1734 Clifford Ave · Rochester, NY 14609

$109,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 71 Days on market

Built 1910 1,466 sqft lot $102/sqft · 37% below area Est $174k · 37% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Welcome to 1734 Clifford Ave in Rochester, NY—a move-in ready home offering comfort, convenience, and a fresh start for its next owner. This 3-bedroom, 1-bath single-family home will be delivered vacant at closing, making it an ideal opportunity for homeowners looking to settle in right away. Inside, you’ll find a functional layout with a spacious living area, an eat-in kitchen perfect for everyday meals or entertaining, and three well-sized bedrooms that provide flexibility for guests, a home office, or growing needs. Off-street parking and low-maintenance vinyl siding add ease to everyday living. Conveniently located near downtown Rochester, Route 104, schools, shopping, and public transit, this home offers both accessibility and practicality. Whether you’re buying your first home or looking for a place to make your own, this property is ready to welcome you.

Key facts

• Tenant occupied
• Convenient access
• Private yard

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• HIGH DEMAND RENTAL CORRIDOR
• TENANT OCCUPIED
• STRONG RENTAL APPEAL
• CONVENIENT ACCESS
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 9.3% in Rochester — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $760 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $110k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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: 1.42% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.76%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $173,755
• List price: $109,900
• Delta: -36.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Willmont St	0.17mi	2/1.0 (-1)	1,100 (+2%)	1mo	$155,000	$141	82
223 Cummings St	0.12mi	3/1.0	1,144 (+6%)	4mo	$90,000	$79	81
1015 N Goodman St	0.25mi	3/1.0	1,126 (+5%)	3mo	$135,000	$120	78
1824 Clifford Ave	0.13mi	3/1.0	1,188 (+11%)	2mo	$62,500	$53	75
1822 Clifford Ave	0.12mi	3/1.0	1,188 (+11%)	3mo	$95,000	$80	74
93 Willmont St	0.16mi	2/2.0 (-1)	1,022 (-5%)	2mo	$145,000	$142	74
166 Lyceum St	0.46mi	3/1.0	1,110 (+3%)	3mo	$140,000	$126	71
61 Cliffmor St	0.33mi	3/1.5	1,152 (+7%)	4mo	$153,000	$133	67
45 Newcomb St	0.20mi	3/1.0	1,233 (+15%)	3mo	$110,000	$89	63
201 Arbutus St	0.30mi	4/1.5 (+1)	1,180 (+10%)	0mo	$210,000	$178	62
157 Chapin St	0.61mi	3/1.5	1,150 (+7%)	4mo	$167,000	$145	54
21 Netherton Rd	0.62mi	3/1.5	977 (-9%)	2mo	$200,000	$205	52

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: 18.3%
• Equity multiple: 1.78×
• Total profit: $24,131
• Equity at exit: $16,386

10-year hold

• IRR: 29.8%
• Equity multiple: 4.29×
• Total profit: $101,136
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$576
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $532

