465 Clay Ave · Rochester, NY 14613

$144,900

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 14 Days on market

Built 1910 4,791 sqft lot Est $144k · at est.

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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 +22.1/30.0
• DSCR +7.1/10.0
• ARV discount +7.1/15.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.9/10.0

Listing remarks MLS

PRICE REDUCED AGAIN!!! SELLER IS MOTIVATED!! MAKE AN OFFER!! Great opportunity for investor or owner occupant! Hardwoods throughout that are in great shape and natural trim add character to this house. Newer windows and furnace. Deck on the back of the house and open air porch on the front. Opportunity for extra square footage on the third floor. Minutes from expressways and close to busline. Priced below assessment. Don't wait on this one!

Key facts

• Thermal-pane windows
• Box beam ceilings
• New vinyl siding

Tags

• NEW VINYL SIDING
• NEW ROOF
• THERMAL-PANE WINDOWS
• DETACHED GARAGE
• HARDWOOD FLOORS
• BOX BEAM CEILINGS

Property features AI

Exterior

• Parking: Detached garage; Shared driveway; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Resale property; Shingle roof; Vinyl siding; Block foundation; City street frontage; Rectangular residential lot near public transit
• Construction: Built as existing structure; Vinyl siding; Shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck (open); Porch; Partial fencing; Fence

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 8 total rooms (includes living and entry foyer)
• Flooring: Hardwood; Linoleum; Luxury vinyl; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Natural woodwork; Sliding doors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).

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: 71 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 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 $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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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.
• Current owner paid $30k; list at $145k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1910 — 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: 1.02% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $143,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Flower City Park	0.13mi	3/1.5	1,302 (+7%)	4mo	$100,000	$77	77
273 Electric Ave	0.08mi	3/1.5	1,327 (+9%)	3mo	$150,000	$113	77
842 Flower City Park	0.29mi	3/1.5	1,300 (+7%)	1mo	$116,000	$89	72
621 Clay Ave	0.23mi	3/1.5	1,334 (+10%)	0mo	$200,000	$150	71
533 Augustine St	0.41mi	3/1.0	1,262 (+4%)	5mo	$181,000	$143	71
267 Flower City Park	0.55mi	3/1.0	1,224 (+0%)	5mo	$195,000	$159	69
43 Rand St	0.45mi	2/1.0 (-1)	1,156 (-5%)	1mo	$110,000	$95	65
225 Bryan St	0.50mi	3/1.0	1,315 (+8%)	3mo	$92,000	$70	61
138 Steko Ave	0.40mi	3/1.0	1,085 (-11%)	4mo	$152,500	$141	59
451 Lakeview Park	0.64mi	3/1.0	1,326 (+9%)	3mo	$185,000	$140	53
262 Pullman Ave	0.48mi	4/1.5 (+1)	1,350 (+11%)	4mo	$159,100	$118	49
539 Lakeview Park	0.67mi	4/1.0 (+1)	1,398 (+15%)	2mo	$150,000	$107	38

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-8,700
• Equity at exit: $21,605

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $11,398
• Equity at exit: $12,528

Cash invested: $40,572 (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 14613

• Home prices YoY: -2.0%
• Active inventory: 71
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$760
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $232

Break-even live

Break-even rent $1,180

Max offer price $144,900

Occupancy floor 79%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	2d	1	0.05mi
1097 Dewey Ave Unit B Rochester, NY	2.0	1.0	1008	$1,150	$1.14	14d	1	0.39mi
230 Pullman Ave Unit 1 Rochester, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.54mi
116 Ridgeway Ave Rochester, NY	3.0	2.0	1032	$1,650	$1.60	2d	1	0.57mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	3d	1	0.60mi
45 Clay Ave Rochester, NY	3.0	1.0	1000	$1,700	$1.70	14d	1	0.60mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	43d	1	0.77mi
265 Driving Park Ave Unit 31 Rochester, NY	2.0	1.0	810	$1,250	$1.54	43d	1	0.77mi
1902 Dewey Ave Unit 1896 Rochester, NY	2.0	1.0	900	$1,150	$1.28	23d	1	0.83mi
254 Lexington Ave Rochester, NY	3.0	1.0	950	$1,350	$1.42	3d	1	0.86mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	23d	1	1.19mi
100 Andover St Rochester, NY	2.0	1.0	750	$1,795	$2.39	2d	63	1.22mi
1370 Ridgeway Ave Rochester, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.28mi
2 Glenora Gdns Rochester, NY	1.0–2.0	1.0	692	$1,755	$2.53	2d	17	1.35mi
493 Hollenbeck St Rochester, NY	2.0	1.5	936	$1,275	$1.36	14d	1	1.36mi
76 Avenue A Unit Up Rochester, NY	3.0	1.0	796	$1,700	$2.14	43d	1	1.36mi
84 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	23d	1	1.42mi
89 Twin Beeches Rochester, NY	2.0	1.5	1096	$1,250	$1.14	43d	1	1.43mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	2d	1	1.48mi
25 Karnes St Rochester, NY	2.0	1.0	1059	$1,250	$1.18	21d	1	1.48mi

Listing history 6 events

1. 2026-06-03
   statusdays on market $144,900 Pending 14 DOM
2. 2026-06-01
   days on market $144,900 Active 13 DOM
3. 2026-05-31
   days on market $144,900 Active 12 DOM
4. 2026-05-20
   listed $144,900 Active
5. 2012-12-27
   soldstatus $30,000 446-char remark

   Show marketing remark (446 chars)

   PRICE REDUCED AGAIN!!! SELLER IS MOTIVATED!! MAKE AN OFFER!! Great opportunity for investor or owner occupant! Hardwoods throughout that are in great shape and natural trim add character to this house. Newer windows and furnace. Deck on the back of the house and open air porch on the front. Opportunity for extra square footage on the third floor. Minutes from expressways and close to busline. Priced below assessment. Don't wait on this one!

6. 2012-09-27
   listed $37,900 446-char remark

   Show marketing remark (446 chars)

   PRICE REDUCED AGAIN!!! SELLER IS MOTIVATED!! MAKE AN OFFER!! Great opportunity for investor or owner occupant! Hardwoods throughout that are in great shape and natural trim add character to this house. Newer windows and furnace. Deck on the back of the house and open air porch on the front. Opportunity for extra square footage on the third floor. Minutes from expressways and close to busline. Priced below assessment. Don't wait on this one!

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $1,894 · $158/mo
• Expected delta: +$555/yr (+$46/mo · 41.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $17,685
• − Mortgage interest: −$8,117
• − Property taxes: −$1,339
• − Insurance: −$724
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$4,215
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,678/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
• City population: 432,803
• Population (ZIP): 14,740

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 45% White 22% Hispanic / Latino 20% Two or more races 10% Asian 8% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 16% Dominican 3%
• Common ancestry: British 2% Serbian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 79% English-only · Spanish 12% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -5.56%
• Current HPI: 274.2485
• Rent YoY: —
• Metro: —
• 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

+282.3% since first listed

3 events — show timeline

• 2026-05-20 Listed $144,900 UNYREIS
• 2012-12-27 Sold (MLS) $30,000 UNYREIS
• 2012-09-27 Listed $37,900 UNYREIS

Property tax history

+2.9%/yr

Latest (2025): $1,339 · +0.0% YoY. Source: county tax records.