Zumper
modified
Updated 4 Days Ago

Highlights

  • Playground
  • On-site laundry
  • Off-street parking
  • Pet-friendly

Location

6 Institute St, Adams, NY 13605, USA
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Contact

Management

Genuine Homes Property Management

Leasing office

(315) 216-7774

Property Overview

Hilltop offers strong overall value with an 8.8 Zumper expert rating, standout amenities, and a highly convenient location. It also features playground, on-site laundry, off-street parking, and pet-friendly living, along with a large photo set and top-tier value per square foot.

This summary uses Zumper’s proprietary data. “Zumper Expert Ratings,” “Things you’ll love,” and “Great for” are based on our internal analyses of market trends and renter insights.

Zumper Expert Rating

8.8
Very Good
With a solid 8.8 out of 10 overall, Hilltop is a great option for renters. While some aspects, like Quality, might not be as distinguished as other properties nearby, Hilltop has a number of attractive features—namely its Price— so you can be assured your rent will come with a high standard of living.

Things you’ll love

  • Elementary school nearby
  • High school nearby
  • Middle school nearby

Great for

  • Social life
  • Eco living

Floor plans

1BR/1.0BA1 bed1 bath650 sqft$775 /mo1 unit availableWelcome to this charming 1-bedroom, 1-bath apartment in Adams, NY. This pet-friendly apartment offers off-street parking, on-site laundry facilities, and dog stations for added convenience. Enjoy a location close to shopping, dining, and everyday amenities, with easy access to nearby stores and restaurants. Residents also have access to a community outdoor recreation area located behind the building. Don’t miss this comfortable apartment in a convenient Adams location! - SHOWINGS: Our showings are self guided. Schedule at ghomespm. com - QUESTIONS? Check out the link below: videoask. com f0toqx7x4 Location: 6 Institute St, Adams NY 13605 Apartment # 5 *SJ School District * 1st Floor Apartment ** All of our showings are self guided. Please visit this link for showing instructions and/or for help with any questions you might have. videoask. com f0toqx7x4 Rent: $775.00 + Deposit of $775.00 OR a Non-refundable move in fee of $400.00 Utilities: Tenant is responsible for all utilities except trash, snow removal and lawn. Water/Sewer $35.00 monthly flat fee. Pet Policy: All pets require owner approval. Max 2 pets. $200 non-refundable fee + $25-40/month in rent per pet. *Does not apply to service or ES animals* **ALL ESA/SUPPORT animals must be verified using Pet Screening, you can complete this by visiting ghomespm petscreening com (small breeds and cats only) Application: $20 fee per person. Includes a credit/background screening Lease Terms: We offer 12 month leases but are willing to accommodate to your needs ! - SHOWINGS: Our showings are SELF GUIDED. -Schedule showings at ghomespm. com Please visit this link for showing instructions and/or for help with any questions you might have. videoask. com f0toqx7x4 Genuine Homes Property Management **** 315-216-7774
2BR/1.0BA2 bed1 bath800 sqft$850 /mo1 unit availableFeatures include: On-site laundry Off-street parking Pet-friendly Community playground Convenient location near local shops and restaurants Schedule a tour today to see if this apartment is the right fit for you! 6 Institute St, Apt. #21, Adams, NY 13605 *SJ School District * 2nd Floor Apartment Rent: $850 + Deposit of $850 OR a Non-refundable move in fee of $450 Application: $20 fee per person. Includes a credit/background screening Lease Terms: 12 month Utilities: Tenant is responsible for all utilities except trash, snow removal and lawn care. Water/Sewer $35.00 monthly flat fee. Pet Policy: All pets require owner approval. Max 2 pets. $200 non-refundable fee + $25-40/month in rent per pet. *Does not apply to service or ES animals* **ALL ESA/SUPPORT animals must be verified using Pet Screening, you can complete this by visiting ghomespm petscreening com -Schedule showings at ghomespm. com Please visit this link for showing instructions and/or for help with any questions you might have. videoask. com f0toqx7x4 Genuine Homes Property Management **** 315-216-7774

Let's explore this property.

