275 Clifford Ave · Rochester, NY 14621

$60,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 6 Days on market

Built 1900 5,434 sqft lot $52/sqft · 17% below area Est $72k · 17% under

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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

Listing remarks

Great opportunity for the savvy investor or owner-occupant alike! Charming 3-bedroom ranch located in the heart of Rochester! This home offers easy one-floor living with spacious formal living and dining rooms. Recent improvements include a newer roof, furnace, fresh paint, and new flooring throughout. The full basement provides excellent storage space or potential for future finishing. Enjoy the fully fenced backyard (2024), low-maintenance vinyl siding, and updated mechanicals. Conveniently located near expressways, public transportation, and downtown amenities. No delayed negotiations!

Key facts

• Newer roof
• One-floor living
• New flooring

Tags

• ONE-FLOOR LIVING
• NEWER ROOF
• NEW FLOORING
• FULLY FENCED BACKYARD
• LOW-MAINTENANCE VINYL SIDING
• UPDATED MECHANICALS

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available and connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; PEX plumbing; Asphalt shingle roof; Block foundation; Existing (previously built) structure
• Exterior features: Enclosed porch; Front porch; Fully fenced yard; Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Living/dining room; Primary suite; Main-level primary bedroom; Bedroom on main level; Programmable thermostat
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 25.1% 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); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,698/mo this rent would consume 58% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.83% ✓
• Cap rate: 25.11%
• Cash-on-cash: 67.21%
• DSCR: 3.99
• GRM: 2.9

CMA / ARV

• ARV (median comp): $72,417
• List price: $60,000
• Delta: -17.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Princeton St	0.20mi	3/2.0	1,158 (-0%)	3mo	$75,000	$65	83
233 Avenue D	0.38mi	3/1.0	1,176 (+1%)	1mo	$30,000	$26	79
285 Avenue B	0.28mi	3/1.0	1,292 (+11%)	1mo	$50,000	$39	68
128 Clifford Ave	0.21mi	3/1.0	1,319 (+13%)	2mo	$90,000	$68	66
81 Dorbeth	0.63mi	3/1.0	1,180 (+1%)	5mo	$122,200	$104	64
9 Hoeltzer St	0.26mi	4/1.0 (+1)	1,279 (+10%)	3mo	$50,000	$39	64
101 Rauber St	0.38mi	3/1.0	1,025 (-12%)	2mo	$144,000	$140	61
56 Weeger St	0.68mi	3/1.5	1,133 (-3%)	5mo	$120,000	$106	58
623 Avenue D	0.64mi	3/1.0	1,254 (+8%)	2mo	$70,000	$56	56
2 Oscar St	0.62mi	3/1.0	1,303 (+12%)	1mo	$65,000	$50	50
85 Eiffel Pl	0.67mi	3/2.0	1,323 (+14%)	3mo	$60,000	$45	40
68 Weaver St	0.74mi	4/1.0 (+1)	1,300 (+12%)	7mo	$53,500	$41	35

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: 72.1%
• Equity multiple: 4.52×
• Total profit: $59,193
• Equity at exit: $8,946

10-year hold

• IRR: 77.4%
• Equity multiple: 11.10×
• Total profit: $169,613
• Equity at exit: $5,188

Cash invested: $16,800 (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: 116
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$315
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $941

Break-even live

Break-even rent $507

Max offer price $60,000

Occupancy floor 40%

Sensitivity live

Price	-10% $975	-5% $958	+0% $941	+5% $924	+10% $907
Rent	-10% $807	-5% $874	+0% $941	+5% $1,008	+10% $1,075
Rate	-1.0pp $971	-0.5pp $956	base $941	+0.5pp $925	+1.0pp $910

