285 E Main St · Forsyth, GA 31029

$199,000

3 bd · 1.0 ba · 1,691 sqft · SingleFamily public records · 39 Days on market

Built 1920 10,018 sqft lot $118/sqft · 37% below area Est $316k · 37% under

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• 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

Welcome to 285 E Main Street in the heart of Forsyth - a property full of character, charm, and opportunity. Built in 1920 and sitting proudly on a large corner lot, this historic bungalow-style home blends timeless Southern charm with thoughtful updates that make everyday living comfortable and convenient. From the moment you pull up, the massive covered front porch and mature trees immediately set the tone. This is the kind of home that feels welcoming before you ever step inside. With approximately 1,691 square feet, 3 oversized bedrooms, and soaring ceilings, the home offers an open, airy feel that is hard to find in newer construction. Inside, you'll find a blend of historic details and practical upgrades. Natural wood flooring, spacious rooms, and abundant natural light give the home warmth and personality. The kitchen has been refreshed with butcher block countertops, modern appliances, a convection oven and dishwasher. The formal dining area and oversized family room create the perfect setup for entertaining, holiday gatherings, or simply enjoying quiet evenings at home. Location is another major highlight. Situated just minutes from downtown Forsyth, you're close to local shops, restaurants, schools, and community events while still enjoying the feel of a private homesite shaded by mature trees. It's the best of both worlds - historic in-town living with room to breathe. Whether someone is looking for their first home, a charming investment opportunity, or a piece of local history with character you simply cannot recreate, 285 E Main Street delivers personality, space, and value all in one package. Some homes are just houses. This one tells a story the moment you walk onto the porch.

Key facts

• Covered front porch
• Large corner lot
• Modern appliances

Tags

• COVERED FRONT PORCH
• BUTCHER BLOCK COUNTERTOPS
• MODERN APPLIANCES
• CONVECTION OVEN
• OVERSIZED FAMILY ROOM
• LARGE CORNER LOT

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: One level; Fee simple ownership; Resale property
• Construction: Metal roof; Block foundation; Other construction materials
• Exterior features: Private entrance; Rear stairs; Storage; Covered front, rear, and side porches; Chain link fencing; Shed(s)

Interior

• Kitchen: Country-style eat-in kitchen; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Master on main; Roommate floor plan
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom; Master bathroom with tub/shower combo; 1 bathroom on the main level
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Entrance foyer; High ceilings (9 ft main, lower, and upper); High speed internet; No common walls
• Laundry & utility: Laundry room; Laundry closet; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $180k (9.3% below list).
• Recommended offer: $180k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: T.G. Scott Elementary School (math 53% / reading 51%, grade C-, #227 of 1,228 statewide, top 19%, 799 students, 40% 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).
• 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 39 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $199k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $180,440 (9.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $316,354
• List price: $199,000
• Delta: -37.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,460
• Equity at exit: $29,672

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-664
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $202

Break-even live

Break-even rent $1,549

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $314	-5% $258	+0% $202	+5% $145	+10% $89
Rent	-10% $59	-5% $131	+0% $202	+5% $273	+10% $344
Rate	-1.0pp $302	-0.5pp $252	base $202	+0.5pp $150	+1.0pp $98

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $199,000 Active 39 DOM
2. 2026-06-18
   days on market $199,000 Active 38 DOM
3. 2026-06-17
   days on market $199,000 Active 37 DOM
4. 2026-06-16
   days on market $199,000 Active 36 DOM
5. 2026-06-15
   days on market $199,000 Active 35 DOM
6. 2026-06-14
   days on market $199,000 Active 33 DOM
7. 2026-06-13
   days on market $199,000 Active 32 DOM
8. 2026-06-10
   days on market $199,000 Active 30 DOM
9. 2026-06-09
   days on market $199,000 Active 29 DOM
10. 2026-06-08
    days on market $199,000 Active 28 DOM
11. 2026-06-07
    days on market $199,000 Active 27 DOM
12. 2026-06-05
    days on market $199,000 Active 24 DOM
13. 2026-06-02
    days on market $199,000 Active 22 DOM
14. 2026-06-01
    days on market $199,000 Active 21 DOM
15. 2026-05-31
    days on market $199,000 Active 20 DOM
16. 2026-05-30
    days on market $199,000 Active 19 DOM
17. 2026-05-13
    price $199,000 1741-char remark

