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    Front and Back Four-Unit Quadplex Title is generated by Realmo AI

    1830 Clifford Ave, Rochester, NY 14609

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    For Sale
    $249,900

    Turnkey four-unit property with renewed C of O and a front-building plus back-house layout.

    Type:Multi Family
    Added:
    Jun 3, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 6 at 5:24 am

    Property Features for 1830 Clifford Ave

    General Information

    Standard status
    Active
    Property subtype
    Multi Family

    Building Details

    Year Built
    1890

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    Listing Contact
    Christopher J. Thomas

    Listing agent Christopher J. Thomas

    Listing office

    Listing date Jun 3, 2026

    Source Elliman

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Christopher J. Thomas

    HighLights

    • 4‑unit multifamily property at 1830 Clifford Avenue; split between a front building (Units 1 & 2) and a separate back house setup (Units 3 & 4)
    • Certificate of Occupancy (C of O) fully renewed in September 2025 for a seamless transfer
    • Unit mix: Units 1 & 2 are single‑level 2 bed/1 bath apartments; Units 3 & 4 are 3‑level 2 bed/1 bath layouts (Unit 4 includes a semi‑finished basement)
    • Rents: gross rent roll of $3,550/month ($42,600/year); Units 1, 2, and 4 at $950/month each; Unit 3 at $700/month with a 10‑year long‑term tenant
    • Current financials provided: Net Operating Income (NOI) $29,753 and 12% capitalization rate at the listing price of $249,900
    • Brand‑new appliances included: new stoves and refrigerators in Units 1, 2, and 4

    Overview

    This four-unit quadplex is offered turnkey with a Certificate of Occupancy that was fully renewed in September 2025. The property is arranged as a split setup between a front building and a separate back house. Units 1 and 2 are single-level apartments, each with 2 bedrooms and 1 bathroom. Units 3 and 4 are 3-level layouts, each with 2 bedrooms and 1 bathroom; Unit 4 also includes a semi-finished basement with additional rooms for versatile use. For upgrades, the listing notes brand-new stoves and refrigerators for Units 1, 2, and 4.

    Located at 1830 Clifford Ave in Rochester, NY 14609, the property is configured to provide four distinct rental units within this front-and-back design. The listing states a current gross rent roll of $3,550 per month ($42,600 per year). Unit 3 is occupied by a 10-year long-term tenant paying $700 per month and is described as assisting with minor site maintenance.

    From a tenant and operational fit standpoint, the mix of single-level and 3-level apartments supports a range of household preferences within the same ownership. The listing also provides that Units 1, 2, and 4 are currently at $950 per month each, while Unit 3 is below that level. Financially, the offering describes $29,753 in net operating income and a 12% capitalization rate at the listing price. Per the seller, tenants should not be disturbed, and showings are scheduled for the buyer only after a contract has been accepted.
    Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rochester
    County
    Monroe
    State
    New York
    Longitude
    -77.5724605
    Latitude
    43.1763215

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    FAQs

    What type of property is this?
    Quadplex - Turnkey four-unit property with renewed C of O and a front-building plus back-house layout.
    Where is this quadplex located?
    The property is located at 1830 Clifford Ave Rochester, NY.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: 4‑unit multifamily property at 1830 Clifford Avenue; split between a front building (Units 1 & 2) and a separate back house setup (Units 3 & 4); Certificate of Occupancy (C of O) fully renewed in September 2025 for a seamless transfer; Unit mix: Units 1 & 2 are single‑level 2 bed/1 bath apartments; Units 3 & 4 are 3‑level 2 bed/1 bath layouts (Unit 4 includes a semi‑finished basement)
    (585) 889-4663
    We can help!
    Listing Contact
    Christopher J. Thomas
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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