40 Henry St · Hilton, NY 14468

$169,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 11 Days on market

Built 1945 0.25 ac lot Est $213k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +5.3/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well cared for. Delightful village Ranch home in the heart of Hilton. Close to all the amenities the village has to offer. Kitchen/Family Rm. combination with convenient breakfast bar. 3 good sized Bedrooms, sliding glass door to multi-level Deck. Full Bath. Beautiful hardwood floors throughout. Home is all wonderfully decorated and maintained. Spacious rear yard. Most utilities have been updated.

Key facts

• Quartz countertops
• Upgraded kitchen
• New cabinets

Tags

• UPGRADED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW CABINETS
• TILE BACKSPLASH
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing (previously built)
• Construction: Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot (79 x 150)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Bedroom on main level
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Living/dining room; Sliding glass door(s)
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-44 ($-524/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (3.0% below list).
• Recommended offer: $162k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 $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.

Negotiation context

• Only 11 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 $92k; list at $170k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,189 (4.5% 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $213,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Hamden Cir	0.54mi	3/1.0	1,040 (-2%)	10mo	$262,500	$252	64
369 Lake Ave	0.44mi	2/1.5 (-1)	1,046 (-1%)	9mo	$191,500	$183	63
72 Little Tree Ln	0.57mi	3/1.0	1,104 (+4%)	6mo	$190,000	$172	60
17 Peach Blossom Rd S	0.33mi	3/1.0	925 (-12%)	7mo	$230,000	$249	58
14 Shirleen Dr	0.67mi	2/1.0 (-1)	1,062 (+1%)	6mo	$210,000	$198	58
3 Peach Blossom Rd S	0.24mi	2/1.0 (-1)	925 (-12%)	8mo	$175,000	$189	56
240 South Ave	0.57mi	2/1.0 (-1)	1,005 (-5%)	9mo	$200,000	$199	53
164 Sherwood Dr	0.44mi	3/2.0	1,176 (+11%)	5mo	$237,900	$202	52
146 Sherwood Dr	0.58mi	2/1.0 (-1)	988 (-6%)	9mo	$222,000	$225	50
10 Sunny Slope Dr	0.64mi	3/2.0	1,152 (+9%)	7mo	$303,000	$263	45
17 Shirleen Dr	0.69mi	2/2.0 (-1)	1,145 (+8%)	7mo	$315,150	$275	39
22 Mockingbird Ln	0.73mi	3/2.0	1,173 (+11%)	9mo	$163,000	$139	36

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-30,181
• Equity at exit: $25,333

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-29,331
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$384 /mo · $4,609/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-44

Break-even live

Break-even rent $1,704

Max offer price $162,189

Occupancy floor 98%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Village II Dr Hilton, NY	2.0	1.0	920	$1,418	$1.54	2d	2	0.57mi

Listing history 16 events

1. 2026-06-07
   statusdays on market $169,900 Pending 11 DOM
2. 2026-06-05
   days on market $169,900 Active 9 DOM
3. 2026-06-03
   days on market $169,900 Active 8 DOM
4. 2026-06-03
   days on market $169,900 Active 7 DOM
5. 2026-06-01
   days on market $169,900 Active 6 DOM
6. 2026-05-31
   days on market $169,900 Active 5 DOM
7. 2026-05-25
   listed $169,900 Active
8. 2022-12-19
   historical
9. 2017-03-30
   soldstatus $92,500 Closed Sale or Rented 413-char remark

   Show marketing remark (413 chars)

   Charming and well cared for. Delightful village Ranch home in the heart of Hilton. Close to all the amenities the village has to offer. Kitchen/Family Rm. combination with convenient breakfast bar. 3 good sized Bedrooms, sliding glass door to multi-level Deck. Full Bath. Beautiful hardwood floors throughout. Home is all wonderfully decorated and maintained. Spacious rear yard. Most utilities have been updated.

10. 2017-03-03
    soldstatus $92,500
11. 2017-02-17
    status Pending Sale 413-char remark

    Show marketing remark (413 chars)

    Charming and well cared for. Delightful village Ranch home in the heart of Hilton. Close to all the amenities the village has to offer. Kitchen/Family Rm. combination with convenient breakfast bar. 3 good sized Bedrooms, sliding glass door to multi-level Deck. Full Bath. Beautiful hardwood floors throughout. Home is all wonderfully decorated and maintained. Spacious rear yard. Most utilities have been updated.

12. 2017-01-04
    listed $89,900 Active 413-char remark

    Show marketing remark (413 chars)

    Charming and well cared for. Delightful village Ranch home in the heart of Hilton. Close to all the amenities the village has to offer. Kitchen/Family Rm. combination with convenient breakfast bar. 3 good sized Bedrooms, sliding glass door to multi-level Deck. Full Bath. Beautiful hardwood floors throughout. Home is all wonderfully decorated and maintained. Spacious rear yard. Most utilities have been updated.

13. 2012-05-17
    soldstatus $83,000
14. 2012-05-15
    soldstatus $83,000 422-char remark

    Show marketing remark (422 chars)

    Location-Location-Location! Well maintained 3BR ranch in the heart of the village. Hardwood floors throughout. Formal DR, new kitchen counter tops & sink, all new doors, (6panel) & newer furnace, A/C, H20, 200 Amp service. Double wide driveway, 12 x 12 shed. Lg. Deck overlooks spacious parklike yard w/ mature trees. Walk to school, apple fest etc. etc. Great value at this price! Priced below assessed value!

15. 2011-09-09
    listed $79,900 422-char remark

    Show marketing remark (422 chars)

    Location-Location-Location! Well maintained 3BR ranch in the heart of the village. Hardwood floors throughout. Formal DR, new kitchen counter tops & sink, all new doors, (6panel) & newer furnace, A/C, H20, 200 Amp service. Double wide driveway, 12 x 12 shed. Lg. Deck overlooks spacious parklike yard w/ mature trees. Walk to school, apple fest etc. etc. Great value at this price! Priced below assessed value!

16. 1999-08-31
    soldstatus $69,900

ⓘ 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: $4,609 · $384/mo
• Projected year-2 tax: $4,609 · $384/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: $19,780
• − Mortgage interest: −$9,517
• − Property taxes: −$4,609
• − Insurance: −$850
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,943
• Taxable loss: −$3,303
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $269/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

+143.1% since first listed

10 events — show timeline

• 2026-05-25 Listed $169,900 UNYREIS
• 2022-12-19 Rental Removed — RENT.
• 2017-03-30 Sold (MLS) $92,500 UNYREIS
• 2017-03-03 Sold (Public Records) $92,500 Public Records
• 2017-02-17 Pending — UNYREIS
• 2017-01-04 Listed $89,900 UNYREIS
• 2012-05-17 Sold (Public Records) $83,000 Public Records
• 2012-05-15 Sold (MLS) $83,000 UNYREIS
• 2011-09-09 Listed $79,900 UNYREIS
• 1999-08-31 Sold (Public Records) $69,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,609 · -1.3% YoY. Source: county tax records.