Break-even live

Break-even rent $883

Max offer price $109,900

Occupancy floor 61%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.20mi
86-88 Baycliff Dr Unit 86 Rochester, NY	2.0	1.0	900	$1,030	$1.14	21d	1	0.22mi
222 Ellison St Rochester, NY	2.0	1.0	971	$1,000	$1.03	13d	1	0.24mi
47 Priscilla St Rochester, NY	4.0	1.5	1250	$1,900	$1.52	21d	1	0.30mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	43d	1	0.32mi
16 Cummings St Rochester, NY	2.0	1.0	782	$1,250	$1.60	18d	1	0.32mi
52 Frances St Rochester, NY	4.0	1.0	1256	$1,595	$1.27	43d	1	0.36mi
326 Northland Ave Rochester, NY	3.0	1.0	1168	$1,500	$1.28	2d	1	0.42mi
147 5th St Rochester, NY	4.0	1.0	1289	$1,950	$1.51	21d	1	0.63mi
195 Parsells Ave Rochester, NY	4.0	1.0	1413	$1,265	$0.90	3d	1	0.73mi
25 Trust St Rochester, NY	3.0	1.5	1003	$1,600	$1.60	3d	1	0.74mi
420 Rosewood Ter Rochester, NY	3.0	1.0	1246	$1,300	$1.04	3d	1	0.79mi
— Rochester, NY	2.0	1.0	896	$1,100	$1.23	13d	1	0.83mi
500 Garson Ave Rochester, NY	2.0	1.0	740	$1,050	$1.42	3d	1	0.84mi
459-461 Parsells Ave Rochester, NY	2.0	1.0	1053	$1,450	$1.38	23d	1	0.84mi
182 Laurelton Rd Unit 182 Rochester, NY	2.0	1.5	1000	$1,600	$1.60	10d	1	0.84mi
127 Carter St #125 Rochester, NY	2.0	1.0	1320	$1,400	$1.06	43d	1	0.85mi
36 Charwood Cir Irondequoit, NY	1.0–2.0	1.0–1.5	930	$2,005	$2.16	2d	9	0.88mi
36 Charwood Cir Irondequoit, NY	2.0	1.0–1.5	1000	$1,675	$1.68	43d	3	0.88mi
1159 Culver Rd Unit A2 UP Rochester, NY	3.0	1.0	1313	$1,500	$1.14	43d	1	0.90mi
50 Harwick Rd Rochester, NY	1.0–2.0	1.0	687	$1,350	$1.96	3d	3	0.90mi
171 Mohawk St Rochester, NY	3.0	2.0	1054	$1,775	$1.68	43d	1	0.91mi
14 Beechwood St Rochester, NY	2.0	1.0	850	$1,200	$1.41	23d	1	0.94mi
2145 Norton St Rochester, NY	2.0	1.0	700	$902	$1.29	43d	1	0.95mi
21 Portland Ct Rochester, NY	2.0	1.0	850	$1,210	$1.42	43d	1	0.95mi
176 Roycroft Dr Rochester, NY	3.0	1.0	1169	$950	$0.81	10d	1	1.05mi
32 Portland Pkwy Rochester, NY	2.0	1.0	652	$1,485	$2.28	2d	8	1.08mi
117 Northaven Ter Rochester, NY	4.0	2.0	1460	$1,975	$1.35	10d	1	1.17mi
95 Onondaga Rd Rochester, NY	1.0–2.0	1.0	825	$1,630	$1.98	2d	1	1.19mi
2362 Culver Rd Irondequoit, NY	1.0–2.0	1.0	675	$1,455	$2.16	2d	3	1.21mi
1079 Garson Ave Rochester, NY	3.0	1.5	1273	$2,100	$1.65	10d	1	1.26mi
2450 Culver Rd Rochester, NY	3.0	1.5	1380	$2,400	$1.74	3d	1	1.29mi
322 Wisconsin St Rochester, NY	2.0	1.0	1100	$1,200	$1.09	21d	1	1.30mi
108 Bowman St Unit 1 Rochester, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.30mi
250 Anderson Ave Rochester, NY	2.0	1.0	832	$1,675	$2.01	43d	1	1.33mi
254 Anderson Ave Rochester, NY	2.0	1.0	816	$975	$1.19	23d	1	1.34mi
100 Fairbanks St Rochester, NY	2.0	1.0	1456	$1,100	$0.76	44d	1	1.35mi
2519 Culver Rd Rochester, NY	1.0–2.0	1.0	800	$1,395	$1.74	10d	4	1.36mi
239 Weyl St Rochester, NY	3.0	1.0	1208	$1,600	$1.32	18d	1	1.42mi
636 University Ave Apt 2 Rochester, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.46mi

Listing history 11 events

1. 2026-05-08
   price $109,900 891-char remark

   Show marketing remark (891 chars)

   Welcome to 1734 Clifford Ave in Rochester, NY—a move-in ready home offering comfort, convenience, and a fresh start for its next owner. This 3-bedroom, 1-bath single-family home will be delivered vacant at closing, making it an ideal opportunity for homeowners looking to settle in right away. Inside, you’ll find a functional layout with a spacious living area, an eat-in kitchen perfect for everyday meals or entertaining, and three well-sized bedrooms that provide flexibility for guests, a home office, or growing needs. Off-street parking and low-maintenance vinyl siding add ease to everyday living. Conveniently located near downtown Rochester, Route 104, schools, shopping, and public transit, this home offers both accessibility and practicality. Whether you’re buying your first home or looking for a place to make your own, this property is ready to welcome you.

