48-50 Clay Ave · Rochester, NY 14613

$125,000

6 bd · 2.0 ba · 2,944 sqft · Townhouse public records · 14 Days on market

Built 1920 9,147 sqft lot Est $168k · 26% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

Key facts

• Large dining areas
• Side-by-side duplex
• Full basement

Tags

• SIDE-BY-SIDE DUPLEX
• LARGE LIVING AREAS
• LARGE DINING AREAS
• FULL BASEMENT
• DETACHED 2-CAR GARAGE
• OFF-STREET PARKING

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$167,808) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

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; 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 $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 + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $77k; list at $125k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1920 — 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: 1.38% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $167,808
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115-117 Electric Ave #115	0.32mi	6/2.0	2,776 (-6%)	13mo	$147,550	$53	65
1538 St Paul St	0.61mi	6/2.0	2,912 (-1%)	10mo	$169,900	$58	62
192-194 Magee Ave	0.24mi	5/3.0 (-1)	2,582 (-12%)	6mo	$170,000	$66	54
62 Raines Park	0.55mi	6/2.0	3,236 (+10%)	8mo	$183,000	$57	52
229 Pullman Ave	0.36mi	5/2.0 (-1)	2,755 (-6%)	20mo	$150,000	$54	51
18-20 Bryan St	0.59mi	6/2.0	2,688 (-9%)	12mo	$115,000	$43	47
366 Augustine St	0.63mi	5/2.0 (-1)	2,521 (-14%)	8mo	$175,000	$69	35
901 Lake Ave	0.68mi	5/3.0 (-1)	2,624 (-11%)	15mo	$108,000	$41	29

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $11,966
• Equity at exit: $18,638

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $51,968
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$148 /mo · $1,772/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $506

Break-even live

Break-even rent $1,083

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-08
   status Pending
2. 2026-03-25
   listed $125,000 Active
3. 2017-08-08
   soldstatus $77,000
4. 2017-07-25
   soldstatus $77,000 Closed Sale or Rented 308-char remark

   Show marketing remark (308 chars)

   EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

5. 2017-05-16
   historical Under Contract- Do Not Show 308-char remark

   Show marketing remark (308 chars)

   EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

6. 2017-03-21
   price $79,900 308-char remark

   Show marketing remark (308 chars)

   EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

7. 2016-11-16
   price $81,500 308-char remark

   Show marketing remark (308 chars)

   EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

8. 2016-09-03
   price $82,500 308-char remark

   Show marketing remark (308 chars)

   EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

9. 2016-03-26
   listed $84,900 Active 308-char remark

   Show marketing remark (308 chars)

   EXCELLENT INVESTMENT / OWNER OCCUPANT OPPORTUNITY! Nicely rehabbed side-by-side bringing in $1500/mo CASH! Both sides occupied with tenants who have fulfilled their lease terms and are now month-to-month. Gorgeous hardwoods, natural woodwork, decorative fireplaces and charm throughout these units. Must see!

10. 2009-09-25
    soldstatus $70,000
11. 2006-09-05
    soldstatus $92,000
12. 2005-06-29
    soldstatus $51,000
13. 2001-02-16
    soldstatus $80,000

ⓘ 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: $1,772 · $148/mo
• Projected year-2 tax: $1,942 · $162/mo
• Expected delta: +$170/yr (+$14/mo · 9.6%)

ⓘ 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 3/10 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: $20,671
• − Mortgage interest: −$7,002
• − Property taxes: −$1,772
• − Insurance: −$625
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$3,636
• Taxable income: $4,328
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $5,028/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

+56.2% since first listed

13 events — show timeline

• 2026-04-08 Pending — UNYREIS
• 2026-03-25 Listed $125,000 UNYREIS
• 2017-08-08 Sold (Public Records) $77,000 Public Records
• 2017-07-25 Sold (MLS) $77,000 UNYREIS
• 2017-05-16 Contingent — UNYREIS
• 2017-03-21 Price Changed $79,900 UNYREIS
• 2016-11-16 Price Changed $81,500 UNYREIS
• 2016-09-03 Price Changed $82,500 UNYREIS
• 2016-03-26 Listed $84,900 UNYREIS
• 2009-09-25 Sold (Public Records) $70,000 Public Records
• 2006-09-05 Sold (Public Records) $92,000 Public Records
• 2005-06-29 Sold (Public Records) $51,000 Public Records
• 2001-02-16 Sold (Public Records) $80,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,772 · +0.0% YoY. Source: county tax records.