22 Claybrook St · Rochester, NY 14609

$174,900

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 9 Days on market

Built 1952 5,727 sqft lot Est $175k · at est.

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed & 2 full bath ranch won't last long! Conveniently located close to all amenities. Pride of ownership shows throughout the home! Updates galore. .. One bedroom is ideal as an in home office with new door that steps out to a patio. Living room with hardwood floors under the carpet! Well appointed kitchen. Step down to the partially fin. basement- perfect for entertaining. Storage galore and glass block windows! Remodeled full bath downstairs. ALL NEW windows 2014. 3 NEW storm doors 2021. Fully fenced back yard. New front steps and railing 2021. All appliances remain including washer / dryer. Complete tear out driveway 2013. Total tear-off roof 2012. Furnace and central air 2011. Tankless hot water 2011. New metal roof on garage 2020. Sewer line replaced 2016. Hardwood floors under carpets. Only permits on file with the city will be supplied. Ideal closing is mid-June with post possession until 7/8. Delayed showings until Friday April 8th at 8:30 am. Delayed negotiations 4/12 at 5pm. Open House Sunday 4/10 from 12-1:30pm.

Key facts

• Landscaped backyard
• In-home office
• Hardwood floors

Tags

• HARDWOOD FLOORS
• IN-HOME OFFICE
• LANDSCAPED BACKYARD
• FULLY FENCED BACKYARD
• PARTIALLY FINISHED BASEMENT
• ABUNDANT STORAGE SPACE

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1 garage space
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electrical system
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Asphalt architectural shingle roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Fully fenced yard; Patio

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Bedroom on main level; Main level primary; Storm windows; Thermal windows; Wood window frames
• Laundry & utility: Washer; Dryer; Laundry located in the basement; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $63 ($753/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 $151k (13.9% below list).
• Recommended offer: $151k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 9.3% in Rochester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: School 33-John James Audubon (math 2% / reading 17%, grade F, #2,075 of 2,108 statewide, top 99%, 963 students, 93% FRL); East Lower School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 304 students, 86% FRL); Edison Career And Technology High School (math 44% / reading 50%, grade D-, #1,007 of 1,100 statewide, top 93%, 1,233 students, 91% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 199 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,587 (13.9% below list)

Questions for the listing agent

1. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $175,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Revella St	0.21mi	3/1.5	908 (-3%)	16mo	$170,000	$187	70
21 Netherton Rd	0.53mi	3/1.5	977 (+4%)	2mo	$200,000	$205	64
1890 Clifford Ave	0.50mi	3/1.0	936 (0%)	17mo	$138,000	$147	59
122 Revella St	0.18mi	2/1.0 (-1)	861 (-8%)	18mo	$145,000	$168	54
34 Bedford St	0.40mi	2/1.0 (-1)	912 (-3%)	21mo	$150,000	$164	51
93 Willmont St	0.60mi	2/2.0 (-1)	1,022 (+9%)	2mo	$145,000	$142	50
214 Winterroth St	0.71mi	3/2.0	837 (-11%)	1mo	$180,000	$215	48
23 Meadowcroft Rd	0.51mi	3/1.5	1,038 (+11%)	12mo	$233,000	$224	46
68 Schum Ln	0.38mi	2/1.5 (-1)	855 (-9%)	19mo	$160,000	$187	45
312 Marne St	0.52mi	2/1.0 (-1)	882 (-6%)	17mo	$110,000	$125	43
285 Waring Rd	0.57mi	2/1.0 (-1)	816 (-13%)	1mo	$172,000	$211	42
71 Willmont St	0.63mi	2/1.0 (-1)	1,018 (+9%)	10mo	$155,000	$152	39

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-16,600
• Equity at exit: $26,078

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $25,880
• Equity at exit: $15,122

Cash invested: $48,972 (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 14609

• Home prices YoY: -30.4%
• Rents YoY: 7.9%
• Active inventory: 199
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$917
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $63

Break-even live

Break-even rent $1,426

Max offer price $174,900

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $112	+0% $63	+5% $13	+10% $-36
Rent	-10% $-56	-5% $3	+0% $63	+5% $122	+10% $182
Rate	-1.0pp $151	-0.5pp $107	base $63	+0.5pp $17	+1.0pp $-29

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Waring Rd Rochester, NY	2.0	1.0	665	$848	$1.28	45d	1	0.27mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	5d	3	0.27mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	12d	1	0.33mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	4d	9	0.38mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	45d	3	0.38mi
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	25d	1	0.52mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	15d	1	0.66mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	45d	1	0.75mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	23d	1	0.77mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	21d	1	0.80mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	45d	1	0.80mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	25d	1	0.83mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	4d	3	0.88mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	23d	1	0.99mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	5d	1	1.11mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	12d	4	1.16mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	25d	1	1.27mi
100 Hulda Park Rochester, NY	1.0–2.0	1.0–1.5	3759	$782	$0.21	23d	1	1.27mi
11 Renwood St Unit Dn Rochester, NY	2.0	1.0	690	$1,095	$1.59	25d	1	1.28mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	15d	1	1.30mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	45d	1	1.35mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	4d	8	1.42mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	5d	1	1.45mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	45d	1	1.50mi

