The Tuesday Number
One NYC market stat, explained in plain English, and why it matters this week — not this quarter.
A weekly NYC real estate letter
NYC real estate, explained without the noise.
Every Tuesday: what actually moved in the market this week, what it means for your building or your budget, and one number worth knowing. Written by a licensed NYC agent, not a content farm.
Where are you in the process?
One email Tuesday. Unsubscribe in one click. Your address never gets sold — I don't do that.
Read by buyers, sellers and small investors across Queens, Brooklyn, the Bronx and Manhattan. NY DOS Licensed Real Estate Salesperson · License #10401373900.
What you'll get
Four things, every week. Nothing else.
Deal Anatomy
One real closed transaction, anonymized: ask, offer, the negotiation, and what actually closed the gap.
Borough Watch
Inventory, days on market, and price movement in the neighborhoods you picked at signup.
The Question
One reader question answered publicly each week. Reply to any issue and yours goes in the queue.
Every Tuesday morning. One email. That's the whole deal.
Run the numbers
Four tools built on NYC math
Co-op boards, flip taxes, the mansion tax cliff, mortgage recording tax, abatements rolling off — national calculators get all of it wrong. Results update live as you move the sliders. Nothing is locked behind an account.
Tool 01 · Sellers
What's my place actually worth?
Modeled off recent NYC price-per-foot by property type, then adjusted for condition, beds and baths. The free range gets you oriented; the full report is comps pulled for your specific building.
Property type
2
1
950 sf
Livable
Estimated range
$666,460 – $758,630
Co-op · 2 bd / 1 ba · 893 sf$645,190
Co-op · 2 bd / 1 ba · 979 sf$723,180
Co-op · 1 bd / 1 ba · 760 sf$560,110
Illustrative comparables generated from your inputs and current price-per-foot ranges — not a listing history or an appraisal.
Tool 02 · Buyers
Should you buy or keep renting?
Built on NYC math, not national math: maintenance and common charges, the mansion tax cliff at $1M, mortgage recording tax (which co-ops don't pay), tax abatements, and the co-op flip tax on the way out.
Property type
$850,000
20% · $170,000
6.50%
$1,100
$3,400
Breakeven
Year 7
Principal & interest$4,298/mo
All-in monthly carry$5,398/mo
Mansion taxNone under $1M
Mortgage recording taxN/A — co-op shares
Estimated cash at closing$176,000
Tool 03 · Co-op buyers
Co-op board readiness check
Co-op boards reject financially qualified buyers every week over post-closing liquidity and debt-to-income, not credit score. Here's roughly how a board reads your file before you ever meet them.
28%
18 months of carry
20%
3 yr
Readiness score
68/100
Yellow — approvable, but one or two items will draw questions.
Tool 04 · Investors
2–4 family cash flow calculator
The way I underwrite a Queens or Bronx 2–4 family before I show it to a client: real vacancy, real reserves, real water and sewer, and no pro-forma rents I can't defend to a lender.
$1,150,000
25%
7.00%
$2,800/mo
$2,600/mo
$9,200
$3,200
$1,400
5%
8% of gross
0% of gross
Monthly cash flow
-$2,190
Debt service$5,738/mo
Net operating income$42,576/yr
Cap rate3.70%
Cash-on-cash return-7.62%
Cash in (down + ~5% closing)$345,000
Want any of these run on a specific address? Reply to the Tuesday email.
A full past issue
Read three issues before you decide. If it's not for you, don't subscribe.
Issue No. 14 · Tuesday
How a 2-family in Ridgewood penciled at today's rates
The Tuesday Number: 7.0%. That's the rate the buyer locked on a two-family off Fresh Pond Road. Two years ago the same building traded on a 4-handle, and every seller on that block still prices like it's 2022. The gap between what a seller believes and what a lender will underwrite is where every deal in Queens is being won right now.
Deal Anatomy. Asked $1,199,000. Owner-occupied top floor, market tenant below at $2,450 — under market by about $350. First offer came in at $1,050,000 and got no response. What moved it wasn't price: it was a 45-day close with the tenant's estoppel signed before contract, so the seller stopped worrying about a holdover. Closed at $1,112,000 with a $9,000 credit for the boiler. At 25% down and 7%, that's roughly $310 a month negative before reserves in year one — positive in year two once the downstairs unit resets.
Borough Watch. Ridgewood and Glendale inventory is thin and moving; two-families that need work sit, and turnkey two-families with a legal basement don't. Forest Hills co-op days-on-market is longer than the headline number suggests because board rejections restart the clock and nobody counts those.
The Question. "Is a flip tax negotiable?" Usually not — it's in the co-op's proprietary lease, not the contract. What is negotiable is who pays it. I've moved it to the buyer twice, both times on a building where the board was slow and the seller wanted certainty more than dollars.
Where are you in the process?
One email Tuesday. Unsubscribe in one click. Your address never gets sold — I don't do that.
The public archive goes live as issues publish — each one gets its own page and its own link so you can share a single week without forwarding an email.
Who writes it
Negusa Nicholas Young
Licensed Real Estate Salesperson · eXp Realty · The Alliance Team
I work with buyers, sellers and small investors across Queens, Brooklyn, the Bronx and Manhattan — mostly co-ops, condos, and 2–4 family buildings. Most of what I know that you can't Google came from being in the room: board packages that got rejected, tenant estoppels that saved a closing, boiler credits that moved a number nobody would move on price.
Real Estate of Mind is the name because the hard part of this market isn't finding a listing — it's deciding, with a clear head, whether the numbers work for you. That's what I write about, once a week, whether or not you ever hire me.
NY DOS Licensed Real Estate Salesperson · License #10401373900
FAQ
Straight answers
How often will I hear from you?
Every Tuesday. Occasionally a fifth email in a month if the market does something that can't wait until Tuesday.
Will you try to sell me a house?
No. If you want to work together you'll tell me. Until then it's just the newsletter.
Is it free?
Yes. It's free because it's how people get to know my work.
Do you cover all five boroughs?
I cover Queens, Brooklyn, the Bronx and Manhattan at the neighborhood level. Staten Island shows up in citywide data, but I don't claim block-level knowledge there.
What happens to my email address?
It lives in my CRM. It doesn't get sold, rented, or shared. The unsubscribe link is at the bottom of every email.
I already have an agent.
Then read it anyway. Good information doesn't hurt.
Start with this Tuesday's issue
Two-family inventory in Ridgewood and Glendale is thin enough that turnkey buildings are trading before the second open house. Whether that's your moment or not, you should know the number before you need it.
Where are you in the process?
One email Tuesday. Unsubscribe in one click. Your address never gets sold — I don't do that.