64
HIVE
List price
$1.45M
Beds / Baths
5bd / 3ba
Size
2400 sqft
Price/sqft
$604
Days on market
45d
Price cuts
1
Source
streeteasy
Listed
2/26/2026
Why this score
Bottleneck pillar: Momentum. Click any pillar to drill in.
Top contributors
Commentary
- +80Price vs fair value. Price vs fair value is strong vs the cohort (80th pct).
- +80Cap rate. Cap rate is strong vs the cohort (80th pct).
- +78Price/sqft vs block. Price/sqft vs block is strong vs the cohort (78th 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
$1.33M
-8.5%
Recommended
$1.36M
-6.0%
Safe
$1.38M
-4.5%
Mid offer is -6.0% vs list ($1.45M) · high confidence
5 comps · 45d on market · 1 prior cut · momentum-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
$1.40M
Median $/sqft
$1055
Spread
108%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 45 | 88 Lefferts Pl Clinton Hill · 3.1mi | $2.50M | 5/3 | $805 | 8d | same boroughsame beds |
| 35 | 88 Schenectady Ave Crown Heights · 2.7mi | $1.88M | 6/4 | $553 | 58d | same boroughsame era |
| 35 | 522 5th Ave #2 Park Slope · 1.9mi | $1.40M | 2/2 | $1329 | 11d | same borough±20% price bandsame era |
| 20 | 321 Adelphi St #4B Fort Greene · 3.2mi | $985k | 2/1 | $1071 | 21d | same borough |
| 20 | 154 W 121st St #PH South Harlem · 11.3mi | $1.25M | 3/2 | $1055 | 4d | ±20% price bandsame era |
Broker-speak translator
1 red flag that suggest condition or motivation issues. 3 caution phrases worth noting. 4 factual claims extracted.
Red flags
- "cozy"small
- "charming"old or quirky in ways the photos do not show
- "tlc"needs work — get a contractor walkthrough
- "investor opportunity"will not show well to a primary buyer
- "great bones"cosmetic or structural work needed
- "efficiency"studio without a separate kitchen
Verifiable facts
- 1,100 sq ftSquare footage
- 3 bedroomBedrooms
- 1.5 bathroomsBathrooms
- Built in 1932Year built
Verdict: Mixed picture — pillar drilldown explains the math.
Financial Lab — scenario builder
Monthly payment
$7,882
Cap rate
4.66%
Cash-on-cash
0.5%
Break-even rent
$10,246
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