    Show marketing remark (1741 chars)

    Welcome to 285 E Main Street in the heart of Forsyth - a property full of character, charm, and opportunity. Built in 1920 and sitting proudly on a large corner lot, this historic bungalow-style home blends timeless Southern charm with thoughtful updates that make everyday living comfortable and convenient. From the moment you pull up, the massive covered front porch and mature trees immediately set the tone. This is the kind of home that feels welcoming before you ever step inside. With approximately 1,691 square feet, 3 oversized bedrooms, and soaring ceilings, the home offers an open, airy feel that is hard to find in newer construction. Inside, you'll find a blend of historic details and practical upgrades. Natural wood flooring, spacious rooms, and abundant natural light give the home warmth and personality. The kitchen has been refreshed with butcher block countertops, modern appliances, a convection oven and dishwasher. The formal dining area and oversized family room create the perfect setup for entertaining, holiday gatherings, or simply enjoying quiet evenings at home. Location is another major highlight. Situated just minutes from downtown Forsyth, you're close to local shops, restaurants, schools, and community events while still enjoying the feel of a private homesite shaded by mature trees. It's the best of both worlds - historic in-town living with room to breathe. Whether someone is looking for their first home, a charming investment opportunity, or a piece of local history with character you simply cannot recreate, 285 E Main Street delivers personality, space, and value all in one package. Some homes are just houses. This one tells a story the moment you walk onto the porch.

18. 2026-05-13
    price $199,000 1741-char remark

    Show marketing remark (1741 chars)

    Welcome to 285 E Main Street in the heart of Forsyth - a property full of character, charm, and opportunity. Built in 1920 and sitting proudly on a large corner lot, this historic bungalow-style home blends timeless Southern charm with thoughtful updates that make everyday living comfortable and convenient. From the moment you pull up, the massive covered front porch and mature trees immediately set the tone. This is the kind of home that feels welcoming before you ever step inside. With approximately 1,691 square feet, 3 oversized bedrooms, and soaring ceilings, the home offers an open, airy feel that is hard to find in newer construction. Inside, you'll find a blend of historic details and practical upgrades. Natural wood flooring, spacious rooms, and abundant natural light give the home warmth and personality. The kitchen has been refreshed with butcher block countertops, modern appliances, a convection oven and dishwasher. The formal dining area and oversized family room create the perfect setup for entertaining, holiday gatherings, or simply enjoying quiet evenings at home. Location is another major highlight. Situated just minutes from downtown Forsyth, you're close to local shops, restaurants, schools, and community events while still enjoying the feel of a private homesite shaded by mature trees. It's the best of both worlds - historic in-town living with room to breathe. Whether someone is looking for their first home, a charming investment opportunity, or a piece of local history with character you simply cannot recreate, 285 E Main Street delivers personality, space, and value all in one package. Some homes are just houses. This one tells a story the moment you walk onto the porch.

19. 2026-04-28
    listed $210,000 New 1741-char remark

    Show marketing remark (1741 chars)

