THE CONDO BOOK PROJECT

256 West 88th Street Condominium

256 West 88th Street, Manhattan, NY 10024

Compare

Overview

Units
4 residential
Subway
2 min walk to 86 St 196 St 1 2 3, 6 min
Principals
Asaf Dror
Average $/sf
$1,901Homes in Schedule A, as first offered
Common charges
$410–$772 a monthSponsor's first-year estimate in Schedule A, July 1, 2024 To June 30, 2025
Offering price
$8.12 million total $8.02 million when first offered

The sponsor of record is Atlantic Coast Enterprises LLC, represented by Eial Girtz, PC. The offering plan runs 301 pages. The sponsor has filed 3 amendments, the latest in April 2026. The nearest other condo plan on file is 254 West 88th Street Condominium, next door.

Plan CD230289 · New · accepted Feb 21, 2024 · AG record ↗

Compare

FigureThis building1420 East 75th26 units · 1.8 miaccepted 2024Marx36 units · 1.6 miaccepted 2021
Common ChargesPer Square Foot / Month$0.52Below peers$0.53$1.44
Average Offering PricePer Apartment$2MLowest$4.78M$3.24M
Average PricePer Square Foot$1,901In line$2,067$1,880
Property TaxesPer Square Foot / Month$1.34Below peers$2.11$1.47
Average Unit SizeSquare Feet1,054 SFSmallest2,311 SF1,724 SF

Free Account

See the Full Comp

Unit mix, closings, budgets, finishes and the team, against 420 East 75th and Marx, cited to the offering plans. No credit card required.

Create a free account
How 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.

Closings Pro

Homes closed75% of the homes in Schedule A3 of 4
Closing prices vs. Schedule A3 homes: $5,549,076 at closing against $5,520,000 in Schedule A (p. 41)+0.5%
Average closing price3 homes, on their Schedule A square feet$1,751 / SF
Closingsfirst and latest recordedDec 2, 2024 – Jun 18, 2026

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 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 3 closings
HomeRecordedClosing priceSchedule ADifference
2Dec 2, 2024$1,695,000$1,675,000 p. 41+1.2%
BDec 5, 2024$1,985,588$1,950,000 p. 41+1.8%
1Jun 18, 2026$1,868,489$1,895,000 p. 41−1.4%

Pro

Closings are for subscribers

Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

Subscribe to seeAlready a member? Sign in

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
Atlantic Coast Enterprises LLC
Principals
Asaf Dror
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
First Republic Bank$3.6 million loan stated in the plan

From our research: Do NYC Developers Rehire the Same Firms?

Nearby