604 Tompkins Ave Unit 1A · Mamaroneck, NY 10543

$215,000

1 bd · 1.0 ba · 800 sqft · Condo · 52 Days on market

Built 1926

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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).

• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• Cash flow +6.0/30.0
• Rent growth +4.2/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

Key facts

• Mamaroneck location
• Harbor island park
• Laundry room

Tags

• BONUS ROOM
• EAT IN KITCHEN
• LAUNDRY ROOM
• MAMARONECK LOCATION
• HARBOR ISLAND PARK
• WATERFRONT COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.0% vs local median 3.1% in Mamaroneck — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#491 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: amenities C-, commute F, cost of living F.
• Rye Neck Union Free School District (suburban): math 78% / reading 84% proficiency, ranked #40 of 590 in NY (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: F E Bellows Elementary School (math 76% / reading 80%, grade A, #239 of 2,108 statewide, top 11%, 347 students, 13% FRL); Rye Neck Middle School (math 73% / reading 83%, grade A+, #37 of 729 statewide, top 5%, 351 students, 16% FRL); Rye Neck Senior High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 515 students, 16% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 30% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 45% of rent; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% 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 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — 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: 1.49% ✓
• Cap rate: 4.02%
• Cash-on-cash: -8.10%
• DSCR: 0.64
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.21×
• Total profit: $-47,463
• Equity at exit: $32,057

10-year hold

• IRR: -3.1%
• Equity multiple: 0.73×
• Total profit: $-16,254
• Equity at exit: $18,589

Cash invested: $60,200 (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 10543

• Rents YoY: 6.7%
• Active inventory: 124
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,194 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA est. from 2 same-building comps: −$1,444
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $-407

Break-even live

Break-even rent $3,709

Max offer price $156,175

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Tompkins Ave Unit SECOND FLOOR Mamaroneck, NY	2.0	1.0	1100	$3,800	$3.45	43d	1	0.17mi
172 E Prospect Ave Unit 304 Mamaroneck, NY	1.0	2.0	925	$3,620	$3.91	43d	1	0.30mi
501 N Barry Ave Unit 2F Mamaroneck, NY	1.0	1.0	600	$2,150	$3.58	43d	1	0.37mi
538 Jefferson Ave Mamaroneck, NY	1.0	1.0	600	$2,100	$3.50	43d	1	0.45mi
1408 Henry Ave #1 Mamaroneck, NY	2.0	1.0	850	$3,200	$3.76	43d	1	0.54mi
225 Stanley Ave #313 Mamaroneck, NY	1.0	1.0	825	$3,500	$4.24	24d	1	0.54mi
338 Palmer Ave Unit B Mamaroneck, NY	2.0	1.0	900	$3,700	$4.11	24d	1	0.56mi
300 Livingston Ave Unit 3E Mamaroneck, NY	1.0	1.0	946	$3,600	$3.81	43d	1	0.57mi
18 Grand St Mamaroneck, NY	1.0	1.0	790	$3,025	$3.83	20d	1	0.60mi
746 Mamaroneck Ave Mamaroneck, NY	1.0–2.0	1.0–2.0	974	$3,665	$3.76	1d	16	0.65mi
412 Munro Ave Apt 3F Mamaroneck, NY	1.0	1.0	750	$2,950	$3.93	43d	1	0.67mi
57 West St Unit 1 Harrison, NY	1.0	1.0	826	$2,835	$3.43	24d	1	0.77mi
505 Rockland Ave Unit 2 Mamaroneck, NY	1.0	1.0	700	$2,800	$4.00	43d	1	1.04mi
314 Larchmont Acres Unit 4C Mamaroneck, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	1.30mi
4 Larchmont Acres Unit 4C Larchmont, NY	2.0	1.0	1074	$2,985	$2.78	24d	1	1.33mi
48 Oakland Ave Harrison, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	1.34mi
74 Nelson Ave Apt 1 Harrison, NY	2.0	1.0	900	$4,000	$4.44	43d	1	1.46mi
74 Nelson Ave Apt 4 Harrison, NY	2.0	1.0	914	$4,500	$4.92	43d	1	1.46mi
332 Halstead Ave Harrison, NY	1.0–3.0	1.0–3.0	1116	$5,000	$4.48	1d	1	1.47mi

HOA detail condo

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

Listing history 17 events

1. 2026-02-27
   status Pending
2. 2026-01-05
   listed $215,000 Active
3. 2023-08-11
   soldstatus $198,500 Closed 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

4. 2023-06-20
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

5. 2023-05-03
   price $198,500 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

6. 2023-05-03
   status Active 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

7. 2023-03-10
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

8. 2023-02-09
   price $189,000 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

9. 2023-01-02
   listed $191,500 Active 543-char remark

   Show marketing remark (543 chars)

   Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

10. 2022-12-28
    historical $191,500 543-char remark

    Show marketing remark (543 chars)

