159 Clifton St · Rochester, NY 14611

$170,000

6 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 50 Days on market

Built 1920 3,300 sqft lot $92/sqft · 52% above area

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

INVESTOR SPECIAL: This FULLY LEASED, recently renovated TURN-KEY home is a STATE OF THE ART, 6 bedroom, 2 full bath home with a fenced in private drive! The hardwood and tile flooring are accented throughout the home by dimmable recessed lighting!!! 2022 roof, gutters, water heater, furnace, central air and built in Security System!!! BRAND NEW Samsung Studio Appliances throughout ALL Transfer! Enjoy meals cooked on your six burner range at the CUSTOM crafted breakfast nook, or enjoy a family-Style meal at your formal eat in Dining room! Master bedroom complete with a walk-in closet! Located just one block from Rochester Regional Hospital, making this the perfect investment opportunity for a long term stay BNB! Delayed showings begin 03/25 at 12pm. Delayed Negotiations Monday 03/27 at 1pm.

Key facts

• 2022 roof gutters
• Water heater
• Furnace

Tags

• FENCED IN PRIVATE DRIVEWAY
• DIMMABLE RECESSED LIGHTING
• 2022 ROOF GUTTERS
• WATER HEATER
• FURNACE
• CENTRAL AIR

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Public water (not connected)
• Home design: 2 stories; Resale property; Vinyl and wood siding; Attic/crawl hatchway(s) insulated
• Construction: Existing construction
• Exterior features: Blacktop driveway; Rectangular lot (approx. 33 x 100)

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air; Heating: see remarks
• Interior features: Entrance foyer; Granite counters; Pantry; Full basement
• Laundry & utility: Main-level laundry; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

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 (+6.4%/yr); 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $2,018/mo this rent would consume 77% of the median local household income ($31k/yr) (locally 2168% 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 (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 (-2.9% appreciation + 6.4% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $111,566
• List price: $170,000
• Delta: 52.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Henion St	0.08mi	5/2.0 (-1)	1,802 (-3%)	15mo	$64,000	$36	74
153 Clifton St	0.01mi	6/2.0	2,068 (+11%)	12mo	$135,000	$65	70
68 Arnett Blvd	0.41mi	5/2.0 (-1)	1,863 (+0%)	8mo	$50,000	$27	69
81 Arnett Blvd	0.44mi	6/2.0	1,899 (+2%)	12mo	$138,000	$73	65
383 Champlain St	0.32mi	7/2.0 (+1)	1,928 (+4%)	14mo	$32,000	$17	62
161 Cady St	0.27mi	5/2.0 (-1)	2,070 (+12%)	9mo	$125,000	$60	56
63 Dengler St	0.43mi	5/3.0 (-1)	2,080 (+12%)	3mo	$65,000	$31	48
306 Frost Ave	0.46mi	6/2.0	1,638 (-12%)	19mo	$94,500	$58	43
154 Adams St	0.70mi	5/2.0 (-1)	1,914 (+3%)	18mo	$140,000	$73	42
96 Rugby Ave	0.49mi	5/2.0 (-1)	2,122 (+14%)	11mo	$200,000	$94	39
111 Warwick Ave	0.45mi	5/1.5 (-1)	2,055 (+11%)	19mo	$95,000	$46	38
195 Hawley St	0.65mi	5/3.0 (-1)	1,672 (-10%)	15mo	$65,000	$39	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.93% appreciation · 6.37% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $12,031
• Equity at exit: $25,868

10-year hold

• IRR: 18.2%
• Equity multiple: 2.75×
• Total profit: $83,166
• Equity at exit: $15,593

Cash invested: $47,600 (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 14611

• Home prices YoY: -1.1%
• Rents YoY: 6.4%
• Active inventory: 78
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $503

Break-even live

Break-even rent $1,381

Max offer price $170,000

Occupancy floor 70%

Sensitivity live

Price	-10% $599	-5% $551	+0% $503	+5% $455	+10% $407
Rent	-10% $344	-5% $423	+0% $503	+5% $583	+10% $662
Rate	-1.0pp $589	-0.5pp $546	base $503	+0.5pp $459	+1.0pp $414

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 Jay St Rochester, NY	5.0	2.0	2144	$2,000	$0.93	3d	1	0.80mi

Listing history 29 events

1. 2026-06-13
   days on market $170,000 Active 50 DOM
2. 2026-06-10
   days on market $170,000 Active 48 DOM
3. 2026-06-09
   days on market $170,000 Active 47 DOM
4. 2026-06-09
   days on market $170,000 Active 46 DOM
5. 2026-06-07
   days on market $170,000 Active 45 DOM
6. 2026-06-05
   days on market $170,000 Active 42 DOM
7. 2026-06-03
   days on market $170,000 Active 41 DOM
8. 2026-06-03
   days on market $170,000 Active 40 DOM
9. 2026-06-01
   days on market $170,000 Active 39 DOM
10. 2026-05-31
    days on market $170,000 Active 38 DOM
11. 2026-04-23
    listed $170,000 Active 443-char remark
12. 2023-05-03
    soldstatus $172,000 Closed Sale or Rented 800-char remark

    Show marketing remark (800 chars)

    INVESTOR SPECIAL: This FULLY LEASED, recently renovated TURN-KEY home is a STATE OF THE ART, 6 bedroom, 2 full bath home with a fenced in private drive! The hardwood and tile flooring are accented throughout the home by dimmable recessed lighting!!! 2022 roof, gutters, water heater, furnace, central air and built in Security System!!! BRAND NEW Samsung Studio Appliances throughout ALL Transfer! Enjoy meals cooked on your six burner range at the CUSTOM crafted breakfast nook, or enjoy a family-Style meal at your formal eat in Dining room! Master bedroom complete with a walk-in closet! Located just one block from Rochester Regional Hospital, making this the perfect investment opportunity for a long term stay BNB! Delayed showings begin 03/25 at 12pm. Delayed Negotiations Monday 03/27 at 1pm.

