1525-1527 Clifford Ave · Rochester, NY 14609

$84,900

4 bd · 2.0 ba · 2,204 sqft · MultiFamily public records · 1 Days on market

Built 1930 Est $126k · 32% under

---

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 +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

SHORT SALE. Projected rents are 625+each unit. Property needs work. Selling as is. Buyer to obtain their own C of O. 1527 side has enclosed back porch on upper level, and open back porch on lower level.

Key facts

• Side-by-side duplex
• Functional layout
• Conveniently located

Tags

• SIDE-BY-SIDE DUPLEX
• INCOME-PRODUCING PROPERTY
• FUNCTIONAL LAYOUT
• SEPARATE LIVING SPACES
• CONVENIENTLY LOCATED
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Owner pays hot water, trash collection, and water; Operating expenses include professional management, trash, and water/sewer

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Residential 2-unit zoning; Resale property
• Construction: Composite siding; Shingle roof; Block foundation; Built as existing structure
• Exterior features: Near public transit; Rectangular lot

Interior

• Kitchen: Gas water heater
• Bedrooms: Multifamily property with 2 total units
• Flooring: Carpet; Linoleum; Vinyl; Varies
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Full basement
• Laundry & utility: Separate gas and electric meters (each unit has its own)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $837/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Cap rate 29.9% 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 (+7.9%/yr); 199 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,830/mo this rent would consume 53% of the median local household income ($65k/yr) (locally 2183% 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 $587 of loan paydown is wiped out by about $3k 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 + 7.9% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.33% ✓
• Cap rate: 29.95%
• Cash-on-cash: 84.48%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $125,628
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38-40 Clairmount St	0.10mi	4/2.0	2,250 (+2%)	12mo	$95,000	$42	81
274 Randolph St	0.49mi	4/2.0	2,150 (-2%)	6mo	$121,500	$57	68
204 Fernwood Ave	0.23mi	4/2.0	2,482 (+13%)	2mo	$175,000	$71	67
3 8th St	0.38mi	4/2.0	2,113 (-4%)	15mo	$81,500	$39	63
140 Pennsylvania Ave	0.68mi	4/2.0	2,238 (+2%)	4mo	$138,000	$62	62
1220 Clifford Ave	0.43mi	4/2.0	2,340 (+6%)	13mo	$100,000	$43	59
66-68 Ackerman St	0.53mi	4/2.5	2,390 (+8%)	8mo	$88,000	$37	52
25 Wabash St	0.43mi	5/2.0 (+1)	2,310 (+5%)	20mo	$52,000	$23	50
29 Copeland St	0.56mi	4/3.0	2,495 (+13%)	16mo	$85,000	$34	35
546 Bernard St	0.50mi	4/2.5	1,876 (-15%)	20mo	$140,000	$75	33
30-32 Salisbury St	0.75mi	4/2.0	1,968 (-11%)	18mo	$180,000	$91	32
273 Pennsylvania Ave	0.64mi	3/2.0 (-1)	1,876 (-15%)	21mo	$117,500	$63	22

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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 90.3%
• Equity multiple: 5.52×
• Total profit: $107,474
• Equity at exit: $12,659

10-year hold

• IRR: 94.3%
• Equity multiple: 13.51×
• Total profit: $297,299
• Equity at exit: $7,341

Cash invested: $23,772 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,830 high
• Mortgage (P&I): −$445
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $1,674

Break-even live

Break-even rent $712

Max offer price $84,900

Occupancy floor 36%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,830
Total (2 units)			$2,830

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.37mi
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	2d	1	0.37mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.41mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.75mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.75mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.82mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.95mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.02mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.03mi
733 University Ave #3 Rochester, NY	3.0	1.5	1400	$1,850	$1.32	43d	1	1.45mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.48mi

Listing history 2 events

1. 2026-06-19
   remarks 681-char remark
2. 2026-06-19
   listed $84,900 Active 1 DOM

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $1,206 · $101/mo
• Expected delta: +$228/yr (+$19/mo · 23.4%)

ⓘ 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 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: $33,960
• − Mortgage interest: −$4,756
• − Property taxes: −$978
• − Insurance: −$424
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$2,470
• Taxable income: $19,898
• Est. tax owed @ 24.0%: −$4,776
• After-tax cash flow: $15,308/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): 40,274
• Household income: $64,603
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 2183.0

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 0.69)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 20% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 15% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 14% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -143.57%
• Current HPI: 328.7053
• Rent YoY: ▲ 7.89%
• 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

+90.8% since first listed

11 events — show timeline

• 2026-06-18 Listed $84,900 UNYREIS
• 2020-12-02 Sold (Public Records) $85,000 Public Records
• 2014-02-10 Sold (Public Records) $37,000 Public Records
• 2012-12-17 Sold (MLS) $18,000 UNYREIS
• 2012-12-11 Sold (Public Records) $18,000 Public Records
• 2012-08-28 Listed $19,900 UNYREIS
• 2012-02-27 Listed $33,000 UNYREIS
• 2004-11-15 Sold (Public Records) $45,000 Public Records
• 2001-07-31 Sold (Public Records) $35,500 Public Records
• 1997-01-24 Sold (Public Records) $62,800 Public Records
• 1993-10-15 Sold (Public Records) $44,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $978 · -21.6% YoY. Source: county tax records.