6300 Hill Rd · Fillmore, NY 14735

$150,000

3 bd · 1.0 ba · 1,473 sqft · SingleFamily · 19 Days on market

Built 1910 2.60 ac lot

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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 +9.7/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You'll be happy to call this one home! Don't miss out. One of a kind situated on 2.6 acres. Completely remodeled farmhouse (2003) with open floor plan and large rooms done in neutral colors. Garage and roof less than 4 years old. 32 ft x 40 ft barn for the hobbiest. All appliances and swingset included. Water is a 17 ft deep spring. Located on a public, short, dead end road in the Fillmore SchoolDistrict and close to Houghton. Added attraction - Dynamite view all year round. Very easy to show. Watch for WNY Metro Zientek pointers signs.

Key facts

• Newer roof
• Plenty of privacy
• Quiet dead-end road

Tags

• QUIET DEAD-END ROAD
• PEACEFUL RURAL SETTING
• PLENTY OF PRIVACY
• ROOM TO ENJOY OUTDOORS
• 2.6 ACRES
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic tank; Spring water source; Electric power (implied)
• Home design: 2-story house; Existing condition; Vinyl siding
• Construction: Stone foundation; Vinyl siding exterior
• Exterior features: Gravel driveway; Agricultural lot; Irregular lot dimensions 285 x 462

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Freezer; Refrigerator; Propane water heater
• Flooring: Laminate; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Wood heating; Window unit cooling
• Interior features: Dining area; Separate/formal living room; Home office; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.8% below list).
• Recommended offer: $119k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#868 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D+, crime F, amenities F.
• Fillmore Central School District (rural): math 52% / reading 53% proficiency, ranked #359 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.4% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $84k; list at $150k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,756 (20.8% 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 1910 — 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 A-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 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. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.76×
• Total profit: $31,802
• Equity at exit: $88,706

10-year hold

• IRR: 12.6%
• Equity multiple: 3.38×
• Total profit: $100,072
• Equity at exit: $156,248

Cash invested: $42,000 (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 14735

• Home prices YoY: 1.9%
• Active inventory: 24
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-98

Break-even live

Break-even rent $1,312

Max offer price $135,755

Occupancy floor —

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $150,000 Pending 19 DOM
2. 2026-06-09
   days on market $150,000 Active 18 DOM
3. 2026-06-08
   days on market $150,000 Active 17 DOM
4. 2026-06-07
   days on market $150,000 Active 16 DOM
5. 2026-06-05
   days on market $150,000 Active 14 DOM
6. 2026-06-04
   days on market $150,000 Active 12 DOM
7. 2026-06-02
   days on market $150,000 Active 11 DOM
8. 2026-06-01
   days on market $150,000 Active 10 DOM
9. 2026-05-31
   days on market $150,000 Active 9 DOM
10. 2026-05-22
    listed $150,000 Active
11. 2004-09-02
    soldstatus $84,000 542-char remark

    Show marketing remark (542 chars)

    You'll be happy to call this one home! Don't miss out. One of a kind situated on 2.6 acres. Completely remodeled farmhouse (2003) with open floor plan and large rooms done in neutral colors. Garage and roof less than 4 years old. 32 ft x 40 ft barn for the hobbiest. All appliances and swingset included. Water is a 17 ft deep spring. Located on a public, short, dead end road in the Fillmore SchoolDistrict and close to Houghton. Added attraction - Dynamite view all year round. Very easy to show. Watch for WNY Metro Zientek pointers signs.

12. 2004-05-04
    listed $88,500 542-char remark

    Show marketing remark (542 chars)

    You'll be happy to call this one home! Don't miss out. One of a kind situated on 2.6 acres. Completely remodeled farmhouse (2003) with open floor plan and large rooms done in neutral colors. Garage and roof less than 4 years old. 32 ft x 40 ft barn for the hobbiest. All appliances and swingset included. Water is a 17 ft deep spring. Located on a public, short, dead end road in the Fillmore SchoolDistrict and close to Houghton. Added attraction - Dynamite view all year round. Very easy to show. Watch for WNY Metro Zientek pointers signs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,251
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$4,364
• Taxable loss: −$3,795
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $-270/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: Fillmore Central School District
• NCES district ID: 3611070
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $41,114
• Composite: 44.01/100
• National rank: #2889
• State rank: #359 of 590 in NY

Livability — Fillmore

• Score: 62/100
• State rank: #868
• US rank: #16718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,609

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 45,362 people
• By 2030: 43,078 · -5.0%
• By 2040: 38,031 · -16.2%
• By 2050: 33,634 · -25.9%
• By 2075: 25,285 · -44.3%
• By 2100: 18,902 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Lithuanian 6% Romanian 5% Polish 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+43.2) · D 28.4% · R 71.6%
• 2008→2024 swing: -21.5pp toward R · 2008: -21.7pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.9 2016: R+42.3 2012: R+25.3 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.40%
• Current HPI: 289.3268
• Rent YoY: —
• Metro: —
• 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

+69.5% since first listed

3 events — show timeline

• 2026-05-22 Listed $150,000 WNYREIS
• 2004-09-02 Sold (MLS) $84,000 WNYREIS
• 2004-05-04 Listed $88,500 WNYREIS