Amenities for Hilltop

Apartment Amenities

Trash

Appliances

DishwasherMicrowave
RangeRefrigerator
Stove

Building

Onsite Laundry

Grounds

Dog StationsOff-Street Parking
Outdoor Space

Services

Lawn CareSnow Removal
Units, floor plans, amenities, dimensions, details, availability, and prices may be approximate and subject to change. Please contact a community representative for more information.

Policies and fees

Applicants

Applicants

One-time.

Contact Property

REQUIRED FEES

Security Deposit

One-time. Refundable.

Contact Property
Building details

Property details

Units25
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About Hilltop

HomeApartments in Adams Hilltop

Welcome to this charming 1-bedroom, 1-bath apartment in Adams, NY. This pet-friendly apartment offers off-street parking, on-site laundry facilities, and dog stations for added convenience. Enjoy a location close to shopping, dining, and everyday amenities, with easy access to nearby stores and restaurants. Residents also have access to a community outdoor recreation area located behind the building. Don’t miss this comfortable apartment in a convenient Adams location! - SHOWINGS: Our showings are self guided. Schedule at ghomespm. com - QUESTIONS? Check out the link below: videoask. com f0toqx7x4 Location: 6 Institute St, Adams NY 13605 Apartment # 5 *SJ School District * 1st Floor Apartment ** All of our showings are self guided. Please visit this link for showing instructions and/or for help with any questions you might have. videoask. com f0toqx7x4 Rent: $775.00 + Deposit of $775.00 OR a Non-refundable move in fee of $400.00 Utilities: Tenant is responsible for all utilities except trash, snow removal and lawn. Water/Sewer $35.00 monthly flat fee. Pet Policy: All pets require owner approval. Max 2 pets. $200 non-refundable fee + $25-40/month in rent per pet. *Does not apply to service or ES animals* **ALL ESA/SUPPORT animals must be verified using Pet Screening, you can complete this by visiting ghomespm petscreening com (small breeds and cats only) Application: $20 fee per person. Includes a credit/background screening Lease Terms: We offer 12 month leases but are willing to accommodate to your needs ! - SHOWINGS: Our showings are SELF GUIDED. -Schedule showings at ghomespm. com Please visit this link for showing instructions and/or for help with any questions you might have. videoask. com f0toqx7x4 Genuine Homes Property Management **** 315-216-7774


Zumper Expert Rating

Our expert rating is based on a weighted average score of property attributes that renters care about most: price, amenities, location, quality, and trust.
8.8
/10
Very Good
With a solid 8.8 out of 10 overall, Hilltop is a great option for renters. While some aspects, like Quality, might not be as distinguished as other properties nearby, Hilltop has a number of attractive features—namely its Price— so you can be assured your rent will come with a high standard of living.
How we rated Hilltop
Price·10A score that weighs the cost and location of the property, which we calculate by comparing rent prices of recent units to the median price of nearby rentals, adjusting for overall quality and features.
Hilltop offers an excellent balance between price and value. It's priced competitively for its amenities, location, and other key features. Compared to the median price per bedroom in the area, this property is less than, or about the same as, nearby rentals, so residents can expect great value without too many compromises on their desired standard of living.
Amenities·10A score based on the amenities offered at this property compared to other rentals in the area. We consider the quantity, quality, and popularity of features both on site and within the units.
Hilltop stands out as a premier property with an impressive array of amenities and an excellent standard of living. Residents here have access to many of the most popular and desired perks, making this one of the top choices for renters seeking unparalleled comfort and convenience.
Location·9A score based on proximity and ease of access to shops, restaurants, schools, and public transportation while considering the desirability of the area.
Hilltop is exceptional when it comes to location and conveniences. Communication with management or leasing staff is usually quick and easy and they often use advanced scheduling and communication tools to streamline the process. The location of this property offers easy access to popular points of interest in the area and options for getting around.
Quality·6A score based on what makes the property stand out, such as luxury features, unique offerings, age of the building, and our ability to verify the accuracy of these details.
While Hilltop does not have many hallmark characteristics to highlight, it has some qualities and features that will resonate with a broad range of renters.
Trustworthiness·8A score based on the accuracy, completeness, recency, and usefulness of the information provided by this property, so you can trust that what you see is what you get.
The level of transparency this property provides distinguishes it as a great rental. With a high attention to detail and desirable features, renters can be sure they will get an accurate picture of their potential new home.

