10 Nosband Ave Unit 3J · White Plains, NY 10605

$199,000

1 bd · 1.0 ba · 850 sqft · Condo · 32 Days on market

Built 1930

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 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 large one bedroom unit has been lovingly updated and impeccably maintained by the current owner. Gorgeous renovated eat-in kitchen with granite counters, stainless steel appliances and exquisite backsplash. The living room opens to both the foyer and the kitchen making for effortless entertaining and easy living. The expansive master bedroom has large closet and ample room for a king size bed and furniture. High ceilings and gleaming hardwood floors throughout the unit. All this in a exceptionally well managed pre-war building close to the heart of white plains yet set back on a quiet street.

Key facts

• Stone detailing
• Graceful staircase
• Elegant lobby

Tags

• TUDOR STYLE BUILDING
• BRICK FACADE
• STONE DETAILING
• ELEGANT LOBBY
• GEOMETRIC TILED FLOORING
• GRACEFUL STAIRCASE

Property features AI

Finance

• HOA & community: Association fee includes heat, hot water, sewer, and water

Exterior

• Parking: Has garage; Carport: No; Parking features: Waitlist
• Utilities: Electric service by Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; Six-story building; One-level unit; Entry level 3
• Construction: Brick and frame construction
• Exterior features: Brick and frame construction; Not waterfront; Near public transit, schools, and shops

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bedrooms: Entry level is 3 (one-level unit)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heat; Wall/window air conditioning unit(s)
• Interior features: Elevator; Common area laundry; Gas cooktop, Microwave, Refrigerator
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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); 112 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 $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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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: 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.47% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 1.68×
• Total profit: $38,133
• Equity at exit: $29,672

10-year hold

• IRR: 27.3%
• Equity multiple: 3.81×
• Total profit: $156,655
• Equity at exit: $17,206

Cash invested: $55,720 (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: 112
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,930 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $940

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,077	-5% $1,008	+0% $940	+5% $871	+10% $802
Rent	-10% $708	-5% $824	+0% $940	+5% $1,055	+10% $1,171
Rate	-1.0pp $1,040	-0.5pp $990	base $940	+0.5pp $888	+1.0pp $836

