2036 N Clinton Ave · Rochester, NY 14621

$200,000

3 bd · 2.0 ba · 1,816 sqft · SingleFamily public records · 9 Days on market

Built 1926 5,875 sqft lot Est $269k · 26% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Rent growth +4.7/5.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2036 N Clinton Ave, a charming residence featuring a classic exterior, inviting curb appeal, and an enclosed front porch perfect for relaxing year-round. Enter inside to discover a spacious layout highlighted by original stained glass windows and rich gum wood trim throughout the first floor. The main level includes a flexible back den with a full bath, offering potential for a first-floor primary suite or in-law arrangement. Upstairs, you’ll find oversized bedrooms providing ample living space, along with a partially finished attic for additional potential. Outside, enjoy a fully fenced backyard ideal for outdoor enjoyment, along with a detached 2-car garage providing conv

Key facts

• 5,875 sq ft lot
• 2 garage spots
• Built 1926

Property features AI

Exterior

• Parking: Detached garage with electricity; Garage (2 cars)
• Security: Owned security system
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected
• Home design: Two-story house; Resale property
• Construction: Frame construction with vinyl siding; Blown-in insulation; Architectural shingle roof; Shingle roof; Block foundation; Existing (original) construction
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Fully fenced yard; Full lot fence; Rectangular residential lot; City street frontage; See remarks

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Garbage disposal; Exhaust fan; Breakfast bar
• Bedrooms: Includes an in-law suite
• Flooring: Hardwood floors; Laminate; Tile; Varies by room
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Gas heating; Forced air; Stove heating option
• Interior features: Leaded glass windows; Breakfast bar; Ceiling fans; Den; Formal dining room; Formal living room; Storage space; Natural woodwork; Convertible bedroom; In-law floorplan; Main-level primary bedroom; Primary suite
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (3.7% below list).
• Recommended offer: $193k (3.7% below list) — sets the bar for 1% rule.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $1,926/mo this rent would consume 65% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; list at $200k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,572 (3.7% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.96% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $268,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2036 N Clinton Ave	0.00mi	3/2.0	1,816 (0%)	1mo	$275,000	$151	99
140 Rutledge Dr	0.21mi	3/2.0	1,776 (-2%)	2mo	$300,000	$169	85
43 Navarre Rd	0.21mi	4/2.0 (+1)	1,785 (-2%)	5mo	$160,000	$90	78
361 Barry Rd	0.26mi	3/1.5	1,630 (-10%)	1mo	$317,500	$195	68
63 Westbourne Rd	0.51mi	3/1.0	1,836 (+1%)	5mo	$202,500	$110	66
255 Versailles Rd	0.19mi	4/1.5 (+1)	2,011 (+11%)	6mo	$252,500	$126	62
50 Rogers Pkwy	0.58mi	3/2.0	1,910 (+5%)	5mo	$321,000	$168	61
2866 Saint Paul Blvd	0.73mi	3/1.5	1,785 (-2%)	3mo	$230,000	$129	58
205 Daley Blvd	0.61mi	4/1.5 (+1)	1,772 (-2%)	6mo	$250,000	$141	56
383 Wimbledon Rd	0.49mi	3/1.5	2,008 (+11%)	4mo	$297,000	$148	54
105 Carol Dr	0.54mi	3/1.5	1,602 (-12%)	1mo	$250,000	$156	52
170 East Pkwy	0.74mi	4/2.5 (+1)	1,700 (-6%)	5mo	$250,000	$147	44

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-7,025
• Equity at exit: $29,821

10-year hold

• IRR: 11.2%
• Equity multiple: 2.07×
• Total profit: $59,693
• Equity at exit: $17,292

Cash invested: $56,000 (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 14621

• Home prices YoY: -4.0%
• Rents YoY: 8.9%
• Active inventory: 114
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $239

Break-even live

Break-even rent $1,623

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $352	-5% $296	+0% $239	+5% $183	+10% $126
Rent	-10% $87	-5% $163	+0% $239	+5% $315	+10% $391
Rate	-1.0pp $340	-0.5pp $290	base $239	+0.5pp $187	+1.0pp $135

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	3d	1	0.16mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	44d	1	1.04mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.04mi
38 Elgrove Rd Rochester, NY	4.0	1.5	1600	$2,295	$1.43	22d	1	1.05mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	1.23mi
1108 Lake Ave Rochester, NY	2.0	1.0	2574	$1,600	$0.62	44d	1	1.25mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.32mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	44d	1	1.35mi
148 Chestnut Hill Dr Rochester, NY	3.0	2.0	1659	$2,250	$1.36	3d	1	1.38mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	1.49mi

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   listed $200,000 Active
3. 2008-09-12
   soldstatus $84,500
4. 2001-08-01
   soldstatus $80,000
5. 1994-08-04
   soldstatus $74,500

ⓘ 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: $1,799 · $150/mo
• Projected year-2 tax: $2,589 · $216/mo
• Expected delta: +$791/yr (+$66/mo · 44.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $23,109
• − Mortgage interest: −$11,203
• − Property taxes: −$1,799
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$5,818
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,969/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

+168.5% since first listed

5 events — show timeline

• 2026-04-16 Pending — UNYREIS
• 2026-04-07 Listed $200,000 UNYREIS
• 2008-09-12 Sold (Public Records) $84,500 Public Records
• 2001-08-01 Sold (Public Records) $80,000 Public Records
• 1994-08-04 Sold (Public Records) $74,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,799 · +0.0% YoY. Source: county tax records.