10 Nosband Ave Unit 1C · White Plains, NY 10605

$350,000

2 bd · 1.0 ba · 1,150 sqft · Condo · 41 Days on market

Built 1930 $304/sqft · 6% above area Est $329k · 6% over

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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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +4.7/10.0
• ARV discount +4.6/15.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful unit could be your new home! This fully renovated move in ready unit has a immense living room which opens into a enormous dining room , perfect for entertaining. New hardwood floors throughout, new outlets and switches. The kitchen is filled with luxury including cherry wood cabinet , granite countertops, window sills, and composite sink, a new stove and microwave! The living room is very enjoyable with a speaker wire routed under the floor creating the perfect surround sound! New light fixtures throughout. In the bathroom there is a new vanity bowl and faucet with sliding glass shower doors. The bedrooms have enormous space with California closets and in the second bedroom a Murphy bed which comes with the unit. There is so much to make you feel just at home. What's stopping you? Make the apt to see this unit in person today! Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Fully renovated
• Gas fireplace
• New gas stove

Tags

• FULLY RENOVATED
• GAS FIREPLACE
• CHERRY WOOD CABINETRY
• GRANITE COUNTERTOPS
• NEW GAS STOVE
• NEW MICROWAVE

Property features AI

Finance

• Other: Building features a park and playground nearby
• HOA & community: Managed by Librett Management; Building amenities include elevators, live-in superintendent, and a park; Association fee includes heat and hot water

Exterior

• Parking: Assigned parking; Garage parking (1 garage space); Other parking options; Parking waitlist; Parking fee of $80
• Security: Security system
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; One level; Entry at level 1; Building has 6 stories
• Construction: Brick and stucco construction
• Exterior features: Brick and stucco exterior; Bicycle room in building; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances; Granite counters
• Bedrooms: One bedroom on first floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heating; Wall/window cooling unit(s)
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Elevator in building; First-floor bedroom; Granite countertops; Master bedroom on main level; Blinds on windows; Common area laundry; Tankless water heater; Intercom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in White Plains — 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 71/100 on livability (#410 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, crime A-; Watch: amenities F, cost of living F.
• White Plains City School District (urban): math 49% / reading 54% proficiency, ranked #313 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: White Plains Middle School (math 36% / reading 53%, grade D, #348 of 729 statewide, top 50%, 1,517 students, 50% FRL); White Plains Senior High School (math 89% / reading 67%, grade A-, #577 of 1,100 statewide, top 52%, 2,220 students, 53% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 111 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $250k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $328,744
• List price: $350,000
• Delta: 6.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.44% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-16,370
• Equity at exit: $52,186

10-year hold

• IRR: 9.0%
• Equity multiple: 1.80×
• Total profit: $78,090
• Equity at exit: $30,262

Cash invested: $98,000 (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 10605

• Rents YoY: 6.4%
• Active inventory: 111
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,606 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $430

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 83%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Old Mamaroneck Rd Unit 2E White Plains, NY	1.0	1.0	700	$1,912	$2.73	24d	1	0.03mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	20d	1	0.36mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$7,098	$5.47	1d	126	0.45mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	43d	1	0.53mi
42 Waller Ave White Plains, NY	2.0	1.0	1150	$3,300	$2.87	43d	1	0.54mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$4,961	$5.46	1d	11	0.57mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$4,375	$5.03	43d	17	0.57mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	3d	1	0.60mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$5,355	$5.50	1d	19	0.68mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	3d	2	0.69mi
240 Martine Ave Apt 4G White Plains, NY	3.0	2.0	1460	$4,195	$2.87	43d	1	0.77mi
234 Martine Ave White Plains, NY	3.0	2.0	1460	$4,195	$2.87	24d	1	0.77mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	15d	1	0.80mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	13d	1	0.85mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	43d	1	0.87mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	43d	1	0.90mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	2d	1	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	19d	2	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	43d	2	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	13d	2	0.91mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	22d	2	0.94mi
9 Ridgeview Ave White Plains, NY	3.0	1.0	1500	$3,500	$2.33	24d	1	0.96mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	13d	1	0.96mi
34 S Lexington Ave White Plains, NY	1.0–2.0	1.0–2.0	871	$4,195	$4.82	5d	6	0.96mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	827	$4,295	$5.19	2d	12	0.97mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$9,348	$12.88	3d	3	0.97mi
55 Bank St White Plains, NY	2.0	1.0–2.0	861	$5,420	$6.30	1d	23	0.99mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$5,064	$5.42	1d	20	1.04mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$5,554	$6.31	1d	31	1.04mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	43d	1	1.06mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$6,146	$6.22	1d	28	1.08mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$3,240	$4.73	43d	1	1.09mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	5d	1	1.11mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	44d	1	1.12mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	43d	1	1.14mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	20d	1	1.17mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	43d	1	1.20mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	24d	1	1.22mi
55 N Broadway Unit 3-15H White Plains, NY	2.0	2.5	1310	$3,850	$2.94	43d	1	1.22mi
28 Beechwood Ave West Harrison, NY	3.0	1.0	1239	$4,800	$3.87	17d	1	1.35mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-18
   days on market $350,000 Active 41 DOM
2. 2026-06-17
   days on market $350,000 Active 40 DOM
3. 2026-06-16
   days on market $350,000 Active 39 DOM
4. 2026-06-15
   days on market $350,000 Active 38 DOM
5. 2026-06-13
   days on market $350,000 Active 36 DOM
6. 2026-06-13
   days on market $350,000 Active 35 DOM
7. 2026-06-09
   days on market $350,000 Active 32 DOM
8. 2026-06-08
   days on market $350,000 Active 31 DOM
9. 2026-06-07
   days on market $350,000 Active 30 DOM
10. 2026-06-04
    days on market $350,000 Active 27 DOM
11. 2026-06-03
    days on market $350,000 Active 26 DOM
12. 2026-06-02
    days on market $350,000 Active 25 DOM
13. 2026-06-01
    days on market $350,000 Active 24 DOM
14. 2026-05-31
    days on market $350,000 Active 23 DOM
15. 2026-05-08
    listed $310,000 Active 1620-char remark
16. 2023-07-09
    historical
17. 2023-07-02
    price $280,000
18. 2023-03-30
    price $285,000
19. 2023-03-20
    price $299,000
20. 2023-03-20
    listed $275,000 Active
21. 2018-06-05
    soldstatus $250,000 Sold

