Arloparc Condominium
124 East 86th Street & 126 East 86th Street, Manhattan, NY 10028
Overview
- Units
- 28 residential · 1 commercial
- Subway
- 1 min walk to 86 St 4 5 686 St Q, 6 min
- Developer
- Rybak Development
- Average $/sf
- $2,477Homes in Schedule A, as first offered
- Common charges
- $1,118–$6,162 a monthSponsor's first-year estimate in Schedule A, July 1, 2024 - June 30, 2025
- Offering price
- $144.9 million total
- Floor plans
- Page 4 of the plan
The sponsor of record is 126 East 86 Street Development LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 355 pages. The sponsor has filed 4 amendments, the latest in July 2025. The nearest other condo plan on file is Lucida / 151 East 85th Street Condominium, next door.
Plan CD220220 · New · accepted May 15, 2023 · AG record ↗
Compare
| Figure | This building1 | Matteo214 units · 0.5 miaccepted 2023 | Fifteen321 units · 1 miaccepted 2023 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.92Lowest | $1.18 | $1.29 |
| Average Offering PricePer Apartment | $4.73MIn line | $4.22M | $6.14M |
| Average PricePer Square Foot | $2,477In line | $2,164 | $2,962 |
| Property TaxesPer Square Foot / Month | $1.89Above peers | $1.69 | $1.08 |
| Average Unit SizeSquare Feet | 1,909 SFSmaller | 1,949 SF | 2,074 SF |
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Unit mix, closings, budgets, finishes and the team, against Matteo and Fifteen, cited to the offering plans. No credit card required.
Create a free accountHow We Got This
- Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 28 of 28 |
| Closing prices vs. Schedule A28 homes: $114,879,061 at closing against $132,380,000 in Schedule A (p. 48, p. 49) | −13.2% |
| Average closing price28 homes, on their Schedule A square feet | $2,150 / SF |
| Closingsfirst and latest recorded | Aug 19, 2024 – Dec 1, 2025 |
Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.
All 28 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 4A | Aug 19, 2024 | $6,124,500 | $6,500,000 p. 48 | −5.8% |
| PH | Aug 27, 2024 | $17,500,000 | $17,950,000 p. 49 | −2.5% |
| 12A | Sep 12, 2024 | $2,749,275 | $3,000,000 p. 48 | −8.4% |
| 3A | Sep 19, 2024 | $5,971,388 | $6,350,000 p. 48 | −6% |
| 5A | Sep 26, 2024 | $2,325,000 | $2,695,000 p. 48 | −13.7% |
| 5B | Sep 27, 2024 | $3,000,000 | $3,595,000 p. 48 | −16.6% |
| 10A | Oct 2, 2024 | $2,762,003 | $2,890,000 p. 48 | −4.4% |
| 11A | Oct 16, 2024 | $2,800,000 | $2,950,000 p. 48 | −5.1% |
| 11B | Oct 16, 2024 | $3,900,000 | $3,990,000 p. 48 | −2.3% |
| 14A | Oct 16, 2024 | $2,900,000 | $3,100,000 p. 49 | −6.5% |
| 7B | Jan 8, 2025 | $3,200,000 | $3,675,000 p. 48 | −12.9% |
| 6B | Jan 9, 2025 | $3,150,000 | $3,635,000 p. 48 | −13.3% |
| 7A | Jan 15, 2025 | $2,500,000 | $2,745,000 p. 48 | −8.9% |
| 6A | Feb 6, 2025 | $2,400,000 | $2,720,000 p. 48 | −11.8% |
| 14B | Mar 18, 2025 | $3,625,000 | $4,150,000 p. 49 | −12.7% |
| 12B | May 1, 2025 | $3,600,000 | $4,050,000 p. 49 | −11.1% |
| 10B | May 5, 2025 | $3,400,000 | $3,950,000 p. 48 | −13.9% |
| 16A | May 13, 2025 | $6,700,000 | $7,750,000 p. 49 | −13.5% |
| 8A | May 21, 2025 | $2,650,634 | $2,770,000 p. 48 | −4.3% |
| 9A | May 29, 2025 | $2,509,999 | $2,795,000 p. 48 | −10.2% |
| 15A | Jun 27, 2025 | $1,238,303 | $3,200,000 p. 49 | −61.3% |
| 9B | Jul 9, 2025 | $3,368,475 | $3,755,000 p. 48 | −10.3% |
| 15B | Jul 10, 2025 | $842,176 | $4,250,000 p. 49 | −80.2% |
| 18A | Aug 4, 2025 | $6,589,000 | $7,950,000 p. 49 | −17.1% |
| 2A | Aug 25, 2025 | $2,300,000 | $2,450,000 p. 48 | −6.1% |
| 19A | Sep 24, 2025 | $6,583,838 | $8,250,000 p. 49 | −20.2% |
| 8B | Oct 21, 2025 | $3,225,000 | $3,715,000 p. 48 | −13.2% |
| 17A | Dec 1, 2025 | $6,964,472 | $7,550,000 p. 49 | −7.8% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
Team
- Sponsor
- 126 East 86 Street Development LLC
- Developer
- Rybak DevelopmentReported by mannpublications.com
- Counsel
- Tsyngauz & Associates, P.C.
- Tax estimate
- MGNY Consulting Corp.Prepared the first-year real estate tax projection
- Construction lender
- Valley National Bank$50.8 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Lucida / 151 East 85th Street Condominiumnext door · 110 units · 2007
- 1289 Lexingtonnext door · 13 units · 2019
- Ventana Condominiumnext door · 102 units · 2002
- 1055 Park Avenue Condonext door · 9 units · 2008
- Legacy Condominiumnext door · 7 units · 2006
- 171 East 86th Street Condominium0.1 mi · 24 units · 2026