340 Clifford Ave · Rochester, NY 14621

$79,900

4 bd · 2.0 ba · 1,770 sqft · MultiFamily public records · 219 Days on market

Built 1912 3,604 sqft lot $45/sqft · 42% below area Est $137k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BACK ON THE MARKET, DEAL FELL THROUGH!!! Brand new c of o. Both units are tenant occupied, please allow 48 hours notice for all requests. Monthly rent total = $1790

Key facts

• 3,604 sq ft lot
• 2 parking spots
• Built 1912

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$137,184) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: 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 9-Dr Martin Luther King Jr (math 2% / reading 12%, grade F, #2,087 of 2,108 statewide, top 99%, 620 students, 95% 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 (+8.9%/yr); 116 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,687/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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.11% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.39%
• DSCR: 2.80
• GRM: 3.9

CMA / ARV

• ARV (median comp): $137,184
• List price: $79,900
• Delta: -41.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15-17 Wilkins St	0.31mi	4/2.0	1,920 (+8%)	6mo	$101,070	$53	66
12 Nielson St	0.31mi	4/2.0	1,908 (+8%)	12mo	$67,500	$35	63
887 Joseph Ave	0.53mi	4/2.0	1,680 (-5%)	6mo	$76,000	$45	62
63 Harris St	0.42mi	5/2.0 (+1)	1,810 (+2%)	12mo	$130,000	$72	61
32 Laforce St	0.21mi	3/2.0 (-1)	1,980 (+12%)	9mo	$2,500	$1	58
32 Evergreen St	0.32mi	4/2.0	1,516 (-14%)	7mo	$89,900	$59	55
74 Harris St	0.42mi	5/2.0 (+1)	1,824 (+3%)	22mo	$90,000	$49	52
522 Avenue D	0.47mi	3/2.0 (-1)	1,562 (-12%)	5mo	$10,000	$6	49
72 Bernard St	0.56mi	4/2.0	2,022 (+14%)	1mo	$182,500	$90	49
395 Remington St	0.59mi	4/2.0	2,016 (+14%)	4mo	$85,000	$42	46

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: 42.5%
• Equity multiple: 2.97×
• Total profit: $43,969
• Equity at exit: $11,913

10-year hold

• IRR: 51.0%
• Equity multiple: 7.29×
• Total profit: $140,784
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$419
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $753

Break-even live

Break-even rent $733

Max offer price $79,900

Occupancy floor 50%

Sensitivity live

Price	-10% $798	-5% $776	+0% $753	+5% $730	+10% $708
Rent	-10% $620	-5% $686	+0% $753	+5% $820	+10% $886
Rate	-1.0pp $793	-0.5pp $773	base $753	+0.5pp $732	+1.0pp $711

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28-30 Carthage Dr Unit 28 Rochester, NY	3.0	1.0	1415	$1,600	$1.13	25d	1	0.63mi
2 Jay St Unit 2 Rochester, NY	3.0	1.0	1252	$1,045	$0.83	45d	1	0.88mi
1016 Lake Ave Unit 1 Rochester, NY	3.0	1.0	1300	$1,600	$1.23	45d	1	1.02mi
98 Pierpont St Rochester, NY	3.0	1.0	1973	$1,295	$0.66	45d	1	1.18mi
327 Glenwood Ave Rochester, NY	3.0	1.0	2012	$1,690	$0.84	4d	1	1.21mi
260 E Main St Rochester, NY	3.0	1.0–2.0	1144	$2,999	$2.62	4d	14	1.29mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	16d	1	1.42mi
235 Flower City Park Rochester, NY	3.0	1.0	2000	$1,360	$0.68	45d	1	1.46mi
248 Flower City Park Rochester, NY	3.0	1.0	1350	$1,800	$1.33	4d	1	1.50mi

Listing history 19 events

1. 2026-06-05
   status $79,900 Pending 219 DOM
2. 2026-06-03
   days on market $79,900 Active 219 DOM
3. 2026-06-03
   days on market $79,900 Active 218 DOM
4. 2026-06-01
   days on market $79,900 Active 217 DOM
5. 2026-05-31
   days on market $79,900 Active 216 DOM
6. 2026-05-08
   status Active 164-char remark

