ACTIVERealtyLens property overview
$9,500,000
$935/sqft2686 86th Street 3
New York, NY
More in New York, NYStudiobd
5ba
10,160sqft
Comps
Analysis
RealtyLens bid read$9.22MTarget range $8.39M – $10M · 50% comp confidence
vs ask $9.50M+$280k (+2.9%)
Asking price is well-anchored to the comp picture (+2.9%). Negotiate on terms, not headline price.
$1,063/sqft median from 11 of 20 nearby comps × 10,160 sqft= $9.31M
Bid uses comp pricing, nearby pending/sold pressure when available, listing history, and public-record risk. Broad lifestyle heuristics are not allowed to move the number.
- Active supply overhang−$93k −1.0%
Evidence adjustments−$93k−1.0%