1212 Clifford Ave #1 · Rochester, NY 14621

$149,900

3 bd · 1.0 ba · 1,311 sqft · SingleFamily · 21 Days on market

Built 1895 Good condition 3,276 sqft lot $114/sqft · 86% above area

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +4.7/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 3-bedroom, 1-bath Colonial offering 1,311 sq ft of comfortable living space in the city! Step inside to find a fully updated interior featuring a modern kitchen with quality finishes, complemented by stunning hardwood floors throughout. This home perfectly blends classic charm with today’s updates, including a brand-new roof for added peace of mind. Move-in ready and ideal for owner-occupants or investors alike. Don’t miss your opportunity to own this exceptional property!

Key facts

• Brand-new roof
• Modern kitchen
• Hardwood floors

Tags

• REMODELED COLONIAL
• MODERN KITCHEN
• HARDWOOD FLOORS
• BRAND-NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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; 37 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 $1,685/mo this rent would consume 57% 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 $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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $80,754
• List price: $149,900
• Delta: 85.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Herald St	0.30mi	3/2.0	1,288 (-2%)	1mo	$60,000	$47	78
1295 North Street St	0.58mi	3/1.5	1,347 (+3%)	2mo	$70,000	$52	65
1271 North St	0.54mi	4/1.5 (+1)	1,276 (-3%)	2mo	$128,900	$101	62
155 3rd St	0.46mi	4/1.0 (+1)	1,392 (+6%)	2mo	$67,500	$48	61
144 Peck St	0.71mi	3/1.5	1,264 (-4%)	0mo	$173,000	$137	58
227 Newcomb St	0.63mi	3/2.0	1,372 (+5%)	1mo	$225,000	$164	58
235 Ernst St	0.50mi	3/1.5	1,164 (-11%)	2mo	$170,000	$146	54
865 N Goodman St	0.66mi	4/1.5 (+1)	1,245 (-5%)	2mo	$76,000	$61	53
116 Barberry	0.53mi	4/2.0 (+1)	1,220 (-7%)	2mo	$175,000	$143	53
30 Newcomb St	0.57mi	3/2.0	1,502 (+15%)	1mo	$70,000	$47	44
73 Kosciusko St	0.75mi	3/1.0	1,470 (+12%)	2mo	$55,000	$37	43
201 Arbutus St	0.71mi	4/1.5 (+1)	1,180 (-10%)	0mo	$210,000	$178	43

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $3,439
• Equity at exit: $22,351

10-year hold

• IRR: 16.0%
• Equity multiple: 2.62×
• Total profit: $67,833
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $295

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $399	-5% $347	+0% $295	+5% $243	+10% $192
Rent	-10% $162	-5% $229	+0% $295	+5% $362	+10% $428
Rate	-1.0pp $371	-0.5pp $333	base $295	+0.5pp $256	+1.0pp $217

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	4d	1	0.03mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	44d	1	0.18mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	0.35mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	0.43mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	11d	1	0.45mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	22d	1	0.46mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	22d	1	0.54mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	44d	1	0.58mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	44d	1	0.58mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.68mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	20d	1	0.76mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	22d	1	0.78mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	0.79mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.89mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	3d	1	0.94mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	0.95mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	24d	1	0.95mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	44d	1	1.00mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	22d	1	1.01mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	4d	1	1.10mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	3d	8	1.11mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	3d	1	1.18mi
395 Alexander St Unit UN12 Rochester, NY	2.0	1.5	1226	$2,200	$1.79	15d	1	1.21mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	3d	1	1.21mi
152 Gibbs St Rochester, NY	1.0–2.0	1.0	950	$1,875	$1.97	15d	3	1.24mi
128 Gibbs St Unit 130 Rochester, NY	2.0	1.0	1000	$1,875	$1.88	11d	1	1.27mi
128 Gibbs St Unit 136 Rochester, NY	2.0	1.0	900	$1,795	$1.99	11d	1	1.27mi
200 East Ave Rochester, NY	1.0–2.0	1.0–2.5	936	$2,481	$2.65	44d	1	1.38mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	24d	1	1.39mi
14 Franklin St Rochester, NY	2.0	1.0–2.0	1345	$3,477	$2.59	4d	8	1.44mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	4d	1	1.45mi
49 East Ave Apt 212 Rochester, NY	2.0	2.0	961	$2,572	$2.68	4d	1	1.46mi
111 East Ave Rochester, NY	2.0	1.0–2.0	614	$1,900	$3.09	44d	1	1.46mi
474 East Ave Rochester, NY	1.0–2.0	1.0–2.0	1125	$2,800	$2.49	24d	1	1.47mi
21 Rundel Park Unit 2 Rochester, NY	2.0	1.0	1250	$2,099	$1.68	20d	1	1.47mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.48mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	44d	1	1.48mi

Listing history 3 events

1. 2026-05-08
   status Pending 511-char remark

   Show marketing remark (511 chars)

   Beautifully remodeled 3-bedroom, 1-bath Colonial offering 1,311 sq ft of comfortable living space in the city! Step inside to find a fully updated interior featuring a modern kitchen with quality finishes, complemented by stunning hardwood floors throughout. This home perfectly blends classic charm with today’s updates, including a brand-new roof for added peace of mind. Move-in ready and ideal for owner-occupants or investors alike. Don’t miss your opportunity to own this exceptional property!

2. 2026-05-06
   historical Active Under Contract 511-char remark

   Show marketing remark (511 chars)

   Beautifully remodeled 3-bedroom, 1-bath Colonial offering 1,311 sq ft of comfortable living space in the city! Step inside to find a fully updated interior featuring a modern kitchen with quality finishes, complemented by stunning hardwood floors throughout. This home perfectly blends classic charm with today’s updates, including a brand-new roof for added peace of mind. Move-in ready and ideal for owner-occupants or investors alike. Don’t miss your opportunity to own this exceptional property!

3. 2026-04-17
   listed $149,900 Active 511-char remark

   Show marketing remark (511 chars)

   Beautifully remodeled 3-bedroom, 1-bath Colonial offering 1,311 sq ft of comfortable living space in the city! Step inside to find a fully updated interior featuring a modern kitchen with quality finishes, complemented by stunning hardwood floors throughout. This home perfectly blends classic charm with today’s updates, including a brand-new roof for added peace of mind. Move-in ready and ideal for owner-occupants or investors alike. Don’t miss your opportunity to own this exceptional property!

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

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: $20,219
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,361
• Taxable income: $1,229
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,247/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This beautifully remodeled 3-bedroom, 1-bath Colonial is move-in ready and ideal for owner-occupants or investors. The home features a modern kitchen, hardwood floors, and a brand-new roof, making it a great investment opportunity.

Value-add opportunities

• Both Landscaping upgrade — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can make a significant difference in curb appeal and value
• Both Landscaping and curb appeal — Improves the home's first impression and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping upgrade — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can make a significant difference in curb appeal and value ↑
• Both Landscaping and curb appeal — Improves the home's first impression and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-06 Contingent — UNYREIS
• 2026-04-17 Listed $149,900 UNYREIS