2. 2026-04-19
   price $114,900 891-char remark

   Show marketing remark (891 chars)

   Welcome to 1734 Clifford Ave in Rochester, NY—a move-in ready home offering comfort, convenience, and a fresh start for its next owner. This 3-bedroom, 1-bath single-family home will be delivered vacant at closing, making it an ideal opportunity for homeowners looking to settle in right away. Inside, you’ll find a functional layout with a spacious living area, an eat-in kitchen perfect for everyday meals or entertaining, and three well-sized bedrooms that provide flexibility for guests, a home office, or growing needs. Off-street parking and low-maintenance vinyl siding add ease to everyday living. Conveniently located near downtown Rochester, Route 104, schools, shopping, and public transit, this home offers both accessibility and practicality. Whether you’re buying your first home or looking for a place to make your own, this property is ready to welcome you.

3. 2026-04-13
   price $119,500 891-char remark

   Show marketing remark (891 chars)

   Welcome to 1734 Clifford Ave in Rochester, NY—a move-in ready home offering comfort, convenience, and a fresh start for its next owner. This 3-bedroom, 1-bath single-family home will be delivered vacant at closing, making it an ideal opportunity for homeowners looking to settle in right away. Inside, you’ll find a functional layout with a spacious living area, an eat-in kitchen perfect for everyday meals or entertaining, and three well-sized bedrooms that provide flexibility for guests, a home office, or growing needs. Off-street parking and low-maintenance vinyl siding add ease to everyday living. Conveniently located near downtown Rochester, Route 104, schools, shopping, and public transit, this home offers both accessibility and practicality. Whether you’re buying your first home or looking for a place to make your own, this property is ready to welcome you.

4. 2026-03-19
   listed $119,900 Active 891-char remark

   Show marketing remark (891 chars)

   Welcome to 1734 Clifford Ave in Rochester, NY—a move-in ready home offering comfort, convenience, and a fresh start for its next owner. This 3-bedroom, 1-bath single-family home will be delivered vacant at closing, making it an ideal opportunity for homeowners looking to settle in right away. Inside, you’ll find a functional layout with a spacious living area, an eat-in kitchen perfect for everyday meals or entertaining, and three well-sized bedrooms that provide flexibility for guests, a home office, or growing needs. Off-street parking and low-maintenance vinyl siding add ease to everyday living. Conveniently located near downtown Rochester, Route 104, schools, shopping, and public transit, this home offers both accessibility and practicality. Whether you’re buying your first home or looking for a place to make your own, this property is ready to welcome you.

5. 2026-02-13
   historical $1,380
6. 2026-01-13
   listed $1,380
7. 2025-01-11
   historical $1,300
8. 2024-12-31
   listed $1,300
9. 2022-01-26
   soldstatus $57,500
10. 2021-09-19
    historical
11. 2021-08-27
    listed $54,900 Active

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$474/yr (+$39/mo · 52.1%)

ⓘ 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: $18,690
• − Mortgage interest: −$6,156
• − Property taxes: −$910
• − Insurance: −$550
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$3,197
• Taxable income: $4,887
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $5,217/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

+100.2% since first listed

11 events — show timeline

• 2026-05-08 Price Changed $109,900 UNYREIS
• 2026-04-19 Price Changed $114,900 UNYREIS
• 2026-04-13 Price Changed $119,500 UNYREIS
• 2026-03-19 Listed $119,900 UNYREIS
• 2026-02-13 Rental Removed $1,380 BUILDIUM
• 2026-01-13 Listed for Rent $1,380 BUILDIUM
• 2025-01-11 Rental Removed $1,300 BUILDIUM
• 2024-12-31 Listed for Rent $1,300 BUILDIUM
• 2022-01-26 Sold (Public Records) $57,500 Public Records
• 2021-09-19 Listing Removed — UNYREIS
• 2021-08-27 Listed $54,900 UNYREIS

Property tax history

+5.8%/yr

Latest (2025): $910 · +0.0% YoY. Source: county tax records.