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: $49,750
• Closing costs: $5,970
• 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	26d	1	0.03mi
50 Dekalb Ave Unit N4F White Plains, NY	1.0	1.0	1000	$3,100	$3.10	22d	1	0.36mi
250 Mamaroneck Ave White Plains, NY	1.0–3.0	1.0–2.5	1298	$3,389	$2.61	0d	122	0.45mi
1 DeKalb Ave White Plains, NY	1.0	1.0	749	$3,390	$4.53	45d	1	0.53mi
100 Hale Ave White Plains, NY	2.0	1.0–2.0	908	$3,993	$4.40	0d	11	0.57mi
10 Lyon Pl White Plains, NY	2.0	1.0–2.0	870	$3,405	$3.91	45d	17	0.57mi
1 Lyon Pl Unit 509 White Plains, NY	1.0	1.0	668	$2,980	$4.46	5d	1	0.60mi
1 Lyon Pl Unit 907 White Plains, NY	2.0	2.0	1120	$4,555	$4.07	5d	1	0.60mi
131 Mamaroneck Ave White Plains, NY	3.0	1.0–2.0	974	$3,900	$4.00	0d	17	0.68mi
51 S Broadway White Plains, NY	1.0	1.0	752	$3,342	$4.44	5d	2	0.69mi
210 Martine Ave Unit 5G White Plains, NY	—	1.0	550	$2,150	$3.91	21d	1	0.77mi
10 City Pl Unit 2D White Plains, NY	1.0	1.5	1069	$3,895	$3.64	17d	1	0.80mi
7-11 S Broadway White Plains, NY	1.0	1.0	746	$3,295	$4.42	15d	1	0.85mi
1 Franklin Ave Unit 4DD White Plains, NY	—	1.0	550	$1,950	$3.55	6d	1	0.87mi
1 S Broadway Apt 1L White Plains, NY	2.0	1.0	1000	$2,950	$2.95	45d	1	0.87mi
1 S Broadway Unit 4M White Plains, NY	—	1.0	600	$2,207	$3.68	45d	1	0.88mi
1 Renaissance Sq Unit 7B White Plains, NY	1.0	1.5	1048	$5,500	$5.25	45d	1	0.90mi
4 Martine Ave White Plains, NY	1.0	1.0	707	$2,750	$3.89	4d	1	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$3,025	$3.91	21d	2	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,850	$3.69	15d	2	0.91mi
4 Martine Ave White Plains, NY	1.0	1.0–1.5	773	$2,900	$3.75	45d	2	0.91mi
300 Main St White Plains, NY	1.0	1.0	956	$2,825	$2.95	24d	2	0.94mi
312 Main St Apt 2 E White Plains, NY	1.0	1.0	800	$2,450	$3.06	15d	1	0.96mi
1 Martine Ave White Plains, NY	1.0–2.0	1.0–2.0	780	$2,850	$3.65	1d	10	0.97mi
57 Bank St Unit 1040036P White Plains, NY	1.0	1.0	592	$7,170	$12.11	21d	1	0.97mi
57 Bank St Unit 1040035P White Plains, NY	2.0	1.0–2.0	726	$7,940	$10.94	5d	3	0.97mi
55 Bank St White Plains, NY	2.0	1.0–2.0	813	$3,878	$4.77	0d	22	0.99mi
15 Bank St White Plains, NY	1.0–2.0	1.0–2.0	934	$2,674	$2.86	1d	19	1.04mi
440 Hamilton Ave White Plains, NY	2.0	1.0–2.0	880	$4,078	$4.63	0d	28	1.04mi
42 Barker Ave Unit 4C White Plains, NY	1.0	1.0	800	$2,300	$2.88	45d	1	1.06mi
25 N Lexington Ave White Plains, NY	3.0	1.0–2.0	988	$4,327	$4.38	0d	27	1.08mi
37 Lake St White Plains, NY	1.0–2.0	1.0	685	$2,580	$3.76	45d	1	1.09mi
30 Lake St Apt 2I White Plains, NY	2.0	1.0	950	$3,100	$3.26	7d	1	1.11mi
7 Lake St Unit 8k White Plains, NY	2.0	1.0	975	$3,150	$3.23	46d	1	1.12mi
27 Barker Ave White Plains, NY	2.0	1.0–2.0	1131	$4,144	$3.66	0d	19	1.12mi
21 Lake St Unit 6G White Plains, NY	1.0	1.0	806	$2,650	$3.29	45d	1	1.14mi
37 Lake St Unit 2B White Plains, NY	2.0	1.0	721	$3,140	$4.36	22d	1	1.17mi
26 Hillside Ter Unit F White Plains, NY	1.0	1.0	782	$2,700	$3.45	45d	1	1.20mi
17 Terrace Ave White Plains, NY	2.0	1.0	980	$3,500	$3.57	26d	1	1.22mi
55 McKinley Ave Unit D2-3 White Plains, NY	1.0	1.0	809	$2,400	$2.97	45d	1	1.37mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-21
   days on market $199,000 Active 32 DOM
2. 2026-06-18
   days on market $199,000 Active 29 DOM
3. 2026-06-17
   days on market $199,000 Active 28 DOM
4. 2026-06-16
   days on market $199,000 Active 27 DOM
5. 2026-06-15
   days on market $199,000 Active 26 DOM
6. 2026-06-13
   days on market $199,000 Active 24 DOM
7. 2026-06-13
   days on market $199,000 Active 23 DOM
8. 2026-06-09
   days on market $199,000 Active 20 DOM
9. 2026-06-08
   days on market $199,000 Active 19 DOM
10. 2026-06-07
    days on market $199,000 Active 18 DOM
11. 2026-06-04
    days on market $199,000 Active 15 DOM
12. 2026-06-03
    days on market $199,000 Active 14 DOM
13. 2026-06-02
    days on market $199,000 Active 13 DOM
14. 2026-06-01
    days on market $199,000 Active 12 DOM
15. 2026-05-31
    days on market $199,000 Active 11 DOM
16. 2026-05-15
    listed $199,000 Active
17. 2024-02-01
    historical $2,300
18. 2023-10-26
    listed $2,300
19. 2019-06-26
    soldstatus $178,000 Sold 609-char remark

