380 N Greece Rd · Hilton, NY 14468

$189,900

2 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 12 Days on market

Built 1850 1.00 ac lot $137/sqft · 53% below area

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Why this score? — see what drove the D- 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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Survived Delayed negotiations. .. This is an Estate. .. Check out this three bedroom, 1 bath home w/ detached garage, multiple out buildings and large yard!

Key facts

• 278ft frontage
• New septic
• Rolling horse farm

Tags

• CLASSIC FARMHOUSE
• OUTBUILDINGS
• ROLLING HORSE FARM
• 278FT FRONTAGE
• NEW SEPTIC
• REAR PORCH

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 3 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available
• Home design: 2-story house; Resale property
• Construction: Vinyl siding; Stone foundation; Copper plumbing
• Exterior features: Enclosed porch; Porch; Blacktop driveway; Barn(s), outbuilding and poultry coop; Rectangular lot; Road frontage on a main thoroughfare

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Carpet; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Separate formal dining room; Eat-in kitchen; Separate formal living room; Leaded glass windows; Thermal windows; Has basement with exterior entry, full walk-up access and sump pump
• Laundry & utility: Main level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-79 ($-945/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (14.3% below list).
• Recommended offer: $163k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,676 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1850 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (median comp): $406,705
• List price: $189,900
• Delta: -53.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Sable Ridge Ln	0.73mi	2/2.0	1,260 (-9%)	7mo	$280,000	$222	42
101 Avery Park Ln	0.64mi	3/2.0 (+1)	1,456 (+5%)	13mo	$335,000	$230	41
283 Avery Park Ln Ln	0.51mi	3/2.0 (+1)	1,559 (+13%)	8mo	$393,000	$252	39
55 Post Ave	0.68mi	3/1.0 (+1)	1,534 (+11%)	11mo	$210,000	$137	36
70 Sable Ridge Ln	0.69mi	2/2.0	1,260 (-9%)	16mo	$320,000	$254	35

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-35,733
• Equity at exit: $28,315

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-37,347
• Equity at exit: $16,419

Cash invested: $53,172 (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 14468

• Home prices YoY: -15.1%
• Active inventory: 95
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$289 /mo · $3,467/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-79

Break-even live

Break-even rent $1,726

Max offer price $175,985

Occupancy floor 100%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   listed $189,900 Active 305-char remark
2. 2025-12-24
   soldstatus $169,000
3. 2025-12-23
   soldstatus $169,000 Closed 156-char remark

   Show marketing remark (156 chars)

   Survived Delayed negotiations. .. This is an Estate. .. Check out this three bedroom, 1 bath home w/ detached garage, multiple out buildings and large yard!

4. 2025-10-15
   status Pending 156-char remark

   Show marketing remark (156 chars)

   Survived Delayed negotiations. .. This is an Estate. .. Check out this three bedroom, 1 bath home w/ detached garage, multiple out buildings and large yard!

5. 2025-09-22
   price $179,900 156-char remark

   Show marketing remark (156 chars)

   Survived Delayed negotiations. .. This is an Estate. .. Check out this three bedroom, 1 bath home w/ detached garage, multiple out buildings and large yard!

6. 2025-08-25
   listed $189,900 Active 156-char remark

   Show marketing remark (156 chars)

   Survived Delayed negotiations. .. This is an Estate. .. Check out this three bedroom, 1 bath home w/ detached garage, multiple out buildings and large yard!

ⓘ 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: $3,467 · $289/mo
• Projected year-2 tax: $3,467 · $289/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 · 16 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: $19,521
• − Mortgage interest: −$10,637
• − Property taxes: −$3,467
• − Insurance: −$950
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$5,524
• Taxable loss: −$4,181
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $58/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

• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-19 Pending — UNYREIS
• 2026-05-07 Listed $189,900 UNYREIS
• 2025-12-24 Sold (Public Records) $169,000 Public Records
• 2025-12-23 Sold (MLS) $169,000 UNYREIS
• 2025-10-15 Pending — UNYREIS
• 2025-09-22 Price Changed $179,900 UNYREIS
• 2025-08-25 Listed $189,900 UNYREIS

Property tax history

+12.4%/yr

Latest (2025): $3,467 · +74.0% YoY. Source: county tax records.