    Show marketing remark (908 chars)

    This beautiful unit could be your new home! This fully renovated move in ready unit has a immense living room which opens into a enormous dining room , perfect for entertaining. New hardwood floors throughout, new outlets and switches. The kitchen is filled with luxury including cherry wood cabinet , granite countertops, window sills, and composite sink, a new stove and microwave! The living room is very enjoyable with a speaker wire routed under the floor creating the perfect surround sound! New light fixtures throughout. In the bathroom there is a new vanity bowl and faucet with sliding glass shower doors. The bedrooms have enormous space with California closets and in the second bedroom a Murphy bed which comes with the unit. There is so much to make you feel just at home. What's stopping you? Make the apt to see this unit in person today! Additional Information: HeatingFuel:Oil Above Ground,

22. 2018-02-26
    historical Pending

    Show marketing remark (908 chars)

    This beautiful unit could be your new home! This fully renovated move in ready unit has a immense living room which opens into a enormous dining room , perfect for entertaining. New hardwood floors throughout, new outlets and switches. The kitchen is filled with luxury including cherry wood cabinet , granite countertops, window sills, and composite sink, a new stove and microwave! The living room is very enjoyable with a speaker wire routed under the floor creating the perfect surround sound! New light fixtures throughout. In the bathroom there is a new vanity bowl and faucet with sliding glass shower doors. The bedrooms have enormous space with California closets and in the second bedroom a Murphy bed which comes with the unit. There is so much to make you feel just at home. What's stopping you? Make the apt to see this unit in person today! Additional Information: HeatingFuel:Oil Above Ground,

23. 2018-02-22
    listed $265,000 Active

    Show marketing remark (908 chars)

    This beautiful unit could be your new home! This fully renovated move in ready unit has a immense living room which opens into a enormous dining room , perfect for entertaining. New hardwood floors throughout, new outlets and switches. The kitchen is filled with luxury including cherry wood cabinet , granite countertops, window sills, and composite sink, a new stove and microwave! The living room is very enjoyable with a speaker wire routed under the floor creating the perfect surround sound! New light fixtures throughout. In the bathroom there is a new vanity bowl and faucet with sliding glass shower doors. The bedrooms have enormous space with California closets and in the second bedroom a Murphy bed which comes with the unit. There is so much to make you feel just at home. What's stopping you? Make the apt to see this unit in person today! Additional Information: HeatingFuel:Oil Above Ground,

24. 2017-08-03
    historical
25. 2016-12-06
    listed $265,000 Active
26. 2004-03-30
    soldstatus $125,000
27. 2004-01-29
    price $139,500
28. 2004-01-29
    historical
29. 2003-07-15
    listed $125,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,271
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,462
• − Management: −$3,462
• − Depreciation: −$10,182
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $5,264/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: White Plains City School District
• NCES district ID: 3631260
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 2.00%
• Median HH income: $78,366
• Composite: 46.72/100
• National rank: #2397
• State rank: #313 of 590 in NY

Livability — White Plains

• Score: 71/100
• State rank: #410
• US rank: #6801

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Plains, NY
• County: Westchester County · 709,332 people
• City population: 61,281
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 19,493
• Household income: $148,982
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 581.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 9% Asian 8% Black 8%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Scotch-Irish 5% Romanian 4% Italian 1%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 73% English-only · Spanish 13% Other Indo-European 5% German/W. Germanic 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: ▼ -580.55%
• Current HPI: 266.0542
• Rent YoY: ▲ 6.44%
• 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

+180.0% since first listed

16 events — show timeline

• 2026-05-23 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-08 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-02 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-30 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-20 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-20 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-05 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-26 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-02-22 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-12-06 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2004-03-30 Sold (MLS) $125,000 HGMLS
• 2004-01-29 Delisted — HGMLS
• 2004-01-29 Price Changed $139,500 HGMLS
• 2003-07-15 Listed $125,000 HGMLS