    Show marketing remark (609 chars)

    This large one bedroom unit has been lovingly updated and impeccably maintained by the current owner. Gorgeous renovated eat-in kitchen with granite counters, stainless steel appliances and exquisite backsplash. The living room opens to both the foyer and the kitchen making for effortless entertaining and easy living. The expansive master bedroom has large closet and ample room for a king size bed and furniture. High ceilings and gleaming hardwood floors throughout the unit. All this in a exceptionally well managed pre-war building close to the heart of white plains yet set back on a quiet street.

20. 2019-05-09
    status Pending 609-char remark

    Show marketing remark (609 chars)

    This large one bedroom unit has been lovingly updated and impeccably maintained by the current owner. Gorgeous renovated eat-in kitchen with granite counters, stainless steel appliances and exquisite backsplash. The living room opens to both the foyer and the kitchen making for effortless entertaining and easy living. The expansive master bedroom has large closet and ample room for a king size bed and furniture. High ceilings and gleaming hardwood floors throughout the unit. All this in a exceptionally well managed pre-war building close to the heart of white plains yet set back on a quiet street.

21. 2019-02-28
    listed $184,000 Active 609-char remark

    Show marketing remark (609 chars)

    This large one bedroom unit has been lovingly updated and impeccably maintained by the current owner. Gorgeous renovated eat-in kitchen with granite counters, stainless steel appliances and exquisite backsplash. The living room opens to both the foyer and the kitchen making for effortless entertaining and easy living. The expansive master bedroom has large closet and ample room for a king size bed and furniture. High ceilings and gleaming hardwood floors throughout the unit. All this in a exceptionally well managed pre-war building close to the heart of white plains yet set back on a quiet street.

22. 2014-03-15
    price $95,000 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

23. 2013-12-27
    soldstatus $95,000 Sold 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

24. 2013-12-27
    soldstatus $95,000

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

25. 2013-11-16
    historical 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

26. 2013-09-09
    historical Pending 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

27. 2013-09-09
    price $99,000 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

28. 2013-06-22
    price $99,000 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

29. 2013-05-28
    listed $129,000 Active 198-char remark

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

30. 2013-05-28
    listed $99,000

    Show marketing remark (198 chars)

    A lovely prewar Tudor building. Hardwood Floors, Pet friendly building. Municipal parking across street. Easy access to shops, transportation, schools. Special Assess. For capital improvement $64.43

ⓘ 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: $35,162
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,813
• − Management: −$2,813
• − Depreciation: −$5,789
• Taxable income: $8,620
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $9,206/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

+101.0% since first listed

15 events — show timeline

• 2026-05-15 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-01 Rental Removed $2,300 ONEKEY
• 2023-10-26 Listed for Rent $2,300 ONEKEY
• 2019-06-26 Sold (MLS) $178,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-02-28 Listed $184,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $95,000 HGMLS
• 2013-12-27 Sold (MLS) $95,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-27 Sold (MLS) $95,000 HGMLS
• 2013-11-16 Delisted — HGMLS
• 2013-09-09 Contingent — HGMLS
• 2013-09-09 Price Changed $99,000 HGMLS
• 2013-06-22 Price Changed $99,000 HGMLS
• 2013-05-28 Listed $129,000 HGMLS
• 2013-05-28 Listed $99,000 OneKey® MLS as Distributed by MLS Grid