60 Cliffmor St · Rochester, NY 14609

$149,000

3 bd · 1.0 ba · 1,333 sqft · SingleFamily public records · 13 Days on market

Built 1930 6,534 sqft lot Est $219k · 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• 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

Listing remarks MLS

Perfect bungalow in Rochester's most desirable up and coming neighborhood! Look at that yard for perfect city living with plenty of greenspace. Detached garage with room for a workshop and your car! Cozy interior with all original gumwood trim. Hardwood floors. Second floor could be used as a bonus room/home office/home theater. Newer mechanics and roof. The expensive items are done. This beauty will not last! Delayed Negotiations. Offers due Wednesday 11.20.2024

Key facts

• Remodeled bathroom
• 6,534 sq ft lot
• 2 garage spots

Tags

• ORIGINAL GUMWOOD TRIM
• FULLY REMODELED KITCHEN
• REMODELED BATHROOM
• SPACIOUS FINISHED ATTIC
• UPGRADED ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 7.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $149,000

Questions for the listing agent

1. Built in 1930 — 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: 1.13% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $218,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Springfield Ave	0.11mi	4/1.5 (+1)	1,268 (-5%)	0mo	$200,000	$158	79
23 Martinot Ave	0.39mi	3/1.0	1,292 (-3%)	1mo	$255,000	$197	76
281 Ellison St	0.22mi	4/3.0 (+1)	1,350 (+1%)	0mo	$184,000	$136	74
204 Salisbury St	0.10mi	4/1.5 (+1)	1,449 (+9%)	1mo	$187,460	$129	73
230 Laurelton Rd	0.58mi	3/1.5	1,362 (+2%)	1mo	$289,000	$212	67
85 Culver Pkwy	0.63mi	3/1.5	1,298 (-3%)	1mo	$287,500	$221	64
227 Newcomb St	0.66mi	3/2.0	1,372 (+3%)	1mo	$225,000	$164	60
1542 N Goodman St	0.67mi	4/2.0 (+1)	1,340 (+0%)	0mo	$205,000	$153	59
34 Woodrow Ave	0.73mi	3/1.5	1,406 (+6%)	1mo	$275,000	$196	54
30 Newcomb St	0.52mi	3/2.0	1,502 (+13%)	1mo	$70,000	$47	50
201 Arbutus St	0.55mi	4/1.5 (+1)	1,180 (-12%)	0mo	$210,000	$178	48
363 Melville St	0.60mi	4/1.0 (+1)	1,500 (+12%)	1mo	$175,000	$117	45

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: 6.0%
• Equity multiple: 1.24×
• Total profit: $10,211
• Equity at exit: $22,216

10-year hold

• IRR: 19.1%
• Equity multiple: 2.95×
• Total profit: $81,265
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$781
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $404

Break-even live

Break-even rent $1,171

Max offer price $149,000

Occupancy floor 71%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1890 Clifford Ave Rochester, NY	3.0	1.0	936	$1,800	$1.92	23d	1	0.13mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	0.24mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.35mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.53mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.53mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.54mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.58mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.60mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.66mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.67mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.68mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.68mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.70mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.72mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.72mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.84mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.92mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	1.01mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	1.01mi
811 Portland Ave Rochester, NY	2.0	1.0	1616	$1,300	$0.80	14d	1	1.03mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	1.04mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	1.05mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	1.07mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	1.16mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.19mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	1.19mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.22mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	1.27mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	1.33mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.33mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.35mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	1.37mi
176 Merwin Ave Rochester, NY	4.0	1.5	1750	$2,200	$1.26	43d	1	1.37mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.41mi

Listing history 7 events

1. 2025-09-16
   soldstatus $166,000
2. 2025-08-07
   status Pending
3. 2025-07-25
   listed $149,000 Active
4. 2025-02-05
   soldstatus $99,000 Closed 467-char remark

   Show marketing remark (467 chars)

   Perfect bungalow in Rochester's most desirable up and coming neighborhood! Look at that yard for perfect city living with plenty of greenspace. Detached garage with room for a workshop and your car! Cozy interior with all original gumwood trim. Hardwood floors. Second floor could be used as a bonus room/home office/home theater. Newer mechanics and roof. The expensive items are done. This beauty will not last! Delayed Negotiations. Offers due Wednesday 11.20.2024

5. 2024-11-23
   status Pending 467-char remark

   Show marketing remark (467 chars)

   Perfect bungalow in Rochester's most desirable up and coming neighborhood! Look at that yard for perfect city living with plenty of greenspace. Detached garage with room for a workshop and your car! Cozy interior with all original gumwood trim. Hardwood floors. Second floor could be used as a bonus room/home office/home theater. Newer mechanics and roof. The expensive items are done. This beauty will not last! Delayed Negotiations. Offers due Wednesday 11.20.2024

6. 2024-11-15
   listed $99,000 Active 467-char remark

   Show marketing remark (467 chars)

   Perfect bungalow in Rochester's most desirable up and coming neighborhood! Look at that yard for perfect city living with plenty of greenspace. Detached garage with room for a workshop and your car! Cozy interior with all original gumwood trim. Hardwood floors. Second floor could be used as a bonus room/home office/home theater. Newer mechanics and roof. The expensive items are done. This beauty will not last! Delayed Negotiations. Offers due Wednesday 11.20.2024

7. 2000-08-21
   soldstatus $47,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$772/yr (+$64/mo · 79.1%)

ⓘ 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: $20,179
• − Mortgage interest: −$8,346
• − Property taxes: −$975
• − Insurance: −$745
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,335
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $4,233/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

+253.2% since first listed

7 events — show timeline

• 2025-09-16 Sold (Public Records) $166,000 Public Records
• 2025-08-07 Pending — UNYREIS
• 2025-07-25 Listed $149,000 UNYREIS
• 2025-02-05 Sold (MLS) $99,000 UNYREIS
• 2024-11-23 Pending — UNYREIS
• 2024-11-15 Listed $99,000 UNYREIS
• 2000-08-21 Sold (Public Records) $47,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $975 · +0.0% YoY. Source: county tax records.