39 Smith St · Hilton, NY 14468

$179,900

3 bd · 1.5 ba · 1,602 sqft · SingleFamily public records · 6 Days on market

Built 1907 3,485 sqft lot Est $288k · 38% 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 +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.3/10.0
• Schools +5.3/10.0
• 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

Perfect Village Living! Over 1,600sf Of Charm & Character! Large Rooms, High Ceilings, Over Sized Windows, Fabulous Hardwood Floors, Original Solid Wood Doors & Gorgeous Trim! New Roof Approx. 2008 & New Furnace 2006! Layout Includes: Eat In Kitchen w/ Cherry Cabinets, Tons Of Counter Space & Appliances Are Included! Formal Dining Room w/ Window Seat, Big & Bright Living Room, Enclosed Front Porch, 1 and a 1/2 Baths, Office/Den. All 3 Bedrooms Have HUGE Closets w/ Built Ins! There's Also A Second Floor Sleeping Porch & A Full Walk Up Attic For Additional Space! 100% FINANCING AVAILABLE

Key facts

• Covered front porch
• Enclosed porches
• Pergola area

Tags

• COVERED FRONT PORCH
• MASSIVE MUDROOM
• REFINISHED PARQUET FLOORING
• ENCLOSED PORCHES
• WALK-UP ATTIC
• PERGOLA AREA

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2-story house; Existing (previously built)
• Construction: Wood siding; Copper plumbing; Block foundation; Architectural shingle roof
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Covered patio

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Pantry
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.7% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $85k; list at $180k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1907 — 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: 1.14% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $288,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Overlook Dr	0.38mi	3/2.0	1,642 (+2%)	5mo	$280,000	$171	72
336 Lake Ave	0.53mi	3/1.5	1,617 (+1%)	12mo	$220,000	$136	64
91 Cambridge Rd	0.40mi	3/1.0	1,500 (-6%)	6mo	$210,000	$140	63
20 Fraser Dr	0.63mi	3/1.5	1,612 (+1%)	10mo	$320,000	$199	62
121 Brook St	0.34mi	3/1.5	1,740 (+9%)	11mo	$278,000	$160	61
68 Little Tree Ln	0.42mi	4/2.0 (+1)	1,539 (-4%)	11mo	$272,000	$177	58
17 Saveria Dr	0.53mi	4/2.0 (+1)	1,748 (+9%)	1mo	$315,000	$180	53
18 Shirleen Dr	0.58mi	2/2.0 (-1)	1,492 (-7%)	2mo	$335,000	$225	53
3 Sunny Slope Dr	0.48mi	3/2.0	1,788 (+12%)	6mo	$231,000	$129	51
22 Stothard Dr	0.66mi	3/2.0	1,481 (-8%)	8mo	$334,100	$226	48
12 Gursslin Ln	0.52mi	2/2.0 (-1)	1,380 (-14%)	6mo	$305,000	$221	41
36 Timberwood Dr	0.71mi	4/1.5 (+1)	1,462 (-9%)	9mo	$281,000	$192	40

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-15,291
• Equity at exit: $26,824

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,886
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$382 /mo · $4,579/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $216

Break-even live

Break-even rent $1,772

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• 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	43d	1	0.61mi

Listing history 9 events

1. 2026-06-03
   statusdays on market $179,900 Pending 6 DOM
2. 2026-06-03
   days on market $179,900 Active 5 DOM
3. 2026-06-01
   days on market $179,900 Active 4 DOM
4. 2026-05-31
   days on market $179,900 Active 3 DOM
5. 2026-05-28
   listed $179,900 Active
6. 2015-10-28
   historical 629-char remark

   Show marketing remark (629 chars)