    Welcome to 285 E Main Street in the heart of Forsyth - a property full of character, charm, and opportunity. Built in 1920 and sitting proudly on a large corner lot, this historic bungalow-style home blends timeless Southern charm with thoughtful updates that make everyday living comfortable and convenient. From the moment you pull up, the massive covered front porch and mature trees immediately set the tone. This is the kind of home that feels welcoming before you ever step inside. With approximately 1,691 square feet, 3 oversized bedrooms, and soaring ceilings, the home offers an open, airy feel that is hard to find in newer construction. Inside, you'll find a blend of historic details and practical upgrades. Natural wood flooring, spacious rooms, and abundant natural light give the home warmth and personality. The kitchen has been refreshed with butcher block countertops, modern appliances, a convection oven and dishwasher. The formal dining area and oversized family room create the perfect setup for entertaining, holiday gatherings, or simply enjoying quiet evenings at home. Location is another major highlight. Situated just minutes from downtown Forsyth, you're close to local shops, restaurants, schools, and community events while still enjoying the feel of a private homesite shaded by mature trees. It's the best of both worlds - historic in-town living with room to breathe. Whether someone is looking for their first home, a charming investment opportunity, or a piece of local history with character you simply cannot recreate, 285 E Main Street delivers personality, space, and value all in one package. Some homes are just houses. This one tells a story the moment you walk onto the porch.

20. 2026-04-28
    listed $210,000 Active 1741-char remark

    Show marketing remark (1741 chars)

    Welcome to 285 E Main Street in the heart of Forsyth - a property full of character, charm, and opportunity. Built in 1920 and sitting proudly on a large corner lot, this historic bungalow-style home blends timeless Southern charm with thoughtful updates that make everyday living comfortable and convenient. From the moment you pull up, the massive covered front porch and mature trees immediately set the tone. This is the kind of home that feels welcoming before you ever step inside. With approximately 1,691 square feet, 3 oversized bedrooms, and soaring ceilings, the home offers an open, airy feel that is hard to find in newer construction. Inside, you'll find a blend of historic details and practical upgrades. Natural wood flooring, spacious rooms, and abundant natural light give the home warmth and personality. The kitchen has been refreshed with butcher block countertops, modern appliances, a convection oven and dishwasher. The formal dining area and oversized family room create the perfect setup for entertaining, holiday gatherings, or simply enjoying quiet evenings at home. Location is another major highlight. Situated just minutes from downtown Forsyth, you're close to local shops, restaurants, schools, and community events while still enjoying the feel of a private homesite shaded by mature trees. It's the best of both worlds - historic in-town living with room to breathe. Whether someone is looking for their first home, a charming investment opportunity, or a piece of local history with character you simply cannot recreate, 285 E Main Street delivers personality, space, and value all in one package. Some homes are just houses. This one tells a story the moment you walk onto the porch.

21. 2026-04-27
    historical
22. 2026-03-28
    price $220,000
23. 2026-03-28
    price $220,000
24. 2026-03-01
    price $228,000
25. 2026-03-01
    price $228,000
26. 2026-01-12
    listed $239,000 New
27. 2026-01-09
    historical
28. 2025-12-29
    status Back On Market
29. 2025-12-27
    historical
30. 2025-11-05
    price $247,900
31. 2025-09-29
    listed $248,000 New
32. 2018-07-17
    soldstatus $82,000

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$665/yr (+$55/mo · 57.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 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: $21,653
• − Mortgage interest: −$11,147
• − Property taxes: −$1,166
• − Insurance: −$995
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$5,789
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $2,640/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

• Census place: Forsyth, GA
• 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

+142.7% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $199,000 FMLS
• 2026-05-13 Price Changed $199,000 GAMLS
• 2026-04-28 Listed $210,000 FMLS
• 2026-04-28 Listed $210,000 GAMLS
• 2026-04-27 Listing Removed — GAMLS
• 2026-03-28 Price Changed $220,000 GAMLS
• 2026-03-28 Price Changed $220,000 MGMLS
• 2026-03-01 Price Changed $228,000 MGMLS
• 2026-03-01 Price Changed $228,000 GAMLS
• 2026-01-12 Listed $239,000 GAMLS
• 2026-01-09 Listing Removed — GAMLS
• 2025-12-29 Relisted — GAMLS
• 2025-12-27 Listing Removed — GAMLS
• 2025-11-05 Price Changed $247,900 GAMLS
• 2025-09-29 Listed $248,000 GAMLS
• 2018-07-17 Sold (Public Records) $82,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,166 · +3.9% YoY. Source: county tax records.