17 Saveria Dr · Hilton, NY 14468

$199,900

3 bd · 1.5 ba · 1,748 sqft · SingleFamily public records · 10 Days on market

Built 1972 0.25 ac lot Est $315k · 36% under

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Schools +5.3/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 17 Saveria Dr in the village of Hilton. This home is over 1700 sq ft and features 4 bedrooms, a living room, open concept living/kitchen/dining, family room with gas fireplace, and a large first floor master bedroom with master bath.

Key facts

• Quartz countertops
• Paver walkway
• New roof

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• PAVER WALKWAY
• UPDATED DOUBLE-PANE WINDOWS
• NEW STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $81 ($970/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 6.8% vs local median 2.7% in Hilton — 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 73/100 on livability (#324 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools B+; Watch: crime D, amenities F, commute F.
• Hilton Central School District (suburban): math 53% / reading 67% proficiency, ranked #219 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $121k; list at $200k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 1.04% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $314,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Saveria Dr	0.00mi	4/2.0 (+1)	1,748 (0%)	1mo	$315,000	$180	92
7 Pickett Ln	0.26mi	3/1.5	1,642 (-6%)	1mo	$330,000	$201	77
336 Lake Ave	0.19mi	3/1.5	1,617 (-8%)	12mo	$220,000	$136	68
121 Brook St	0.48mi	3/1.5	1,740 (-0%)	11mo	$278,000	$160	68
125 Hale Haven Dr	0.15mi	4/2.5 (+1)	1,824 (+4%)	13mo	$355,000	$195	66
20 Burning Tree Dr	0.24mi	3/1.5	1,592 (-9%)	13mo	$320,000	$201	63
42 Newcomb Dr	0.42mi	4/2.5 (+1)	1,764 (+1%)	9mo	$330,000	$187	62
3 Sunny Slope Dr	0.59mi	3/2.0	1,788 (+2%)	6mo	$231,000	$129	61
8 Rolling Meadow Dr N	0.54mi	3/2.0	1,848 (+6%)	13mo	$244,000	$132	53
68 Little Tree Ln	0.52mi	4/2.0 (+1)	1,539 (-12%)	11mo	$272,000	$177	40
91 Cambridge Rd	0.67mi	3/1.0	1,500 (-14%)	6mo	$210,000	$140	38
77 Country Village Ln	0.61mi	4/2.5 (+1)	1,954 (+12%)	8mo	$421,700	$216	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-27,101
• Equity at exit: $29,806

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-16,384
• Equity at exit: $17,284

Cash invested: $55,972 (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 14468

• Home prices YoY: -15.1%
• Active inventory: 95
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,084 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$434 /mo · $5,210/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $81

Break-even live

Break-even rent $1,982

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $194	-5% $137	+0% $81	+5% $24	+10% $-32
Rent	-10% $-84	-5% $-2	+0% $81	+5% $163	+10% $245
Rate	-1.0pp $181	-0.5pp $132	base $81	+0.5pp $29	+1.0pp $-24

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Hale Haven Dr Hilton, NY	3.0	2.5	1812	$3,000	$1.66	44d	1	0.18mi

Listing history 13 events

1. 2026-03-26
   status Pending
2. 2026-03-16
   listed $199,900 Active
3. 2019-05-31
   soldstatus $121,000
4. 2019-05-30
   soldstatus $121,000 Closed Sale or Rented 244-char remark

   Show marketing remark (244 chars)

   Welcome to 17 Saveria Dr in the village of Hilton. This home is over 1700 sq ft and features 4 bedrooms, a living room, open concept living/kitchen/dining, family room with gas fireplace, and a large first floor master bedroom with master bath.

5. 2019-04-18
   status Pending Sale 244-char remark

   Show marketing remark (244 chars)

   Welcome to 17 Saveria Dr in the village of Hilton. This home is over 1700 sq ft and features 4 bedrooms, a living room, open concept living/kitchen/dining, family room with gas fireplace, and a large first floor master bedroom with master bath.

6. 2019-04-11
   historical Continue to Show- Under Contract 244-char remark

   Show marketing remark (244 chars)

   Welcome to 17 Saveria Dr in the village of Hilton. This home is over 1700 sq ft and features 4 bedrooms, a living room, open concept living/kitchen/dining, family room with gas fireplace, and a large first floor master bedroom with master bath.

7. 2019-03-21
   listed $124,900 Active 244-char remark

   Show marketing remark (244 chars)

   Welcome to 17 Saveria Dr in the village of Hilton. This home is over 1700 sq ft and features 4 bedrooms, a living room, open concept living/kitchen/dining, family room with gas fireplace, and a large first floor master bedroom with master bath.

8. 2011-12-28
   soldstatus $104,900
9. 2011-12-27
   soldstatus $104,900 367-char remark

   Show marketing remark (367 chars)

   Well cared for modern home! The home has a recently updated kitchen open to the dining area. Very warm decor greets you throughout. Family room has gas fireplace, newer architectural roof and all new vinyl windows. Great master suite complete with walk in closet & 1/2 bath. This home shows fantastic! Truly a move in ready home. Full fenced yard & patio!

10. 2011-06-27
    listed $104,900 367-char remark

    Show marketing remark (367 chars)

    Well cared for modern home! The home has a recently updated kitchen open to the dining area. Very warm decor greets you throughout. Family room has gas fireplace, newer architectural roof and all new vinyl windows. Great master suite complete with walk in closet & 1/2 bath. This home shows fantastic! Truly a move in ready home. Full fenced yard & patio!

11. 2006-04-21
    soldstatus $98,900
12. 2001-05-30
    soldstatus $81,500
13. 1993-02-16
    soldstatus $75,000

ⓘ 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: $5,210 · $434/mo
• Projected year-2 tax: $5,210 · $434/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,011
• − Mortgage interest: −$11,198
• − Property taxes: −$5,210
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$5,815
• Taxable loss: −$2,213
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,501/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: Hilton Central School District
• NCES district ID: 3614460
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $68,270
• Composite: 52.77/100
• National rank: #1544
• State rank: #219 of 590 in NY

Livability — Hilton

• Score: 73/100
• State rank: #324
• US rank: #5354

Category grades

Amenities F Commute F Cost of living B+ Crime D Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hilton, NY
• County: Monroe County · 674,131 people
• City population: 18,526
• Metro: Rochester, NY
• Population (ZIP): 18,526
• Household income: $98,693
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 391.0

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: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Romanian 7% Lithuanian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -45.39%
• Current HPI: 256.2599
• Rent YoY: —
• 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

+166.5% since first listed

13 events — show timeline

• 2026-03-26 Pending — UNYREIS
• 2026-03-16 Listed $199,900 UNYREIS
• 2019-05-31 Sold (Public Records) $121,000 Public Records
• 2019-05-30 Sold (MLS) $121,000 UNYREIS
• 2019-04-18 Pending — UNYREIS
• 2019-04-11 Contingent — UNYREIS
• 2019-03-21 Listed $124,900 UNYREIS
• 2011-12-28 Sold (Public Records) $104,900 Public Records
• 2011-12-27 Sold (MLS) $104,900 UNYREIS
• 2011-06-27 Listed $104,900 UNYREIS
• 2006-04-21 Sold (Public Records) $98,900 Public Records
• 2001-05-30 Sold (Public Records) $81,500 Public Records
• 1993-02-16 Sold (Public Records) $75,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $5,210 · -1.7% YoY. Source: county tax records.