Hilltop is great for:

Social life

  • 7 restaurants within 1 mile of this property
  • Areas nearby are accessible by walking
  • 1 theater, music venue, or sports arena nearby
  • 2 museums, art galleries, or cultural centers within 1 mile

Eco living

  • 1 park within a mile
  • Public transit available nearby
  • You can get around by foot in this area
  • On-site recycling or composting options

Property highlights

We compared every listing in the surrounding area to determine which amenities are most common. If a building lacks an amenity that most others in the area have, it is a con. If a building has an amenity most others in the area do not, it is a pro. Similarly, price, schools, and size are calculated relative to the size, price, and distance to schools of the other properties nearby.

How Hilltop compares to other nearby properties.

Positives

Elementary school nearby
There is an elementary school 3 miles away
High school nearby
There is a high school 1 mile away
Middle school nearby
There is a middle school 1 mile away
More space
The 1-bedroom is 800 sqft larger than other listings nearby
Dishwasher
Dishwasher available in kitchen
Images Available
There are at least 10 photos of this address
Laundry available on site
Washers and dryers are available in-building or in-unit
Outdoor space
Easy access to the outdoors

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Rent trends in Adams

1-bedroom apartments here are priced 3% lower than 1-bedrooms in Adams.

If you decide to upgrade your space, you can expect 2-bedrooms at Hilltop to be 19% less than the average for similarly sized apartments in Adams.

Median rents as of Sep 12 2026.
Adams
A table of 1-bedroom apartment rental data trends in Adams
MonthMedian Rent
November 2024$700
December 2024$712
January 2025$718
February 2025$725
March 2025$725
November 2025$775
December 2025$778
January 2026$796
February 2026$800
March 2026$800
April 2026$800
May 2026$800
June 2026$788
July 2026$797
August 2026$787
September 2026$795

Affordability calculator

Can I afford to live at 6 Institute St?

Bedrooms

Rent-to-income ratio

30%

Slide to adjust the percentage of your monthly income you are willing to spend on rent.
The general rule of thumb is to spend around 30% or less of your income on rent.
Recommended income

$31,000/yr

With your selected rent-to-income ratio, you'd ideally want to make $31,000 annually to afford this 1-bedroom monthly rent price of $775.
For more information on rent affordability, visit our rent calculator.

Schools near Hilltop

Maynard P. Wilson Elementary School

13180 us rt 11

adams center, NY, 13606

PK, K-5Public
C+

Mannsville Manor Elementary School

423 n main st

mannsville, NY, 13661

PK, K-5Public
C

Jefferson-Lewis-Hamilton-Herkimer-Oneida Boces

20104 state rte 3

watertown, NY, 13601

K-12Public
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Internet available near Hilltop

Getting around Adams near 6 Institute St

Walking

3/10
Fewer daily needs are within walking distance (unless you’re up for a challenge).

Driving

10/10
Commuting is easy with multiple accessible routes and plenty of parking.

Points of interest for 6 Institute St, Adams

Groceries

2/10
No grocery stores within walking distance

Shopping

3/10
Some shops within walking distance

Cafes

5/10
Some cafés within walking distance

Restaurants

4/10
Some restaurants within walking distance

Primary schools

2/10
No elementary schools within a 30-minute walk

High schools

2/10
No high schools within a 30-minute walk

Nightlife

4/10
Few or no bars within walking distance

Explore the area around 6 Institute St

Tops Friendly Market
10916 US Route 11

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