47 Ensign Rd · Forsyth, GA 31029

$210,000

4 bd · 2.0 ba · 1,664 sqft · SingleFamily · 272 Days on market

Built 2006 Poor condition 0.39 ac lot $126/sqft · 16% below area Est $251k · 16% under ↓ 7% since listing

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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 +15.1/30.0
• ARV discount +14.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity in Forsyth!! Duplex- each side is 2 bedroom/1 bath. Needs Flooring replacement. Great Location & potential. SOLD AS IS. Cash or Conventional Financing Only.

Key facts

• 0.39 acre lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $70 ($835/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (8.3% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $251,322
• List price: $210,000
• Delta: -16.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Clifton Dr	0.39mi	3/2.0 (-1)	1,600 (-4%)	9mo	$239,000	$149	63
53 Harold Hl	0.36mi	3/2.0 (-1)	1,441 (-13%)	7mo	$110,000	$76	50
84 Hilsdale Rd	0.72mi	3/2.5 (-1)	1,870 (+12%)	4mo	$286,000	$153	36

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-29,569
• Equity at exit: $31,312

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-19,925
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $70

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $142	+0% $70	+5% $-3	+10% $-76
Rent	-10% $-83	-5% $-6	+0% $70	+5% $146	+10% $222
Rate	-1.0pp $175	-0.5pp $123	base $70	+0.5pp $15	+1.0pp $-40

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $210,000 Active 272 DOM
2. 2026-06-18
   days on market $210,000 Active 271 DOM
3. 2026-06-17
   days on market $210,000 Active 270 DOM
4. 2026-06-16
   days on market $210,000 Active 269 DOM
5. 2026-06-15
   days on market $210,000 Active 268 DOM
6. 2026-06-14
   days on market $210,000 Active 266 DOM
7. 2026-06-13
   days on market $210,000 Active 265 DOM
8. 2026-06-10
   days on market $210,000 Active 263 DOM
9. 2026-06-09
   days on market $210,000 Active 262 DOM
10. 2026-06-08
    days on market $210,000 Active 261 DOM
11. 2026-06-07
    days on market $210,000 Active 260 DOM
12. 2026-06-05
    days on market $210,000 Active 257 DOM
13. 2026-06-02
    days on market $210,000 Active 255 DOM
14. 2026-06-01
    days on market $210,000 Active 254 DOM
15. 2026-05-31
    days on market $210,000 Active 253 DOM
16. 2026-05-30
    days on market $210,000 Active 252 DOM
17. 2026-05-02
    status Back On Market 183-char remark

    Show marketing remark (184 chars)

    Investment Opportunity in Forsyth! Duplex each side is 2 bedroom/1 bath. Needs flooring replacement. great location & potential. SOLD AS IS Cash or Conventional financing only.

18. 2026-05-02
    status Active 184-char remark

    Show marketing remark (184 chars)

    Investment Opportunity in Forsyth! Duplex each side is 2 bedroom/1 bath. Needs flooring replacement. great location & potential. SOLD AS IS Cash or Conventional financing only.

19. 2026-05-01
    historical 184-char remark

    Show marketing remark (184 chars)

    Investment Opportunity in Forsyth! Duplex each side is 2 bedroom/1 bath. Needs flooring replacement. great location & potential. SOLD AS IS Cash or Conventional financing only.

20. 2026-04-30
    historical 183-char remark

    Show marketing remark (183 chars)

    Investment Opportunity in Forsyth!! Duplex- each side is 2 bedroom/1 bath. Needs Flooring replacement. Great Location & potential. SOLD AS IS. Cash or Conventional Financing Only.

21. 2026-04-20
    price $210,000 184-char remark

    Show marketing remark (183 chars)

    Investment Opportunity in Forsyth!! Duplex- each side is 2 bedroom/1 bath. Needs Flooring replacement. Great Location & potential. SOLD AS IS. Cash or Conventional Financing Only.

22. 2026-04-20
    price $210,000 183-char remark

    Show marketing remark (183 chars)

    Investment Opportunity in Forsyth!! Duplex- each side is 2 bedroom/1 bath. Needs Flooring replacement. Great Location & potential. SOLD AS IS. Cash or Conventional Financing Only.

23. 2025-09-12
    listed $225,000 New 183-char remark

    Show marketing remark (184 chars)

    Investment Opportunity in Forsyth! Duplex each side is 2 bedroom/1 bath. Needs flooring replacement. great location & potential. SOLD AS IS Cash or Conventional financing only.

24. 2025-09-12
    listed $225,000 Active 184-char remark

    Show marketing remark (184 chars)

    Investment Opportunity in Forsyth! Duplex each side is 2 bedroom/1 bath. Needs flooring replacement. great location & potential. SOLD AS IS Cash or Conventional financing only.

ⓘ 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 7/10 Severe 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: $23,101
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$6,109
• Taxable loss: −$2,667
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $1,475/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 · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including new flooring, cabinets, fixtures, and painting, to bring it up to market standards. The well-maintained landscaping and good roof condition provide a good foundation for a successful renovation.

Repairs flagged

• Major kitchen cabinets — Exposed subfloor
• Major bathroom fixtures — Exposed subfloor
• Major flooring — Exposed subfloor
• Major paint — Exposed subfloor

Value-add opportunities

• Resale Paint — Fresh paint enhances curb appeal
• Resale Flooring — New flooring improves aesthetics and functionality
• Resale Cabinets — New cabinets add value and functionality
• Resale Fixtures — New fixtures improve aesthetics and functionality
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Exposed subfloor	Major	$15,000–50,000
bathroom fixtures · Exposed subfloor	Major	$15,000–50,000
flooring · Exposed subfloor	Major	$15,000–50,000
paint · Exposed subfloor	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint — Fresh paint enhances curb appeal ↑
• Resale Flooring — New flooring improves aesthetics and functionality ↑
• Resale Cabinets — New cabinets add value and functionality ↑
• Resale Fixtures — New fixtures improve aesthetics and functionality ↑
• Both Landscaping — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ 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: 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

-6.7% since first listed

8 events — show timeline

• 2026-05-02 Relisted — GAMLS
• 2026-05-02 Relisted — MGMLS
• 2026-05-01 Delisted — MGMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-20 Price Changed $210,000 MGMLS
• 2026-04-20 Price Changed $210,000 GAMLS
• 2025-09-12 Listed $225,000 MGMLS
• 2025-09-12 Listed $225,000 GAMLS