40
HIVE
List price
$449k
Beds / Baths
2bd / 2ba
Size
1050 sqft
Price/sqft
$428
Days on market
14d
Price cuts
None
Source
streeteasy
Listed
3/28/2026
Hard-filter fail: flood zone a
Why this score
Bottleneck pillar: Risk. Click any pillar to drill in.
Top contributors
Commentary
- +75Price vs fair value. Price vs fair value is strong vs the cohort (75th pct).
- +70Cap rate. Cap rate is strong vs the cohort (70th 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).
- 50Green proximity. Green proximity is around average (50th pct).
Offer Advisor
Aggressive
$429k
-4.5%
Recommended
$440k
-2.0%
Safe
$447k
-0.5%
Mid offer is -2.0% vs list ($449k) · high confidence
5 comps · 14d on market · no cuts · risk-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.
- →Risk pillar is the bottleneck — request closing concessions for inspection findings.
Comp set (5)
Median price
$985k
Median $/sqft
$1055
Spread
105%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 45 | 2055 Grand Concourse #6F Fordham · 18.8mi | $365k | 2/1 | $372 | 27d | same beds±20% price bandsimilar size |
| 40 | 522 5th Ave #2 Park Slope · 5.7mi | $1.40M | 2/2 | $1329 | 11d | same bedssimilar size |
| 35 | 34-12 73rd St #5 Jackson Heights · 12.9mi | $599k | 2/1 | $545 | 32d | same bedssimilar size |
| 30 | 321 Adelphi St #4B Fort Greene · 7.0mi | $985k | 2/1 | $1071 | 21d | same bedssimilar size |
| 30 | 154 W 121st St #PH South Harlem · 14.2mi | $1.25M | 3/2 | $1055 | 4d | similar size |
Broker-speak translator
1 caution phrase worth noting. 4 factual claims extracted.
Red flags
- "won't last"has lasted; agent is trying to manufacture urgency
- "must see"photos cannot tell the whole story — likely not in a good way
Verifiable facts
- 1,600 sq ftSquare footage
- 3 bedroomsBedrooms
- 2 bathroomsBathrooms
- built in 1962Year built
Marketing language
breathtakingmagnificent
Verdict: Hard-fails on flood zone a — auto-capped.
Financial Lab — scenario builder
Monthly payment
$2,441
Cap rate
4.72%
Cash-on-cash
0.8%
Break-even rent
$3,173
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