1480 N Clinton Ave · Rochester, NY 14621

$135,000

3 bd · 1.0 ba · 1,782 sqft · SingleFamily public records · 3 Days on market

Built 1882 4,943 sqft lot Est $143k · 5% 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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +7.2/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1480 N. Clinton Ave, a well built home with tons of the original charm including columns, claw foot tub, door knobs, gleaming hardwood floors, a pocket door, and large bedrooms. Newer vinyl and glass block windows, 9 foot ceilings, a huge walk in pantry and a walk up attic. Home is located between 2 other homes for sale by the same owner, all worth looking at from an investor or owner occupant standpoint. This is a LOT of home for the money and if you like old charm that has been meticulously maintained, look no further. This one is easy to show, so make an appointment today!

Key facts

• Pocket door
• Newer windows
• Claw foot tub

Tags

• CLAW FOOT TUB
• HARDWOOD FLOORS
• POCKET DOOR
• VINTAGE HARDWARE
• 9-FOOT CEILINGS
• NEWER WINDOWS

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: 2-story home; Composite siding; Asphalt roof; Block foundation; Resale property
• Construction: Composite siding construction; Asphalt roof; Block foundation; Existing (already built)
• Exterior features: Concrete driveway; Near public transit; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Free-standing range; Oven
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Separate/formal living room; Country-style kitchen; Walk-in pantry; Natural woodwork; Bedroom on main level; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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); 116 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,645/mo this rent would consume 56% 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1882 — 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: 1.22% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $142,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Nye Park	0.23mi	4/1.5 (+1)	1,716 (-4%)	3mo	$135,000	$79	73
1606 Saint Paul St	0.51mi	3/2.0	1,738 (-2%)	3mo	$80,000	$46	65
81 Seth Land Dr	0.43mi	2/2.0 (-1)	1,799 (+1%)	5mo	$274,900	$153	65
140 Rutledge Dr	0.65mi	3/2.0	1,776 (-0%)	2mo	$300,000	$169	64
206 Avenue Ave E	0.55mi	4/1.5 (+1)	1,750 (-2%)	3mo	$95,000	$54	62
1358 N Clinton Ave	0.17mi	4/2.0 (+1)	1,567 (-12%)	2mo	$12,000	$8	61
34 Riverside St	0.70mi	4/1.5 (+1)	1,750 (-2%)	6mo	$205,000	$117	52
43 Navarre Rd	0.74mi	4/2.0 (+1)	1,785 (+0%)	5mo	$160,000	$90	52
61 Leo St	0.38mi	4/2.0 (+1)	1,556 (-13%)	7mo	$101,000	$65	46
238 Weyl St	0.66mi	4/2.0 (+1)	1,874 (+5%)	7mo	$120,000	$64	46
232 Avenue A	0.68mi	4/2.0 (+1)	1,634 (-8%)	6mo	$130,000	$80	40
255 Versailles Rd	0.63mi	4/1.5 (+1)	2,011 (+13%)	6mo	$252,500	$126	37

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: 10.1%
• Equity multiple: 1.42×
• Total profit: $15,859
• Equity at exit: $20,129

10-year hold

• IRR: 22.8%
• Equity multiple: 3.40×
• Total profit: $90,684
• Equity at exit: $11,672

Cash invested: $37,800 (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: 116
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$708
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $456

Break-even live

Break-even rent $1,067

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $533	-5% $495	+0% $456	+5% $418	+10% $380
Rent	-10% $327	-5% $391	+0% $456	+5% $521	+10% $586
Rate	-1.0pp $524	-0.5pp $491	base $456	+0.5pp $421	+1.0pp $386

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	45d	1	0.72mi
83 Navarre Rd Rochester, NY	3.0	2.0	1322	$2,250	$1.70	4d	1	0.75mi
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	24d	1	0.86mi
1108 Lake Ave Rochester, NY	2.0	1.0	2574	$1,600	$0.62	45d	1	0.88mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	0.93mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	0.99mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.02mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	45d	1	1.24mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	11d	1	1.25mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	1.26mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	15d	1	1.34mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	11d	1	1.46mi
287 Electric Ave Rochester, NY	3.0	1.5	1297	$1,500	$1.16	4d	1	1.49mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	1.50mi

Listing history 3 events

1. 2026-06-21
   days on market $135,000 Active 3 DOM
2. 2026-06-18
   remarks 450-char remark
3. 2026-06-18
   listed $135,000 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: $945 · $79/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: +$668/yr (+$56/mo · 70.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $19,738
• − Mortgage interest: −$7,562
• − Property taxes: −$945
• − Insurance: −$675
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$3,927
• Taxable income: $3,471
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $4,645/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

+309.1% since first listed

5 events — show timeline

• 2026-06-18 Listed $135,000 UNYREIS
• 2015-07-07 Sold (Public Records) $30,000 Public Records
• 2015-07-03 Sold (MLS) $30,000 UNYREIS
• 2014-09-12 Listed $33,000 UNYREIS
• 2007-06-08 Sold (Public Records) $33,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $945 · +12.8% YoY. Source: county tax records.