63
HIVE
List price
$715k
Beds / Baths
2bd / 1ba
Size
850 sqft
Price/sqft
$841
Days on market
41d
Price cuts
2
Source
streeteasy
Listed
3/1/2026
Why this score
Bottleneck pillar: Momentum. Click any pillar to drill in.
Top contributors
Commentary
- +82Price vs fair value. Price vs fair value is strong vs the cohort (82th pct).
- +75Cap rate. Cap rate is strong vs the cohort (75th pct).
- +88Flood risk. Flood risk is in the top decile of the cohort.
- 50Air quality (PM2.5). Air quality (pm2.5) is around average (50th pct).
- 50Sunlight exposure. Sunlight exposure is around average (50th pct).
- 50Green proximity. Green proximity is around average (50th pct).
Offer Advisor
Aggressive
$618k
-13.5%
Recommended
$636k
-11.0%
Safe
$647k
-9.5%
Mid offer is -11.0% vs list ($715k) · high confidence
5 comps · 41d on market · 2 prior cuts · 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 Green proximity (50th pct) as a credit/repair ask.
- →Two+ cuts already — seller is anchored low. Open near asking minus 5%.
Comp set (5)
Median price
$685k
Median $/sqft
$778
Spread
107%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 70 | 21-15 31st Ave #3F Astoria · 1.9mi | $685k | 2/1 | $778 | 17d | same boroughsame beds±20% price bandsimilar size |
| 65 | 34-12 73rd St #5 Jackson Heights · 1.6mi | $599k | 2/1 | $545 | 32d | same boroughsame beds±20% price bandsame era |
| 45 | 321 Adelphi St #4B Fort Greene · 4.5mi | $985k | 2/1 | $1071 | 21d | same bedssimilar size |
| 35 | 2055 Grand Concourse #6F Fordham · 8.4mi | $365k | 2/1 | $372 | 27d | same bedssame era |
| 30 | 420 E 79th St #14C Upper East Side · 2.8mi | $1.09M | 1/1 | $1460 | 50d | similar size |
Broker-speak translator
1 red flag that suggest condition or motivation issues. 4 caution phrases worth noting. 4 factual claims extracted.
Red flags
- "cozy"small
- "charming"old or quirky in ways the photos do not show
- "priced to sell"previously overpriced — check cut history
- "tlc"needs work — get a contractor walkthrough
- "estate sale"no mortgage payoff complexity, but probate timeline risk
- "pre-war"verify lead paint, asbestos, knob-and-tube wiring
Verifiable facts
- 650 sq ftSquare footage
- 1 bedroomBedrooms
- 1 bathroomBathrooms
- Built in 1942Year built
Verdict: Mixed picture — pillar drilldown explains the math.
Financial Lab — scenario builder
Monthly payment
$3,887
Cap rate
4.59%
Cash-on-cash
0.1%
Break-even rent
$5,053
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