2102 Susie Cir · Tuskegee, AL 36083

$89,900

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 134 Days on market

Built 1990 0.50 ac lot $100/sqft · 103% above area ↓ 9% 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +6.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

This updated home presents an exceptional turnkey investment opportunity. Renovated in 2023, the property has been thoughtfully upgraded to minimize future maintenance costs and maximize long-term value. Enhancements include a new window unit and split HVAC system for efficient climate control, a freshly painted interior, and an upgraded electrical system that boosts both safety and functionality. A brand-new water heater ensures dependable comfort for tenants, while the newly installed LVP flooring provides modern style, durability, and reduced upkeep. Exterior improvements—such as added flood lighting, new decking, and updated rails—enhance curb appeal and usability, increasing tenant satisfaction and retention. The side and back screened porches offer desirable outdoor living spaces that further elevate the rental appeal. With its modern upgrades, stable rental income, and low-maintenance features, this property stands out as a high-performing addition to any investment portfolio, ideal for both seasoned investors and those looking to enter the rental market with confidence. Owner financing available with 20% down and 10% interest, 5 year balloon.

Key facts

• Split hvac system
• New window unit
• 0.5 acre lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• NEW WINDOW UNIT
• SPLIT HVAC SYSTEM
• UPGRADED ELECTRICAL SYSTEM
• BRAND-NEW WATER HEATER
• NEWLY INSTALLED LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.3% in Tuskegee — 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 57/100 on livability (#375 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 47 active listings in the ZIP; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $2k appreciation (2.0% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $44,348
• List price: $89,900
• Delta: 102.71%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.87×
• Total profit: $21,817
• Equity at exit: $35,322

10-year hold

• IRR: 18.5%
• Equity multiple: 3.45×
• Total profit: $61,715
• Equity at exit: $50,760

Cash invested: $25,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36083

• Home prices YoY: 1.4%
• Active inventory: 47
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $248

Break-even live

Break-even rent $702

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   status $89,900 Pending 134 DOM
2. 2026-06-10
   days on market $89,900 Active 134 DOM
3. 2026-06-09
   days on market $89,900 Active 133 DOM
4. 2026-06-08
   days on market $89,900 Active 132 DOM
5. 2026-06-07
   days on market $89,900 Active 131 DOM
6. 2026-06-05
   days on market $89,900 Active 128 DOM
7. 2026-06-02
   days on market $89,900 Active 126 DOM
8. 2026-06-01
   days on market $89,900 Active 125 DOM
9. 2026-05-31
   days on market $89,900 Active 124 DOM
10. 2026-05-30
    days on market $89,900 Active 123 DOM
11. 2026-03-18
    status Active 1180-char remark

    Show marketing remark (1180 chars)

    This updated home presents an exceptional turnkey investment opportunity. Renovated in 2023, the property has been thoughtfully upgraded to minimize future maintenance costs and maximize long-term value. Enhancements include a new window unit and split HVAC system for efficient climate control, a freshly painted interior, and an upgraded electrical system that boosts both safety and functionality. A brand-new water heater ensures dependable comfort for tenants, while the newly installed LVP flooring provides modern style, durability, and reduced upkeep. Exterior improvements—such as added flood lighting, new decking, and updated rails—enhance curb appeal and usability, increasing tenant satisfaction and retention. The side and back screened porches offer desirable outdoor living spaces that further elevate the rental appeal. With its modern upgrades, stable rental income, and low-maintenance features, this property stands out as a high-performing addition to any investment portfolio, ideal for both seasoned investors and those looking to enter the rental market with confidence. Owner financing available with 20% down and 10% interest, 5 year balloon.

12. 2026-03-06
    historical 1180-char remark

    Show marketing remark (1180 chars)

    This updated home presents an exceptional turnkey investment opportunity. Renovated in 2023, the property has been thoughtfully upgraded to minimize future maintenance costs and maximize long-term value. Enhancements include a new window unit and split HVAC system for efficient climate control, a freshly painted interior, and an upgraded electrical system that boosts both safety and functionality. A brand-new water heater ensures dependable comfort for tenants, while the newly installed LVP flooring provides modern style, durability, and reduced upkeep. Exterior improvements—such as added flood lighting, new decking, and updated rails—enhance curb appeal and usability, increasing tenant satisfaction and retention. The side and back screened porches offer desirable outdoor living spaces that further elevate the rental appeal. With its modern upgrades, stable rental income, and low-maintenance features, this property stands out as a high-performing addition to any investment portfolio, ideal for both seasoned investors and those looking to enter the rental market with confidence. Owner financing available with 20% down and 10% interest, 5 year balloon.

13. 2026-03-05
    price $89,900 1180-char remark

    Show marketing remark (1180 chars)

    This updated home presents an exceptional turnkey investment opportunity. Renovated in 2023, the property has been thoughtfully upgraded to minimize future maintenance costs and maximize long-term value. Enhancements include a new window unit and split HVAC system for efficient climate control, a freshly painted interior, and an upgraded electrical system that boosts both safety and functionality. A brand-new water heater ensures dependable comfort for tenants, while the newly installed LVP flooring provides modern style, durability, and reduced upkeep. Exterior improvements—such as added flood lighting, new decking, and updated rails—enhance curb appeal and usability, increasing tenant satisfaction and retention. The side and back screened porches offer desirable outdoor living spaces that further elevate the rental appeal. With its modern upgrades, stable rental income, and low-maintenance features, this property stands out as a high-performing addition to any investment portfolio, ideal for both seasoned investors and those looking to enter the rental market with confidence. Owner financing available with 20% down and 10% interest, 5 year balloon.

14. 2026-01-16
    listed $99,000 Active 1180-char remark

    Show marketing remark (1180 chars)

    This updated home presents an exceptional turnkey investment opportunity. Renovated in 2023, the property has been thoughtfully upgraded to minimize future maintenance costs and maximize long-term value. Enhancements include a new window unit and split HVAC system for efficient climate control, a freshly painted interior, and an upgraded electrical system that boosts both safety and functionality. A brand-new water heater ensures dependable comfort for tenants, while the newly installed LVP flooring provides modern style, durability, and reduced upkeep. Exterior improvements—such as added flood lighting, new decking, and updated rails—enhance curb appeal and usability, increasing tenant satisfaction and retention. The side and back screened porches offer desirable outdoor living spaces that further elevate the rental appeal. With its modern upgrades, stable rental income, and low-maintenance features, this property stands out as a high-performing addition to any investment portfolio, ideal for both seasoned investors and those looking to enter the rental market with confidence. Owner financing available with 20% down and 10% interest, 5 year balloon.

15. 2025-08-28
    price $99,000

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $553 · $46/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,200
• − Mortgage interest: −$5,036
• − Property taxes: −$553
• − Insurance: −$450
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,615
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,595/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: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Tuskegee

• Score: 57/100
• State rank: #375
• US rank: #21590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuskegee, AL
• City population: 3,493
• Population (ZIP): 9,355

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 12% Two or more races 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.97%
• Current HPI: 138.7996
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-9.2% since first listed

5 events — show timeline

• 2026-03-18 Relisted — LCMLS
• 2026-03-06 Delisted — LCMLS
• 2026-03-05 Price Changed $89,900 LCMLS
• 2026-01-16 Listed $99,000 LCMLS
• 2025-08-28 Price Changed $99,000 LCMLS

Property tax history

+13.3%/yr

Latest (2025): $553 · +126.8% YoY. Source: county tax records.