1853 Clifford Ave · Rochester, NY 14609

$114,900

4 bd · 2.0 ba · 1,850 sqft · MultiFamily public records · 15 Days on market

Built 1920 4,791 sqft lot Est $155k · 26% 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 +4.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This property has great potential for an industrious buyer. There is work to do, but having long-term tenants is a huge bonus. The garage could be repaired and be of great use a storage for investors who manage properties. Current rents are $850 and $775.

Key facts

• New kitchen flooring
• Recent improvements
• 4,791 sq ft lot

Tags

• RECENT IMPROVEMENTS
• NEWLY INSTALLED BATHROOM
• NEW KITCHEN FLOORING

Property features AI

Finance

• Other: Owner pays: other/see remarks; Rent includes: see remarks
• Financial info: Two total units with separate gas and electric meters for each unit; Operating expenses: see remarks

Exterior

• Parking: Detached garage with 2 garage spaces; Additional unpaved parking available
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story multifamily property; Existing/resale condition
• Construction: Composite siding and wood siding; Asphalt shingle roof; Block foundation; Built as existing structure
• Exterior features: Rectangular residential lot; City street and main thoroughfare frontage

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Formal dining room in each unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas-fired hot water heating
• Interior features: Carpet, Hardwood, Laminate, Vinyl and varying flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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; 17 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 $2,798/mo this rent would consume 52% 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 $794 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $47k; list at $115k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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: 2.44% ✓
• Cap rate: 21.48%
• Cash-on-cash: 54.23%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $155,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Cummings St	0.09mi	4/2.0	1,738 (-6%)	10mo	$146,500	$84	77
1744 Clifford Ave	0.16mi	5/2.5 (+1)	1,832 (-1%)	15mo	$72,000	$39	72
87 Newcomb St	0.39mi	4/2.0	1,760 (-5%)	6mo	$152,000	$86	69
986 Bay St	0.39mi	4/2.0	1,785 (-4%)	16mo	$156,000	$87	63
992 Bay St	0.40mi	4/2.0	1,920 (+4%)	16mo	$152,000	$79	62
349 Hazelwood	0.65mi	4/2.0	1,800 (-3%)	6mo	$166,000	$92	60
30-32 Salisbury St	0.35mi	4/2.0	1,968 (+6%)	18mo	$180,000	$91	58
296 Parsells Ave	0.68mi	5/2.0 (+1)	1,904 (+3%)	4mo	$133,000	$70	55
659 Bay St	0.39mi	4/2.0	1,584 (-14%)	7mo	$65,500	$41	52
415 Fernwood Ave	0.37mi	4/2.0	1,636 (-12%)	14mo	$163,000	$100	52
409 Melville St	0.70mi	4/2.5	1,755 (-5%)	7mo	$129,000	$74	51
3 8th St	0.58mi	4/2.0	2,113 (+14%)	15mo	$81,500	$39	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 · 7.89% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 3.75×
• Total profit: $88,445
• Equity at exit: $17,132

10-year hold

• IRR: 64.4%
• Equity multiple: 9.14×
• Total profit: $261,926
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$603
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,454

Break-even live

Break-even rent $958

Max offer price $114,900

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,798
Total (2 units)			$2,798

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1788 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	2d	1	0.08mi
1786 Clifford Ave Rochester, NY	3.0	1.0	2404	$1,850	$0.77	3d	1	0.08mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.45mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.47mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.68mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	43d	1	0.73mi
126 Parsells Ave Rochester, NY	3.0	1.0	1574	$1,800	$1.14	21d	1	0.73mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.73mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.75mi
207 Lux St Rochester, NY	4.0	1.5	1728	$2,150	$1.24	10d	1	0.75mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.80mi
59 Clark Ave Rochester, NY	4.0	1.0	1728	$1,800	$1.04	2d	1	0.91mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	1.15mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.22mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.26mi
149 Brookdale Park Rochester, NY	4.0	1.5	1543	$2,950	$1.91	21d	1	1.30mi
1 Champeney Ter Rochester, NY	3.0	1.0	1936	$1,650	$0.85	14d	1	1.33mi

Listing history 13 events

1. 2026-06-18
   days on market $114,900 Active 15 DOM
2. 2026-06-17
   days on market $114,900 Active 14 DOM
3. 2026-06-16
   days on market $114,900 Active 13 DOM
4. 2026-06-15
   days on market $114,900 Active 12 DOM
5. 2026-06-13
   days on market $114,900 Active 10 DOM
6. 2026-06-13
   days on market $114,900 Active 9 DOM
7. 2026-06-10
   days on market $114,900 Active 7 DOM
8. 2026-06-09
   days on market $114,900 Active 6 DOM
9. 2026-06-09
   remarks 396-char remark
10. 2026-06-09
    days on market $114,900 Active 5 DOM
11. 2026-06-07
    days on market $114,900 Active 4 DOM
12. 2026-06-05
    remarks 334-char remark
13. 2026-06-05
    listed $114,900 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: $1,273 · $106/mo
• Projected year-2 tax: $1,608 · $134/mo
• Expected delta: +$334/yr (+$28/mo · 26.3%)

ⓘ 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: $33,576
• − Mortgage interest: −$6,436
• − Property taxes: −$1,273
• − Insurance: −$574
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$3,343
• Taxable income: $16,577
• Est. tax owed @ 24.0%: −$3,979
• After-tax cash flow: $13,468/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

+284.3% since first listed

10 events — show timeline

• 2026-06-03 Listed $114,900 UNYREIS
• 2025-05-27 Sold (Public Records) $47,000 Public Records
• 2025-05-23 Sold (MLS) $47,000 UNYREIS
• 2025-03-06 Pending — UNYREIS
• 2025-02-26 Contingent — UNYREIS
• 2025-02-19 Pending — UNYREIS
• 2025-02-03 Listed $49,900 UNYREIS
• 2012-02-22 Sold (Public Records) $26,000 Public Records
• 2012-02-22 Sold (MLS) $26,000 UNYREIS
• 2011-10-31 Listed $29,900 UNYREIS

Property tax history

+1.5%/yr

Latest (2025): $1,273 · -10.1% YoY. Source: county tax records.