Listing history 7 events

1. 2026-05-20
   listed $174,900 Active
2. 2022-06-24
   soldstatus $190,000
3. 2022-06-17
   soldstatus $190,000 Closed Sale or Rented 1051-char remark

   Show marketing remark (1051 chars)

   This 3 bed & 2 full bath ranch won't last long! Conveniently located close to all amenities. Pride of ownership shows throughout the home! Updates galore. .. One bedroom is ideal as an in home office with new door that steps out to a patio. Living room with hardwood floors under the carpet! Well appointed kitchen. Step down to the partially fin. basement- perfect for entertaining. Storage galore and glass block windows! Remodeled full bath downstairs. ALL NEW windows 2014. 3 NEW storm doors 2021. Fully fenced back yard. New front steps and railing 2021. All appliances remain including washer / dryer. Complete tear out driveway 2013. Total tear-off roof 2012. Furnace and central air 2011. Tankless hot water 2011. New metal roof on garage 2020. Sewer line replaced 2016. Hardwood floors under carpets. Only permits on file with the city will be supplied. Ideal closing is mid-June with post possession until 7/8. Delayed showings until Friday April 8th at 8:30 am. Delayed negotiations 4/12 at 5pm. Open House Sunday 4/10 from 12-1:30pm.

4. 2022-04-13
   status Pending Sale 1051-char remark

   Show marketing remark (1051 chars)

   This 3 bed & 2 full bath ranch won't last long! Conveniently located close to all amenities. Pride of ownership shows throughout the home! Updates galore. .. One bedroom is ideal as an in home office with new door that steps out to a patio. Living room with hardwood floors under the carpet! Well appointed kitchen. Step down to the partially fin. basement- perfect for entertaining. Storage galore and glass block windows! Remodeled full bath downstairs. ALL NEW windows 2014. 3 NEW storm doors 2021. Fully fenced back yard. New front steps and railing 2021. All appliances remain including washer / dryer. Complete tear out driveway 2013. Total tear-off roof 2012. Furnace and central air 2011. Tankless hot water 2011. New metal roof on garage 2020. Sewer line replaced 2016. Hardwood floors under carpets. Only permits on file with the city will be supplied. Ideal closing is mid-June with post possession until 7/8. Delayed showings until Friday April 8th at 8:30 am. Delayed negotiations 4/12 at 5pm. Open House Sunday 4/10 from 12-1:30pm.

5. 2022-04-13
   historical Continue to Show- Under Contract 1051-char remark

   Show marketing remark (1051 chars)

   This 3 bed & 2 full bath ranch won't last long! Conveniently located close to all amenities. Pride of ownership shows throughout the home! Updates galore. .. One bedroom is ideal as an in home office with new door that steps out to a patio. Living room with hardwood floors under the carpet! Well appointed kitchen. Step down to the partially fin. basement- perfect for entertaining. Storage galore and glass block windows! Remodeled full bath downstairs. ALL NEW windows 2014. 3 NEW storm doors 2021. Fully fenced back yard. New front steps and railing 2021. All appliances remain including washer / dryer. Complete tear out driveway 2013. Total tear-off roof 2012. Furnace and central air 2011. Tankless hot water 2011. New metal roof on garage 2020. Sewer line replaced 2016. Hardwood floors under carpets. Only permits on file with the city will be supplied. Ideal closing is mid-June with post possession until 7/8. Delayed showings until Friday April 8th at 8:30 am. Delayed negotiations 4/12 at 5pm. Open House Sunday 4/10 from 12-1:30pm.

6. 2022-04-07
   listed $115,000 Active 1051-char remark

   Show marketing remark (1051 chars)

   This 3 bed & 2 full bath ranch won't last long! Conveniently located close to all amenities. Pride of ownership shows throughout the home! Updates galore. .. One bedroom is ideal as an in home office with new door that steps out to a patio. Living room with hardwood floors under the carpet! Well appointed kitchen. Step down to the partially fin. basement- perfect for entertaining. Storage galore and glass block windows! Remodeled full bath downstairs. ALL NEW windows 2014. 3 NEW storm doors 2021. Fully fenced back yard. New front steps and railing 2021. All appliances remain including washer / dryer. Complete tear out driveway 2013. Total tear-off roof 2012. Furnace and central air 2011. Tankless hot water 2011. New metal roof on garage 2020. Sewer line replaced 2016. Hardwood floors under carpets. Only permits on file with the city will be supplied. Ideal closing is mid-June with post possession until 7/8. Delayed showings until Friday April 8th at 8:30 am. Delayed negotiations 4/12 at 5pm. Open House Sunday 4/10 from 12-1:30pm.

7. 2003-10-31
   soldstatus $56,000

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$657/yr (+$55/mo · 40.0%)

ⓘ 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 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: $18,070
• − Mortgage interest: −$9,797
• − Property taxes: −$1,642
• − Insurance: −$874
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$5,088
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,286/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

+212.3% since first listed

7 events — show timeline

• 2026-05-20 Listed $174,900 UNYREIS
• 2022-06-24 Sold (Public Records) $190,000 Public Records
• 2022-06-17 Sold (MLS) $190,000 UNYREIS
• 2022-04-13 Pending — UNYREIS
• 2022-04-13 Contingent — UNYREIS
• 2022-04-07 Listed $115,000 UNYREIS
• 2003-10-31 Sold (Public Records) $56,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,642 · +0.0% YoY. Source: county tax records.