Updated 21 Hours Ago
Highlights
- Playground
- On-site laundry
- Off-street parking
- Pet-friendly
Location
6 Institute St, Adams, NY 13605, USA
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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.
Things you’ll love
Elementary school nearby- High school nearby
- Middle school nearby
Great for
Social life
Eco living
Floor plans
| 1BR/1.0BA | 1 bed | 1 bath | 584 sqft | $775 /mo | 1 unit available | Welcome to your new home in downtown Adams! This one-bedroom apartment is available now and offers convenient amenities such as on-site laundry, off-street parking, and dog stations for your furry friends. Enjoy the community playground located in the back yard, perfect for relaxing or spending time outdoors. Don't miss out on this opportunity to live in a prime location with all the amenities you need. Schedule a tour of this charming apartment in Adams, NY today! Location: 6 Institute St, Adams, NY 13605 - Unit 15 (2nd floor) 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. Lease Terms: We offer 12 month leases. Application: $20 fee per person. Includes a credit/background screening 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 Details: This home features a spacious open floor plan, Laundry in complex. Genuine Homes Property Management (315)216-7774 ghomespm. com | |
| 2BR/1.0BA | 2 bed | 1 bath | 800 sqft | $850 /mo | 1 unit available | 50% OFF YOUR FIRST MONTH’S RENT! Move in now through November 13th and receive 50% off your first month’s rent (or a prorated amount based on your move-in date). Must sign a full 12-month lease. Features 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
| Dishwasher | Microwave |
| Range | Refrigerator |
| Stove |
Building
| Onsite Laundry |
Grounds
| Dog Stations | Off-Street Parking |
| Outdoor Space |
Services
| Lawn Care | Snow 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
| Units | 25 |
|---|
About Hilltop
Welcome to your new home in downtown Adams! This one-bedroom apartment is available now and offers convenient amenities such as on-site laundry, off-street parking, and dog stations for your furry friends. Enjoy the community playground located in the back yard, perfect for relaxing or spending time outdoors. Don't miss out on this opportunity to live in a prime location with all the amenities you need. Schedule a tour of this charming apartment in Adams, NY today! Location: 6 Institute St, Adams, NY 13605 - Unit 15 (2nd floor) 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. Lease Terms: We offer 12 month leases. Application: $20 fee per person. Includes a credit/background screening 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 Details: This home features a spacious open floor plan, Laundry in complex. Genuine Homes Property Management (315)216-7774 ghomespm. com
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 GoodWith 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.
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:
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 3.4 miles away
- High school nearby
- There is a high school 1.2 miles away
- Middle school nearby
- There is a middle school 1.2 miles away
- More space
- The 1-bedroom is 650 sqft larger than other listings nearby
- Dishwasher
- Dishwasher available in kitchen
- Eco-friendly trash disposal
- This property has recycling pickup
- Images Available
- There are at least 10 photos of this property
- Laundry available on site
- Washers and dryers are available in-building
- Outdoor space
- Easy access to the outdoors
Considerations
- Distance from grocery stores
- The nearest grocery store is 1.1 miles away
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Rent trends in Adams
1-bedroom apartments here are priced 1% 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 Oct 24 2026.
Adams
| Month | Median 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 | $792 |
| October 2026 | $785 |
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
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
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