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	45d	1	0.40mi
11 Maria St Unit 1 DN Rochester, NY	2.0	1.0	800	$895	$1.12	45d	1	0.51mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.58mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	45d	1	0.69mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	24d	1	0.71mi
52 Lorimer St Unit 03 UP Rear Rochester, NY	2.0	1.0	700	$1,000	$1.43	24d	1	0.84mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	0.86mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	15d	1	0.90mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.93mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.94mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.98mi
39 Parkway Apt 1 Rochester, NY	2.0	1.0	700	$950	$1.36	45d	1	1.03mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	4d	1	1.07mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	45d	1	1.13mi
80 St Paul St Rochester, NY	1.0–2.0	1.5–2.5	1024	$1,935	$1.89	4d	3	1.20mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	1.20mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	1.26mi
658 Smith St Rochester, NY	2.0	1.0	981	$1,500	$1.53	4d	1	1.28mi
69 Angle St Rochester, NY	2.0	1.0	1500	$1,500	$1.00	15d	1	1.28mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	15d	3	1.29mi
39 State St Rochester, NY	1.0–2.0	1.0–2.5	1154	$3,500	$3.03	4d	8	1.29mi
194 E Main St Rochester, NY	1.0–2.0	1.0–2.0	875	$2,095	$2.39	15d	1	1.30mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	1.30mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	11d	1	1.31mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	11d	1	1.31mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.31mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	1.34mi
85 Cameron St Unit B Rochester, NY	3.0	1.0	1138	$1,650	$1.45	45d	1	1.34mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	15d	1	1.36mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	22d	1	1.36mi
183 E Main St Rochester, NY	1.0–2.0	1.0	1142	$2,870	$2.51	11d	28	1.37mi
14-42 Seneca Manor Dr Rochester, NY	1.0–2.0	1.0	800	$1,120	$1.40	45d	1	1.39mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	1.40mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	15d	1	1.40mi
13 S Fitzhugh St Rochester, NY	1.0–2.0	1.5–2.0	890	$2,098	$2.36	11d	2	1.40mi
30 W Broad St Unit 307 Rochester, NY	2.0	1.0	911	$1,950	$2.14	45d	1	1.42mi
55 Exchange Blvd Rochester, NY	2.0	1.0–2.0	952	$2,695	$2.83	4d	28	1.45mi
65 W Broad St Unit 808 Rochester, NY	2.0	1.0	796	$1,679	$2.11	15d	1	1.46mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	45d	1	1.47mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.47mi

Listing history 18 events

1. 2026-05-06
   status Pending 595-char remark
2. 2026-04-29
   listed $60,000 Active 595-char remark
3. 2026-02-19
   status Pending
4. 2026-02-17
   historical
5. 2026-01-13
   price $89,900
6. 2025-10-01
   listed $92,000 Active
7. 2025-09-10
   historical
8. 2025-09-08
   listed $99,900 Active
9. 2024-03-21
   soldstatus $91,000
10. 2024-03-18
    soldstatus $91,000 Closed
11. 2024-01-31
    status Pending
12. 2023-09-26
    price $97,000
13. 2023-08-07
    listed $104,900 Active
14. 2023-08-01
    historical
15. 2023-04-17
    listed $109,900 Active
16. 2010-08-10
    soldstatus $5,001
17. 2010-06-25
    listed $5,500
18. 2007-05-01
    soldstatus $14,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $728 · $61/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$143/yr (+$12/mo · 19.7%)

ⓘ 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 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: $20,373
• − Mortgage interest: −$3,361
• − Property taxes: −$728
• − Insurance: −$300
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$1,745
• Taxable income: $10,979
• Est. tax owed @ 24.0%: −$2,635
• After-tax cash flow: $8,656/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

+328.6% since first listed

18 events — show timeline

• 2026-05-06 Pending — UNYREIS
• 2026-04-29 Listed $60,000 UNYREIS
• 2026-02-19 Pending — UNYREIS
• 2026-02-17 Listing Removed — UNYREIS
• 2026-01-13 Price Changed $89,900 UNYREIS
• 2025-10-01 Listed $92,000 UNYREIS
• 2025-09-10 Listing Removed — UNYREIS
• 2025-09-08 Listed $99,900 UNYREIS
• 2024-03-21 Sold (Public Records) $91,000 Public Records
• 2024-03-18 Sold (MLS) $91,000 UNYREIS
• 2024-01-31 Pending — UNYREIS
• 2023-09-26 Price Changed $97,000 UNYREIS
• 2023-08-07 Listed $104,900 UNYREIS
• 2023-08-01 Listing Removed — UNYREIS
• 2023-04-17 Listed $109,900 UNYREIS
• 2010-08-10 Sold (MLS) $5,001 UNYREIS
• 2010-06-25 Listed $5,500 UNYREIS
• 2007-05-01 Sold (Public Records) $14,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $728 · +1.8% YoY. Source: county tax records.