63
HIVE
List price
$1.88M
Beds / Baths
6bd / 4ba
Size
3400 sqft
Price/sqft
$553
Days on market
58d
Price cuts
2
Source
streeteasy
Listed
2/12/2026
Why this score
Bottleneck pillar: Momentum. Click any pillar to drill in.
Top contributors
Commentary
- +88Cap rate. Cap rate is in the top decile of the cohort.
- +72Price vs fair value. Price vs fair value is strong vs the cohort (72th pct).
- +86Cash-on-cash. Cash-on-cash 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
$1.68M
-10.5%
Recommended
$1.73M
-8.0%
Safe
$1.76M
-6.5%
Mid offer is -8.0% vs list ($1.88M) · medium confidence
3 comps · 58d 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 (3)
Median price
$1.45M
Median $/sqft
$805
Spread
76%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 40 | 88 Lefferts Pl Clinton Hill · 1.5mi | $2.50M | 5/3 | $805 | 8d | same boroughsimilar size |
| 35 | 772 Coney Island Ave Kensington · 2.7mi | $1.45M | 5/3 | $604 | 45d | same boroughsame era |
| 20 | 522 5th Ave #2 Park Slope · 2.5mi | $1.40M | 2/2 | $1329 | 11d | same borough |
Broker-speak translator
1 caution phrase worth noting. 5 factual claims extracted.
Red flags
- "investor opportunity"will not show well to a primary buyer
Verifiable facts
- 880 sq ftSquare footage
- 2 bedroomBedrooms
- 1.5 bathroomsBathrooms
- $3,400/monthMonthly carrying cost
- Built in 1910Year built
Marketing language
gorgeousone-of-a-kind
Verdict: Mixed picture — pillar drilldown explains the math.
Financial Lab — scenario builder
Monthly payment
$10,219
Cap rate
4.62%
Cash-on-cash
0.3%
Break-even rent
$13,285
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