37 Brompton Rd Unit 3D · Thomaston, NY 11022

$398,000

1 bd · 1.0 ba · 864 sqft · Condo · 46 Days on market

Built 1930

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Why this score? — see what drove the F 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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Just Move right in to this beautiful spacious apartment walk to LIRR and shops. Brand New Eat in Kitchen Brand New Bathroom, private Washer/Dryer, Additional information: Appearance:Like New

Key facts

• High-end appliances
• Updated kitchen
• Mini-laundry area

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• HIGH-END APPLIANCES
• THREE GENEROUS CLOSETS
• HIGH-END WASHER DRYER
• MINI-LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $398k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (23.3% below list).
• Recommended offer: $305k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#121 in NY, #1,966 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Great Neck Union Free School District (suburban): math 86% / reading 83% proficiency, ranked #30 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Lakeville Elementary School (math 94% / reading 94%, grade A+, #16 of 2,108 statewide, top 1%, 762 students, 19% FRL); Great Neck South Middle School (math 79% / reading 81%, grade A+, #28 of 729 statewide, top 4%, 861 students, 23% FRL); Great Neck South High School (math 100% / reading 92%, grade A+, #71 of 1,100 statewide, top 7%, 1,262 students, 0% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (3.0% local appreciation)).
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($386k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,411 (23.3% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 1.84%
• Cash-on-cash: -15.90%
• DSCR: 0.29
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.59×
• Total profit: $-45,363
• Equity at exit: $178,958

10-year hold

• IRR: -1.6%
• Equity multiple: 0.74×
• Total profit: $-28,589
• Equity at exit: $275,796

Cash invested: $111,440 (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 11022

• Active inventory: 1
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,054 high
• Mortgage (P&I): −$2,087
• Tax est. 1.5%: −$498 /mo · $5,970/yr
• Insurance: −$166
• HOA est. from 1 same-building comp: −$1,139
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-1,477

Break-even live

Break-even rent $4,923

Max offer price $184,313

Occupancy floor —

Sensitivity live

Price	-10% $-1,202	-5% $-1,339	+0% $-1,477	+5% $-1,614	+10% $-1,752
Rent	-10% $-1,718	-5% $-1,597	+0% $-1,477	+5% $-1,356	+10% $-1,235
Rate	-1.0pp $-1,276	-0.5pp $-1,376	base $-1,477	+0.5pp $-1,580	+1.0pp $-1,685

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Schenck Ave Unit 2D Great Neck Plaza, NY	1.0	1.0	750	$2,200	$2.93	44d	1	0.11mi
17 Schenck Ave Unit 3B Great Neck Plaza, NY	1.0	1.0	700	$2,295	$3.28	14d	1	0.12mi
12 Welwyn Rd Unit 2P Great Neck Plaza, NY	2.0	1.0	795	$2,735	$3.44	45d	1	0.20mi
70 Knightsbridge Rd Unit 3F Great Neck Plaza, NY	2.0	1.0	850	$3,450	$4.06	44d	1	0.24mi
60 Knightsbridge Rd Unit 3F Great Neck Plaza, NY	2.0	1.0	850	$3,550	$4.18	5d	1	0.25mi
7 Bond St Unit 3J Great Neck, NY	1.0	1.0	650	$2,800	$4.31	20d	1	0.27mi
50 Knightsbridge Rd Unit 2B Great Neck Plaza, NY	2.0	1.0	850	$3,450	$4.06	5d	1	0.27mi
10 Canterbury Rd Great Neck, NY	1.0	1.5	796	$3,600	$4.52	0d	1	0.31mi
141 Great Neck Rd Unit 2G Great Neck, NY	2.0	1.5	1000	$4,250	$4.25	4d	1	0.35mi
4 Maple Dr Apt 6H Great Neck, NY	1.0	1.0	900	$2,300	$2.56	44d	1	0.36mi
16 Stoner Ave Unit 2G Great Neck, NY	1.0	1.0	700	$2,800	$4.00	44d	1	0.40mi
4 Chelsea Pl Apt 3F Great Neck, NY	2.0	2.0	900	$4,600	$5.11	25d	1	0.49mi
37 Spruce St Unit 2 Great Neck, NY	2.0	1.0	900	$3,500	$3.89	44d	1	0.50mi
261 Schenck Ave Unit 2nd Floor Great Neck, NY	2.0	1.0	1000	$3,500	$3.50	25d	1	0.72mi
261 Schenck Ave Unit 1st Floor Great Neck, NY	2.0	1.0	975	$3,700	$3.79	25d	1	0.72mi
240 E Shore Rd Great Neck, NY	3.0	1.0–2.5	999	$4,803	$4.81	0d	1	1.02mi
4212 Marathon Pkwy Little Neck, NY	1.0	1.0	550	$2,375	$4.32	25d	1	1.28mi
14 Beach Rd Unit 3B Great Neck, NY	2.0	1.0	850	$3,500	$4.12	20d	1	1.45mi
14 Beach Rd Unit 3A Great Neck, NY	2.0	1.0	1000	$3,400	$3.40	11d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-01-26
   status Pending
2. 2025-12-11
   listed $398,000 Active
3. 2023-07-18
   soldstatus $350,000 Closed 190-char remark

   Show marketing remark (190 chars)

   Just Move right in to this beautiful spacious apartment walk to LIRR and shops. Brand New Eat in Kitchen Brand New Bathroom, private Washer/Dryer, Additional information: Appearance:Like New

4. 2023-05-05
   status Pending 190-char remark

   Show marketing remark (190 chars)

   Just Move right in to this beautiful spacious apartment walk to LIRR and shops. Brand New Eat in Kitchen Brand New Bathroom, private Washer/Dryer, Additional information: Appearance:Like New

5. 2023-04-18
   listed $350,000 Active 190-char remark

   Show marketing remark (190 chars)

   Just Move right in to this beautiful spacious apartment walk to LIRR and shops. Brand New Eat in Kitchen Brand New Bathroom, private Washer/Dryer, Additional information: Appearance:Like New

6. 2021-10-22
   historical
7. 2021-10-03
   price $349,000
8. 2021-09-18
   price $359,000
9. 2021-09-07
   price $369,000
10. 2021-08-25
    listed $379,000 Active
11. 2021-08-13
    price $379,000
12. 2021-08-13
    historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,649
• − Mortgage interest: −$22,294
• − Property taxes: −$5,970
• − Insurance: −$1,990
• − Repairs & maintenance: −$2,932
• − Management: −$2,932
• − HOA: −$13,668
• − Depreciation: −$11,578
• Taxable loss: −$24,715
• Est. tax savings @ 24.0%: +$5,932
• After-tax cash flow: $-11,789/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: Great Neck Union Free School District
• NCES district ID: 3612510
• Math proficiency: 86% ▬ 0.00%
• Reading proficiency: 83% ▬ 0.00%
• Median HH income: $99,939
• Composite: 76.19/100
• National rank: #111
• State rank: #30 of 590 in NY

Livability — Thomaston

• Score: 80/100
• State rank: #121
• US rank: #1966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomaston, NY

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 1,409,302 people
• By 2030: 1,431,482 · +1.6%
• By 2040: 1,471,607 · +4.4%
• By 2050: 1,502,845 · +6.6%
• By 2075: 1,575,403 · +11.8%
• By 2100: 1,554,356 · +10.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+5.0% since first listed

12 events — show timeline

• 2026-01-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Listed $398,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-18 Sold (MLS) $350,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-04-18 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-03 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-18 Price Changed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-07 Price Changed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-25 Listed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-13 Price Changed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-13 Coming Soon — OneKey® MLS as Distributed by MLS Grid