521 Clifford Ave · Rochester, NY 14621

$124,900

9 bd · 3.9 ba · 5,870 sqft · MultiFamily public records · 10 Days on market

Built 1930 6,098 sqft lot Est $158k · 21% under ↓ 9% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Massive 4 unit property! This turnkey property offers 2- 3 bedroom units and 2- 2 bedroom units. All 4 fully remodeled units offer spacious layouts and separate utilities. Currently rented for a monthly gross of $2,900. Plus a new tear off roof and brand new electric throughout. NEW C of O will be provided at closing. Nothing left to do here. Don't miss out on this great investment opportunity!

Key facts

• Near shopping
• Four unit property
• Conveniently located

Tags

• FOUR UNIT PROPERTY
• COMPLETELY VACANT
• STRONG CASH FLOWING ASSET
• CONSISTENT RENTAL DEMAND
• CONVENIENTLY LOCATED
• NEAR SHOPPING

Property features AI

Finance

• Financial info: Four-unit multifamily property with separate gas and electric meters for each unit; Unit rents reported: two units at $1,200 and two units at $1,500; Operating expenses: see remarks; Owner pays and rent inclusions: see remarks

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story building; Resale property
• Construction: Vinyl siding; Copper plumbing; Block foundation; Asphalt roof
• Exterior features: Rectangular residential lot with city street frontage; Lot dimensions approximately 40 x 153

Interior

• Kitchen: Each unit includes a dining area with living room
• Bedrooms: Four units: two 2-bedroom units and two 3-bedroom units
• Flooring: Carpet, hardwood, linoleum, vinyl; varies by unit
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Varied interior finishes; see remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $125k).
• Cap rate 35.6% vs local median 9.3% in Rochester — 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 (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.9%/yr); 114 active listings in the ZIP; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $4,898/mo this rent would consume 166% of the median local household income ($35k/yr) (locally 2756% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y ago 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.92% ✓
• Cap rate: 35.60%
• Cash-on-cash: 104.67%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $158,490
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Rauber St	0.17mi	9/4.0	5,040 (-14%)	15mo	$134,000	$27	55
449-451 Hudson Ave	0.49mi	8/4.0 (-1)	5,400 (-8%)	15mo	$108,000	$20	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.72×
• Total profit: $199,975
• Equity at exit: $18,623

10-year hold

• IRR: —
• Equity multiple: 16.51×
• Total profit: $542,306
• Equity at exit: $10,799

Cash invested: $34,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $4,898 high
• Mortgage (P&I): −$655
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $3,050

Break-even live

Break-even rent $1,037

Max offer price $124,900

Occupancy floor 33%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$4,899
Total (3 units)			$4,898

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $124,900 Active 10 DOM
2. 2026-06-17
   days on market $124,900 Active 9 DOM
3. 2026-06-16
   days on market $124,900 Active 8 DOM
4. 2026-06-15
   days on market $124,900 Active 7 DOM
5. 2026-06-13
   days on market $124,900 Active 5 DOM
6. 2026-06-13
   days on market $124,900 Active 4 DOM
7. 2026-06-10
   days on market $124,900 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $124,900 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,344 · $112/mo
• Projected year-2 tax: $1,727 · $144/mo
• Expected delta: +$384/yr (+$32/mo · 28.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,776
• − Mortgage interest: −$6,996
• − Property taxes: −$1,344
• − Insurance: −$624
• − Repairs & maintenance: −$4,702
• − Management: −$4,702
• − Depreciation: −$3,633
• Taxable income: $36,774
• Est. tax owed @ 24.0%: −$8,826
• After-tax cash flow: $27,779/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: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 32,381
• Household income: $35,383
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 2756.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 40% Black 40% White 14% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 32% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Serbian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 65% English-only · Spanish 30% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.66%
• Current HPI: 254.1805
• Rent YoY: ▲ 8.88%
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-9.5% since first listed

16 events — show timeline

• 2026-06-08 Listed $124,900 UNYREIS
• 2023-10-20 Rental Removed $750 BUILDIUM
• 2023-10-18 Listed for Rent $750 BUILDIUM
• 2023-09-12 Rental Removed $750 BUILDIUM
• 2023-09-06 Listed for Rent $750 BUILDIUM
• 2021-01-14 Sold (Public Records) $115,000 Public Records
• 2021-01-11 Sold (MLS) $115,000 UNYREIS
• 2020-11-08 Pending — UNYREIS
• 2020-11-03 Listed $109,900 UNYREIS
• 2016-10-07 Sold (MLS) $23,000 UNYREIS
• 2016-07-16 Listed $19,900 UNYREIS
• 2016-05-16 Price Changed $50,000 WNYREIS
• 2016-03-24 Listed $50,000 UNYREIS
• 2006-11-16 Sold (Public Records) $69,000 Public Records
• 2005-06-07 Sold (Public Records) $40,000 Public Records
• 1995-12-28 Sold (Public Records) $138,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,344 · +10.6% YoY. Source: county tax records.