Week of August 3 — Deal Drop #3 👋 First official issue. Here's what's moving this week.

🔥 Off-Market Lead of the Week Address: 3040 Hull Ave, Bronx, NY 10467 (Norwood) Seller situation: Pre-foreclosure (Notice of Default issued 45 days ago) Asking: $490,000 | Estimated ARV: $820,000 (As a converted 2-family) Repair estimate: $140,000 Est. spread: $190,000

📊 Comps Snapshot — Norwood/Bedford Park (10467)

• 3055 Perry Ave, Bronx, NY 10467 | Sold $810,000 | $350/sqft | 41 DOM

• 3112 Decatur Ave, Bronx, NY 10467 | Sold $835,000 | $360/sqft | 35 DOM

• 2950 Bainbridge Ave, Bronx, NY 10458 | Sold $795,000 | $345/sqft | 48 DOM

Market trend: Steady — The Bronx remains a yield-focused market. Days on market are slightly longer than Queens, but house hackers and investors are actively hunting for renovated 2-to-3-family properties to offset high interest rates with rental income.

🚨 Motivated Seller Signals

• 52 new pre-foreclosure filings in Bronx County (highest weekly spike in Q3)

• 89 new code violation notices flagged

• 11 probate filings worth watching

💡 Deal Sheet Take Single-family flips in the Bronx are tough, but 2-family conversions are a goldmine. The end-buyer for this Norwood property isn't a family; it's another investor or a house-hacker looking to live in one unit and rent the other. Focus your rehab budget on separating utilities and bulletproofing the rental unit. If you can deliver a turnkey property that cash-flows on day one, you can dictate your exit price.

Week of August 3 — Deal Drop #2 👋 First official issue. Here's what's moving this week.

🔥 Off-Market Lead of the Week Address: 112-15 197th St, St. Albans, NY 11412 Seller situation: Inherited / Out-of-State Executor Asking: $380,000 | Estimated ARV: $650,000 Repair estimate: $105,000 (Cosmetic + Roof) Est. spread: $165,000

📊 Comps Snapshot — St. Albans/Jamaica (11412)

• 113-10 199th St, Queens, NY 11412 | Sold $645,000 | $430/sqft | 14 DOM

• 115-22 196th St, Queens, NY 11412 | Sold $660,000 | $440/sqft | 11 DOM

• 111-40 197th St, Queens, NY 11412 | Sold $630,000 | $420/sqft | 19 DOM

Market trend: Rising — Eastern Queens is seeing a surge of activity. First-time FHA buyers are being priced out of western Queens and Brooklyn, driving intense bidding wars for single-family starter homes under $700k.

🚨 Motivated Seller Signals

• 35 new pre-foreclosure filings in Queens County

• 145 new code violation notices flagged (mostly illegal basement conversions)

• 41 probate filings worth watching—Queens leads the city in inherited properties sitting vacant

💡 Deal Sheet Take The play in St. Albans is speed. You don't need luxury finishes here; you need durability and modern aesthetics to appeal to FHA and conventional first-time buyers. Because the ARV ceiling caps out around $675k, keep your rehab strictly to kitchens, baths, and essential mechanicals. Flip it in 90 days, price it at $649k, and let the bidding war do the rest.

Week of August 3 — Deal Drop #1 👋 First official issue. Here's what's moving this week.

🔥 Off-Market Lead of the Week Address: 412 Halsey St, Brooklyn, NY 11233 (Bed-Stuy) Seller situation: Tired Landlord / Severe Code Violations Asking: $850,000 | Estimated ARV: $1,450,000 Repair estimate: $250,000 (Full gut) Est. spread: $350,000

📊 Comps Snapshot — Bed-Stuy (11233)

• 418 Halsey St, Brooklyn, NY 11233 | Sold $1,420,000 | $710/sqft | 22 DOM

• 390 Macon St, Brooklyn, NY 11233 | Sold $1,475,000 | $735/sqft | 18 DOM

• 200 Jefferson Ave, Brooklyn, NY 11216 | Sold $1,390,000 | $695/sqft | 31 DOM

Market trend: Flat but fast — The overall Brooklyn market has cooled slightly, but demand for fully modernized, turnkey townhomes in Bed-Stuy remains incredibly high among high-earning millennial buyers moving deeper into the borough.

🚨 Motivated Seller Signals

• 48 new pre-foreclosure filings in Kings County this week

• 312 new active DOB code violation notices flagged for structural and plumbing issues

• 22 probate filings worth watching in prime gentrifying zip codes

💡 Deal Sheet Take Bed-Stuy is a classic "worst house on the best block" play right now. Retail buyers here have cash but no appetite for renovations. If you can stomach a heavy $250k+ gut rehab, the back-end ARV is practically guaranteed by the sheer lack of pristine, move-in-ready inventory. Secure hard money early, as DOB permitting delays are currently eating into holding times.

A NYC comp means nothing for a 3-family in Buffalo. Upstate probate timelines don't match Brooklyn pre-foreclosure timelines. And NY's judicial foreclosure process changes the entire timing game compared to non-judicial states — properties stay in limbo longer, which is actually an advantage if you know where to look before it's public.

Most lead services sell the same national list to everyone. If you're working NY specifically, you need county-level filings and NYC-vs-upstate comps, not an average.

Curious if others here are seeing the same thing — how are you sourcing off-market NY leads right now?

Most deal-flow newsletters treat the country like one market. That's a problem if you're working New York.

NYC comps don't tell you anything about a distressed 3-family in Buffalo. Upstate probate filings move on a totally different timeline than a Brooklyn pre-foreclosure. And New York's judicial foreclosure process means properties sit in limbo way longer than in non-judicial states — which is exactly when the smart wholesalers get to sellers first, before the property ever hits a public list.

If you're wholesaling or flipping in NY State, generic national lead lists are giving you the same picked-over deals as everyone else scrolling Zillow.

The Deal Sheet is built specifically around New York State: county-level filings, NYC borough comps, upstate market data, and ARV estimates tuned to how deals actually move here — not a national average that doesn't apply to your block.

If you're tired of chasing NY deals that five other wholesalers already found, this is for you.

Most wholesalers think they lose deals because someone outbid them. Wrong. In my experience, most lost deals never even made it to an offer — the wholesaler found out about the property too late.

By the time a distressed property hits the MLS or a public foreclosure list, 5-10 other people already have it. The deal was actually available 2-3 weeks earlier through pre-foreclosure filings, probate records, and code violation notices — nobody was watching those.

Speed to lead is the entire game in this business. The wholesalers making consistent money aren't smarter — they just see the deal first and run the comps faster.

That's the exact gap I built The Deal Sheet to close: a weekly drop of off-market leads, fresh comps, and ARV estimates so you're acting on deals while everyone else is still finding out about them.

If you're wholesaling or flipping and tired of chasing deals that are already picked over, this is for you.