64
HIVE
List price
$985k
Beds / Baths
2bd / 1ba
Size
920 sqft
Price/sqft
$1071
Days on market
21d
Price cuts
1
Source
streeteasy
Listed
3/22/2026
Why this score
Bottleneck pillar: Yield. Click any pillar to drill in.
Top contributors
Commentary
- +78Price vs fair value. Price vs fair value is strong vs the cohort (78th pct).
- +86Flood risk. Flood risk is in the top decile of the cohort.
- +84HPD open violations. Hpd open violations is strong vs the cohort (84th pct).
- 50Air quality (PM2.5). Air quality (pm2.5) is around average (50th pct).
- 50Sunlight exposure. Sunlight exposure is around average (50th pct).
- 50Heat vulnerability. Heat vulnerability is around average (50th pct).
Offer Advisor
Aggressive
$891k
-9.5%
Recommended
$916k
-7.0%
Safe
$931k
-5.5%
Mid offer is -7.0% vs list ($985k) · high confidence
5 comps · 21d on market · 1 prior cut · yield-pillar bottleneck
Negotiation angles
- →Cite Air quality (PM2.5) (50th pct) as a credit/repair ask.
- →Cite Sunlight exposure (50th pct) as a credit/repair ask.
- →Cite Heat vulnerability (50th pct) as a credit/repair ask.
Comp set (5)
Median price
$685k
Median $/sqft
$778
Spread
150%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 50 | 522 5th Ave #2 Park Slope · 1.6mi | $1.40M | 2/2 | $1329 | 11d | same boroughsame bedssimilar sizesame era |
| 45 | 4422 47th Ave #2 Sunnyside · 4.5mi | $715k | 2/1 | $841 | 41d | same bedssimilar size |
| 45 | 21-15 31st Ave #3F Astoria · 6.1mi | $685k | 2/1 | $778 | 17d | same bedssimilar size |
| 40 | 2055 Grand Concourse #6F Fordham · 12.5mi | $365k | 2/1 | $372 | 27d | same bedssimilar size |
| 35 | 34-12 73rd St #5 Jackson Heights · 5.9mi | $599k | 2/1 | $545 | 32d | same beds |
Broker-speak translator
3 caution phrases worth noting. 4 factual claims extracted.
Red flags
- "charming"old or quirky in ways the photos do not show
- "priced to sell"previously overpriced — check cut history
- "won't last"has lasted; agent is trying to manufacture urgency
- "great bones"cosmetic or structural work needed
- "pre-war"verify lead paint, asbestos, knob-and-tube wiring
Verifiable facts
- 920 sq ftSquare footage
- 2 bedroomBedrooms
- 1 bathroomBathrooms
- Built in 1899Year built
Marketing language
won't last longsun-drenchedspaciousopen concept
Verdict: Mixed picture — pillar drilldown explains the math.
Financial Lab — scenario builder
Monthly payment
$5,354
Cap rate
4.62%
Cash-on-cash
0.3%
Break-even rent
$6,960
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