65 Cricket Run · Forsyth, GA 31029

$185,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 30 Days on market

Built 2002 2.97 ac lot $114/sqft · 18% below area Est $226k · 18% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• 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

Private setting on 2.97 acres in Monroe County. This home features 3 Bedrooms and 2 Bathrooms. Large Kitchen with Breakfast Room, Work Island and Desk/office area. Living Room/ Dining Room combination with Wood Burning Fireplace. Split Bedroom Floor plan. Double Vanity, Garden Tub and Separate Shower in Master Bedroom. Outbuilding in backyard. Home is being sold AS IS.

Key facts

• Breakfast room
• Work island
• Large kitchen

Tags

• PRIVATE SETTING
• LARGE KITCHEN
• BREAKFAST ROOM
• WORK ISLAND
• DESK AREA
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Lot is private (approximately 2.97 acres)
• HOA & community: No homeowners association

Exterior

• Parking: Carport (2 parking spaces)
• Utilities: Private well water; Septic system; Electricity available; High-speed internet available
• Home design: Manufactured single-family residence; One story
• Construction: Built in 2002; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen island; Breakfast area
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Separate shower; Split bedroom plan; Walk-in closets; Fireplace
• Laundry & utility: Laundry in kitchen; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 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: 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $75k; list at $185k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $225,912
• List price: $185,000
• Delta: -18.11%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-8,459
• Equity at exit: $27,584

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $20,430
• Equity at exit: $15,995

Cash invested: $51,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $337

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   statusdays on market $185,000 Under Contract 30 DOM
2. 2026-06-02
   days on market $185,000 Active 28 DOM
3. 2026-06-01
   days on market $185,000 Active 27 DOM
4. 2026-05-31
   days on market $185,000 Active 26 DOM
5. 2026-05-30
   days on market $185,000 Active 25 DOM
6. 2026-05-04
   listed $185,000 New 388-char remark

   Show marketing remark (371 chars)

   Private setting on 2.97 acres in Monroe County. This home features 3 Bedrooms and 2 Bathrooms. Large Kitchen with Breakfast Room, Work Island and Desk/office area. Living Room/ Dining Room combination with Wood Burning Fireplace. Split Bedroom Floor plan. Double Vanity, Garden Tub and Separate Shower in Master Bedroom. Outbuilding in backyard. Home is being sold AS IS.

7. 2026-05-04
   listed $185,000 Active 371-char remark

   Show marketing remark (371 chars)

   Private setting on 2.97 acres in Monroe County. This home features 3 Bedrooms and 2 Bathrooms. Large Kitchen with Breakfast Room, Work Island and Desk/office area. Living Room/ Dining Room combination with Wood Burning Fireplace. Split Bedroom Floor plan. Double Vanity, Garden Tub and Separate Shower in Master Bedroom. Outbuilding in backyard. Home is being sold AS IS.

8. 2017-04-21
   soldstatus $74,600

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

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 ≥107°F today · 16 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: $24,545
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,382
• Taxable income: $1,173
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $3,767/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

+148.0% since first listed

5 events — show timeline

• 2026-06-04 Pending — GAMLS
• 2026-06-04 Contingent — MGMLS
• 2026-05-04 Listed $185,000 MGMLS
• 2026-05-04 Listed $185,000 GAMLS
• 2017-04-21 Sold (Public Records) $74,600 Public Records