63
HIVE
List price
$599k
Beds / Baths
2bd / 1ba
Size
1100 sqft
Price/sqft
$545
Days on market
32d
Price cuts
1
Source
streeteasy
Listed
3/10/2026
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).
- +90Flood risk. Flood risk is in the top decile of the cohort.
- +68Cap rate. Cap rate is around average (68th 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
$548k
-8.5%
Recommended
$563k
-6.0%
Safe
$572k
-4.5%
Mid offer is -6.0% vs list ($599k) · high confidence
5 comps · 32d 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
$685k
Median $/sqft
$778
Spread
91%
| Sim | Property | Price | Bd/Ba | $/sqft | DOM | Reasons |
|---|---|---|---|---|---|---|
| 65 | 4422 47th Ave #2 Sunnyside · 1.6mi | $715k | 2/1 | $841 | 41d | same boroughsame beds±20% price bandsame era |
| 65 | 21-15 31st Ave #3F Astoria · 2.0mi | $685k | 2/1 | $778 | 17d | same boroughsame beds±20% price bandsame era |
| 50 | 2055 Grand Concourse #6F Fordham · 7.7mi | $365k | 2/1 | $372 | 27d | same bedssimilar sizesame era |
| 35 | 128 Bay St #3A Stapleton · 12.9mi | $449k | 2/2 | $428 | 14d | same bedssimilar size |
| 30 | 321 Adelphi St #4B Fort Greene · 5.9mi | $985k | 2/1 | $1071 | 21d | same beds |
Broker-speak translator
2 caution phrases worth noting. 4 factual claims extracted.
Red flags
- "cozy"small
- "charming"old or quirky in ways the photos do not show
- "pre-war"verify lead paint, asbestos, knob-and-tube wiring
- "sponsor unit"no board approval — but check for outstanding building issues
Verifiable facts
- 580 sq ftSquare footage
- 1 bedroomBedrooms
- 1 bathroomBathrooms
- built in 1939Year built
Marketing language
rare opportunity
Verdict: Mixed picture — pillar drilldown explains the math.
Financial Lab — scenario builder
Monthly payment
$3,256
Cap rate
4.65%
Cash-on-cash
0.4%
Break-even rent
$4,233
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