13. 2023-05-02
    soldstatus $172,000
14. 2023-03-29
    status Under Contract- Do Not Show 800-char remark

    Show marketing remark (800 chars)

    INVESTOR SPECIAL: This FULLY LEASED, recently renovated TURN-KEY home is a STATE OF THE ART, 6 bedroom, 2 full bath home with a fenced in private drive! The hardwood and tile flooring are accented throughout the home by dimmable recessed lighting!!! 2022 roof, gutters, water heater, furnace, central air and built in Security System!!! BRAND NEW Samsung Studio Appliances throughout ALL Transfer! Enjoy meals cooked on your six burner range at the CUSTOM crafted breakfast nook, or enjoy a family-Style meal at your formal eat in Dining room! Master bedroom complete with a walk-in closet! Located just one block from Rochester Regional Hospital, making this the perfect investment opportunity for a long term stay BNB! Delayed showings begin 03/25 at 12pm. Delayed Negotiations Monday 03/27 at 1pm.

15. 2023-03-22
    listed $124,999 Active 800-char remark

    Show marketing remark (800 chars)

    INVESTOR SPECIAL: This FULLY LEASED, recently renovated TURN-KEY home is a STATE OF THE ART, 6 bedroom, 2 full bath home with a fenced in private drive! The hardwood and tile flooring are accented throughout the home by dimmable recessed lighting!!! 2022 roof, gutters, water heater, furnace, central air and built in Security System!!! BRAND NEW Samsung Studio Appliances throughout ALL Transfer! Enjoy meals cooked on your six burner range at the CUSTOM crafted breakfast nook, or enjoy a family-Style meal at your formal eat in Dining room! Master bedroom complete with a walk-in closet! Located just one block from Rochester Regional Hospital, making this the perfect investment opportunity for a long term stay BNB! Delayed showings begin 03/25 at 12pm. Delayed Negotiations Monday 03/27 at 1pm.

16. 2022-11-17
    status Pending Sale
17. 2022-10-31
    historical Continue to Show- Under Contract
18. 2022-10-28
    historical
19. 2022-10-19
    listed $109,900 Active
20. 2022-10-18
    historical
21. 2022-10-07
    listed $149,900 Active
22. 2021-02-02
    historical
23. 2021-01-11
    listed $39,900 Active
24. 2018-10-03
    soldstatus $36,000 Closed Sale or Rented
25. 2018-07-24
    status Under Contract- Do Not Show
26. 2018-06-18
    listed $39,900 Active
27. 2015-08-24
    soldstatus $4,000 Closed Sale or Rented
28. 2015-07-15
    status Pending Sale
29. 2015-05-13
    listed $15,900 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: $1,543 · $129/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$665/yr (+$55/mo · 43.1%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,212
• − Mortgage interest: −$9,523
• − Property taxes: −$1,543
• − Insurance: −$850
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$4,945
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $5,202/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): 17,145
• Household income: $31,376
• Rent vs Own: 64.5% rent · 35.5% own
• Severe rent burden: 2168.0

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 0.61)
• Race & ethnicity: Black 55% White 22% Hispanic / Latino 18% Two or more races 13% Asian 1%
• Hispanic origin (detail): Puerto Rican 14% Dominican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 1% 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: ▼ -2.93%
• Current HPI: 262.1549
• Rent YoY: ▲ 6.37%
• 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

+969.2% since first listed

19 events — show timeline

• 2026-04-23 Listed $170,000 UNYREIS
• 2023-05-03 Sold (MLS) $172,000 UNYREIS
• 2023-05-02 Sold (Public Records) $172,000 Public Records
• 2023-03-29 Pending — UNYREIS
• 2023-03-22 Listed $124,999 UNYREIS
• 2022-11-17 Pending — UNYREIS
• 2022-10-31 Contingent — UNYREIS
• 2022-10-28 Listing Removed — UNYREIS
• 2022-10-19 Listed $109,900 UNYREIS
• 2022-10-18 Listing Removed — UNYREIS
• 2022-10-07 Listed $149,900 UNYREIS
• 2021-02-02 Listing Removed — UNYREIS
• 2021-01-11 Listed $39,900 UNYREIS
• 2018-10-03 Sold (MLS) $36,000 UNYREIS
• 2018-07-24 Pending — UNYREIS
• 2018-06-18 Listed $39,900 UNYREIS
• 2015-08-24 Sold (MLS) $4,000 UNYREIS
• 2015-07-15 Pending — UNYREIS
• 2015-05-13 Listed $15,900 UNYREIS

Property tax history

+9.4%/yr

Latest (2025): $1,543 · -3.4% YoY. Source: county tax records.