   Show marketing remark (164 chars)

   BACK ON THE MARKET, DEAL FELL THROUGH!!! Brand new c of o. Both units are tenant occupied, please allow 48 hours notice for all requests. Monthly rent total = $1790

7. 2026-03-23
   status Pending 164-char remark

   Show marketing remark (164 chars)

   BACK ON THE MARKET, DEAL FELL THROUGH!!! Brand new c of o. Both units are tenant occupied, please allow 48 hours notice for all requests. Monthly rent total = $1790

8. 2026-01-26
   price $79,900 164-char remark

   Show marketing remark (164 chars)

   BACK ON THE MARKET, DEAL FELL THROUGH!!! Brand new c of o. Both units are tenant occupied, please allow 48 hours notice for all requests. Monthly rent total = $1790

9. 2025-09-11
   listed $89,900 Active 164-char remark

   Show marketing remark (164 chars)

   BACK ON THE MARKET, DEAL FELL THROUGH!!! Brand new c of o. Both units are tenant occupied, please allow 48 hours notice for all requests. Monthly rent total = $1790

10. 2023-06-08
    soldstatus $400,000
11. 2022-09-01
    soldstatus $60,000 Closed Sale or Rented 124-char remark

    Show marketing remark (124 chars)

    Tenant occupied, please give atleast 48 hours notice for showings. Both units Currently rented for total of $1400 per month.

12. 2022-07-06
    status Pending Sale 124-char remark

    Show marketing remark (124 chars)

    Tenant occupied, please give atleast 48 hours notice for showings. Both units Currently rented for total of $1400 per month.

13. 2022-06-22
    status Active 124-char remark

    Show marketing remark (124 chars)

    Tenant occupied, please give atleast 48 hours notice for showings. Both units Currently rented for total of $1400 per month.

14. 2022-06-10
    status Under Contract- Do Not Show 124-char remark

    Show marketing remark (124 chars)

    Tenant occupied, please give atleast 48 hours notice for showings. Both units Currently rented for total of $1400 per month.

15. 2022-05-31
    price $69,900 124-char remark

    Show marketing remark (124 chars)

    Tenant occupied, please give atleast 48 hours notice for showings. Both units Currently rented for total of $1400 per month.

16. 2022-03-31
    listed $74,900 Active 124-char remark

    Show marketing remark (124 chars)

    Tenant occupied, please give atleast 48 hours notice for showings. Both units Currently rented for total of $1400 per month.

17. 2016-01-14
    soldstatus $43,000
18. 2015-12-22
    soldstatus $20,000
19. 1995-04-17
    soldstatus $45,318

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,525 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $20,239
• − Mortgage interest: −$4,476
• − Property taxes: −$1,525
• − Insurance: −$400
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,324
• Taxable income: $8,276
• Est. tax owed @ 24.0%: −$1,986
• After-tax cash flow: $7,050/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

+76.3% since first listed

14 events — show timeline

• 2026-05-08 Relisted — UNYREIS
• 2026-03-23 Pending — UNYREIS
• 2026-01-26 Price Changed $79,900 UNYREIS
• 2025-09-11 Listed $89,900 UNYREIS
• 2023-06-08 Sold (Public Records) $400,000 Public Records
• 2022-09-01 Sold (MLS) $60,000 UNYREIS
• 2022-07-06 Pending — UNYREIS
• 2022-06-22 Relisted — UNYREIS
• 2022-06-10 Pending — UNYREIS
• 2022-05-31 Price Changed $69,900 UNYREIS
• 2022-03-31 Listed $74,900 UNYREIS
• 2016-01-14 Sold (Public Records) $43,000 Public Records
• 2015-12-22 Sold (Public Records) $20,000 Public Records
• 1995-04-17 Sold (Public Records) $45,318 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,525 · +0.0% YoY. Source: county tax records.