sqft · Other · 118 Days on market

Built 2026 Excellent condition 2,613 sqft lot $189/sqft · 11% below area Est $435k · 11% under $175/mo HOA · 7% of rent ↓ 21% since listing

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Why this score? — see what drove the D 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 +12.7/15.0
• Cash flow +8.3/30.0
• Schools +5.7/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Dual sinks
• Ample counter space
• Second-story balcony

Tags

• SECOND-STORY BALCONY
• AMPLE COUNTER SPACE
• LARGE ISLAND
• FLEX SPACE
• DUAL SINKS
• LARGE CLOSET

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath other listed at $385k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (30.5% below list).
• Recommended offer: $268k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.8% in Cumming — 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 (#29 in GA, #3,797 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A, housing A; Watch: employment C-, amenities D-, commute F.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Silver City Elementary School (math 66% / reading 56%, grade B, #118 of 1,228 statewide, top 10%, 1,128 students, 16% FRL); North Forsyth Middle School (math 47% / reading 49%, grade C-, #80 of 470 statewide, top 17%, 1,191 students, 20% FRL); North Forsyth High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 2,065 students, 14% FRL) — zoned schools at 17% FRL track the district average.
• Zoned-school proficiency averages 46% at this address vs 62% district-wide (-16 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 823 active listings in the ZIP; high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 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.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $75k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $267,668 (30.5% 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 118 days. Have you received any prior offers? Is the seller open to a 30% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

• ARV (median comp): $435,000
• List price: $384,990
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.17×
• Total profit: $-89,188
• Equity at exit: $57,403

10-year hold

• IRR: -25.4%
• Equity multiple: -0.15×
• Total profit: $-124,257
• Equity at exit: $33,287

Cash invested: $107,797 (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 30041

• Home prices YoY: -22.5%
• Rents YoY: 1.3%
• Active inventory: 823
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,677 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$160
• HOA: −$175
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-350

Break-even live

Break-even rent $3,120

Max offer price $323,141

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-241	+0% $-350	+5% $-459	+10% $-568
Rent	-10% $-562	-5% $-456	+0% $-350	+5% $-244	+10% $-139
Rate	-1.0pp $-156	-0.5pp $-252	base $-350	+0.5pp $-450	+1.0pp $-551

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: $96,248
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-05-15
   price $384,990 887-char remark

   Show marketing remark (887 chars)

   Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-05-15
   price $384,990 887-char remark

   Show marketing remark (887 chars)

   Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-05-09
   price $392,565
4. 2026-05-08
   price $392,565 887-char remark

   Show marketing remark (887 chars)

   Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

5. 2026-05-08
   price $392,565 887-char remark

   Show marketing remark (887 chars)

   Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-05-06
   price $402,565
7. 2026-05-06
   price $407,565
8. 2026-05-06
   price $402,565
9. 2026-05-05
   price $402,565 887-char remark

   Show marketing remark (887 chars)

   Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

10. 2026-05-05
    price $402,565 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

11. 2026-05-01
    status Active
12. 2026-05-01
    price $407,565
13. 2026-04-29
    price $407,565 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

14. 2026-04-29
    price $407,565 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

15. 2026-04-22
    price $470,555 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

16. 2026-04-22
    price $470,555 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

17. 2026-03-03
    price $463,990 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

18. 2026-03-03
    price $463,990 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

19. 2026-02-02
    price $461,990 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

20. 2026-02-02
    price $461,990 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

21. 2026-01-23
    listed $459,990 New 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

22. 2026-01-23
    listed $459,990 Active 887-char remark

    Show marketing remark (887 chars)

    Brand new, energy-efficient home available NOW! Sip your morning coffee from the second-story balcony. Inside, the kitchen boasts ample counter space and a large island. Useful flex space makes a great office or extra bedroom. In the owner's suite, dual sinks and a large closet add convenience. Located in Cumming, GA, experience the best of both worlds at Hemingway, where small-town charm meets resort-style living. Dive into the refreshing waters at the community pool, challenge friends to a match at the tennis or pickleball courts, or hosts gatherings at the clubhouse. Hemingway offers easy access to nearby attractions such as the Cumming City Center, Lake Lanier, and the Collection at Forsyth for shopping and dining. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

23. 2025-10-24
    historical
24. 2025-10-22
    listed $488,555 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: $1,324 · $110/mo
• Projected year-2 tax: $3,542 · $295/mo
• Expected delta: +$2,218/yr (+$185/mo · 167.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,120
• − Mortgage interest: −$21,565
• − Property taxes: −$1,324
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − HOA: −$2,100
• − Depreciation: −$11,200
• Taxable loss: −$11,133
• Est. tax savings @ 24.0%: +$2,672
• After-tax cash flow: $-1,529/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This brand new, energy-efficient home is move-in ready with a modern kitchen, spacious living areas, and a well-maintained exterior. Potential buyers and tenants will appreciate the curb appeal and smart home features that can be added to further enhance the property's value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Install energy-efficient windows — Energy-efficient windows can reduce energy costs and improve home value.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Install energy-efficient windows — Energy-efficient windows can reduce energy costs and improve home value. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 of 174 in GA

Livability — Cumming

• Score: 76/100
• State rank: #29
• US rank: #3797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 77,664
• Household income: $152,564
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 796.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Asian 23% Hispanic / Latino 8% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Asian/Pacific 9% Other Indo-European 7% Spanish 6%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.19%
• Current HPI: 272.1758
• Rent YoY: ▲ 1.33%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

-21.2% since first listed

24 events — show timeline

• 2026-05-15 Price Changed $384,990 GAMLS
• 2026-05-15 Price Changed $384,990 FMLS
• 2026-05-09 Price Changed $392,565 Zillow
• 2026-05-08 Price Changed $392,565 GAMLS
• 2026-05-08 Price Changed $392,565 FMLS
• 2026-05-06 Price Changed $402,565 Zillow
• 2026-05-06 Price Changed $407,565 Zillow
• 2026-05-06 Price Changed $402,565 Zillow
• 2026-05-05 Price Changed $402,565 GAMLS
• 2026-05-05 Price Changed $402,565 FMLS
• 2026-05-01 Relisted — Zillow
• 2026-05-01 Price Changed $407,565 Zillow
• 2026-04-29 Price Changed $407,565 GAMLS
• 2026-04-29 Price Changed $407,565 FMLS
• 2026-04-22 Price Changed $470,555 GAMLS
• 2026-04-22 Price Changed $470,555 FMLS
• 2026-03-03 Price Changed $463,990 GAMLS
• 2026-03-03 Price Changed $463,990 FMLS
• 2026-02-02 Price Changed $461,990 GAMLS
• 2026-02-02 Price Changed $461,990 FMLS
• 2026-01-23 Listed $459,990 FMLS
• 2026-01-23 Listed $459,990 GAMLS
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $488,555 Zillow