    Welcome to Evelyn Court, a pet-friendly and well-maintained complex! Move right into this spacious and bright one-bedroom co-op, offering a bonus room and eat-in kitchen. The bonus room could be used as a dining room, small bedroom, office, or any other purpose. This beautiful building provides a laundry room right outside the unit. Conveniently located near downtown Mamaroneck, Harbor Island Park, schools, restaurants, and Metro-North, this charming apartment is ready for you to make your own! Additional Information: Amenities:Storage,

11. 2022-02-11
    soldstatus $189,000 Closed 944-char remark

    Show marketing remark (944 chars)

    Welcome to Mamaroneck. Location and class, who could ask for more. Don’t miss out on this unique one-of-a-kind home with private entrance, eat in kitchen and bonus room. This sunlit beauty offers hardwood floors, sizable rooms, ample closet space, storage, onsite laundry and is ready to be transformed. Transform your bonus room into a den, office, dining room ETC… This homes versatile layout allows you to choose the option that best suits your needs.This centrally located coop is situated on the beautifully manicured grounds of Evelyn Court which is walking distance to shopping, train, Long Island Sound and so much more . This home offers a dog friendly (2 dog) atmosphere, how rare is that? (Cats Welcome Too!) Enjoy the mom and pop shops and easy access to all forms of transportation. See this amazing property today. This beauty just won't last. Nothing to do but unpack. Additional Information: Amenities:Storage,

12. 2021-10-17
    status Pending 944-char remark

    Show marketing remark (944 chars)

    Welcome to Mamaroneck. Location and class, who could ask for more. Don’t miss out on this unique one-of-a-kind home with private entrance, eat in kitchen and bonus room. This sunlit beauty offers hardwood floors, sizable rooms, ample closet space, storage, onsite laundry and is ready to be transformed. Transform your bonus room into a den, office, dining room ETC… This homes versatile layout allows you to choose the option that best suits your needs.This centrally located coop is situated on the beautifully manicured grounds of Evelyn Court which is walking distance to shopping, train, Long Island Sound and so much more . This home offers a dog friendly (2 dog) atmosphere, how rare is that? (Cats Welcome Too!) Enjoy the mom and pop shops and easy access to all forms of transportation. See this amazing property today. This beauty just won't last. Nothing to do but unpack. Additional Information: Amenities:Storage,

13. 2021-09-23
    listed $185,000 Active 944-char remark

    Show marketing remark (944 chars)

    Welcome to Mamaroneck. Location and class, who could ask for more. Don’t miss out on this unique one-of-a-kind home with private entrance, eat in kitchen and bonus room. This sunlit beauty offers hardwood floors, sizable rooms, ample closet space, storage, onsite laundry and is ready to be transformed. Transform your bonus room into a den, office, dining room ETC… This homes versatile layout allows you to choose the option that best suits your needs.This centrally located coop is situated on the beautifully manicured grounds of Evelyn Court which is walking distance to shopping, train, Long Island Sound and so much more . This home offers a dog friendly (2 dog) atmosphere, how rare is that? (Cats Welcome Too!) Enjoy the mom and pop shops and easy access to all forms of transportation. See this amazing property today. This beauty just won't last. Nothing to do but unpack. Additional Information: Amenities:Storage,

14. 2011-10-05
    historical
15. 2011-08-23
    historical Pending
16. 2011-06-29
    price
17. 2011-04-06
    listed Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,328
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,066
• − Management: −$3,066
• − HOA: −$17,328
• − Depreciation: −$6,255
• Taxable loss: −$7,730
• Est. tax savings @ 24.0%: +$1,855
• After-tax cash flow: $-3,023/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: Rye Neck Union Free School District
• NCES district ID: 3625290
• Math proficiency: 78% ▬ 0.00%
• Reading proficiency: 84% ▲ 12.00%
• Median HH income: $99,235
• Composite: 73.17/100
• National rank: #188
• State rank: #40 of 590 in NY

Livability — Mamaroneck

• Score: 69/100
• State rank: #491
• US rank: #8656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mamaroneck, NY
• County: Westchester County · 709,332 people
• City population: 20,989
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,989
• Household income: $126,417
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1152.0

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Hispanic / Latino 27% Two or more races 11% Asian 5% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 2%
• Common ancestry: Russian 3% Romanian 2% Scotch-Irish 2%
• Foreign-born: 28% · Canada, Jamaica, China
• Languages at home: 60% English-only · Spanish 23% Other Indo-European 8% Other Asian/Pacific 2%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -220.53%
• Current HPI: 268.4687
• Rent YoY: ▲ 6.70%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+16.2% since first listed

17 events — show timeline

• 2026-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-11 Sold (MLS) $198,500 OneKey® MLS as Distributed by MLS Grid
• 2023-06-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-05-03 Price Changed $198,500 OneKey® MLS as Distributed by MLS Grid
• 2023-05-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-02-09 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-02 Listed $191,500 OneKey® MLS as Distributed by MLS Grid
• 2022-12-28 Coming Soon $191,500 OneKey® MLS as Distributed by MLS Grid
• 2022-02-11 Sold (MLS) $189,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-09-23 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2011-10-05 Delisted — HGMLS
• 2011-08-23 Contingent — HGMLS
• 2011-06-29 Price Changed — HGMLS
• 2011-04-06 Listed — HGMLS