   Perfect Village Living! Over 1,600sf Of Charm & Character! Large Rooms, High Ceilings, Over Sized Windows, Fabulous Hardwood Floors, Original Solid Wood Doors & Gorgeous Trim! New Roof Approx. 2008 & New Furnace 2006! Layout Includes: Eat In Kitchen w/ Cherry Cabinets, Tons Of Counter Space & Appliances Are Included! Formal Dining Room w/ Window Seat, Big & Bright Living Room, Enclosed Front Porch, 1 and a 1/2 Baths, Office/Den. All 3 Bedrooms Have HUGE Closets w/ Built Ins! There's Also A Second Floor Sleeping Porch & A Full Walk Up Attic For Additional Space! 100% FINANCING AVAILABLE

7. 2015-10-23
   soldstatus $85,000 629-char remark

   Show marketing remark (629 chars)

   Perfect Village Living! Over 1,600sf Of Charm & Character! Large Rooms, High Ceilings, Over Sized Windows, Fabulous Hardwood Floors, Original Solid Wood Doors & Gorgeous Trim! New Roof Approx. 2008 & New Furnace 2006! Layout Includes: Eat In Kitchen w/ Cherry Cabinets, Tons Of Counter Space & Appliances Are Included! Formal Dining Room w/ Window Seat, Big & Bright Living Room, Enclosed Front Porch, 1 and a 1/2 Baths, Office/Den. All 3 Bedrooms Have HUGE Closets w/ Built Ins! There's Also A Second Floor Sleeping Porch & A Full Walk Up Attic For Additional Space! 100% FINANCING AVAILABLE

8. 2015-10-23
   soldstatus $85,000

   Show marketing remark (629 chars)

   Perfect Village Living! Over 1,600sf Of Charm & Character! Large Rooms, High Ceilings, Over Sized Windows, Fabulous Hardwood Floors, Original Solid Wood Doors & Gorgeous Trim! New Roof Approx. 2008 & New Furnace 2006! Layout Includes: Eat In Kitchen w/ Cherry Cabinets, Tons Of Counter Space & Appliances Are Included! Formal Dining Room w/ Window Seat, Big & Bright Living Room, Enclosed Front Porch, 1 and a 1/2 Baths, Office/Den. All 3 Bedrooms Have HUGE Closets w/ Built Ins! There's Also A Second Floor Sleeping Porch & A Full Walk Up Attic For Additional Space! 100% FINANCING AVAILABLE

9. 2015-08-04
   listed $85,000 629-char remark

   Show marketing remark (629 chars)

   Perfect Village Living! Over 1,600sf Of Charm & Character! Large Rooms, High Ceilings, Over Sized Windows, Fabulous Hardwood Floors, Original Solid Wood Doors & Gorgeous Trim! New Roof Approx. 2008 & New Furnace 2006! Layout Includes: Eat In Kitchen w/ Cherry Cabinets, Tons Of Counter Space & Appliances Are Included! Formal Dining Room w/ Window Seat, Big & Bright Living Room, Enclosed Front Porch, 1 and a 1/2 Baths, Office/Den. All 3 Bedrooms Have HUGE Closets w/ Built Ins! There's Also A Second Floor Sleeping Porch & A Full Walk Up Attic For Additional Space! 100% FINANCING AVAILABLE

ⓘ 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: $4,579 · $382/mo
• Projected year-2 tax: $4,579 · $382/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 3/10 Moderate
• 🌡 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: $24,541
• − Mortgage interest: −$10,077
• − Property taxes: −$4,579
• − Insurance: −$900
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$5,233
• Taxable loss: −$175
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,630/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

+111.6% since first listed

5 events — show timeline

• 2026-05-28 Listed $179,900 UNYREIS
• 2015-10-28 Listing Removed — UNYREIS
• 2015-10-23 Sold (Public Records) $85,000 Public Records
• 2015-10-23 Sold (MLS) $85,000 UNYREIS
• 2015-08-04 Listed $85,000 UNYREIS

Property tax history

+16.0%/yr

Latest (2025): $4,579 · -0.5% YoY. Source: county tax records.