63
HIVE
List price
$365k
Beds / Baths
2bd / 1ba
Size
980 sqft
Price/sqft
$372
Days on market
27d
Price cuts
1
Source
streeteasy
Listed
3/15/2026
Why this score
Bottleneck pillar: Fundamentals. Click any pillar to drill in.
Top contributors
Commentary
- +92Cap rate. Cap rate is in the top decile of the cohort.
- +90Price vs fair value. Price vs fair value is in the top decile of the cohort.
- +90Cash-on-cash. Cash-on-cash is in the top decile of the cohort.
- 30Crime trend (12mo). Crime trend (12mo) lags the cohort (30th pct).
- 50Air quality (PM2.5). Air quality (pm2.5) is around average (50th pct).
- 50Sunlight exposure. Sunlight exposure is around average (50th pct).
Offer Advisor
Aggressive
$341k
-6.5%
Recommended
$350k
-4.0%
Safe
$356k
-2.5%
Mid offer is -4.0% vs list ($365k) · high confidence
5 comps · 27d on market · 1 prior cut · fundamentals-pillar bottleneck
Negotiation angles
- →Cite Crime trend (12mo) (30th pct) as a credit/repair ask.
- →Cite Air quality (PM2.5) (50th pct) as a credit/repair ask.
- →Cite Sunlight exposure (50th pct) as a credit/repair ask.
Comp set (5)
Median price
$685k
Median $/sqft
$778
Spread
78%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 45 | 4422 47th Ave #2 Sunnyside · 8.4mi | $715k | 2/1 | $841 | 41d | same bedssimilar sizesame era |
| 45 | 34-12 73rd St #5 Jackson Heights · 7.7mi | $599k | 2/1 | $545 | 32d | same bedssimilar sizesame era |
| 40 | 321 Adelphi St #4B Fort Greene · 12.5mi | $985k | 2/1 | $1071 | 21d | same bedssimilar size |
| 40 | 21-15 31st Ave #3F Astoria · 6.5mi | $685k | 2/1 | $778 | 17d | same bedssimilar size |
| 35 | 128 Bay St #3A Stapleton · 18.8mi | $449k | 2/2 | $428 | 14d | same bedssimilar size |
Broker-speak translator
2 red flags that suggest condition or motivation issues. 2 caution phrases worth noting. 6 factual claims extracted.
Red flags
- "as-is"no concessions, no repairs — bring an inspector
- "estate sale"no mortgage payoff complexity, but probate timeline risk
- "great bones"cosmetic or structural work needed
- "handyman special"gut renovation
Verifiable facts
- 1,800 sq ftSquare footage
- 4 bedroomBedrooms
- 2 bathroomsBathrooms
- Built in 1925Year built
- 3 unitsUnits
- 3 floorsStories
Marketing language
diamond in the rough
Verdict: Mixed picture — pillar drilldown explains the math.
Financial Lab — scenario builder
Monthly payment
$1,984
Cap rate
4.62%
Cash-on-cash
0.3%
Break-even rent
$2,579
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