THE CONDO BOOK PROJECT

Park Mansion Condominium

320 East 82nd Street, Manhattan, NY 10028

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Overview

Units
6 residential
Subway
3 min walk to 86 St Q86 St 4 5 6, 10 min
Developer
Mitchell Holdings, LLC
Principals
David Mitchell
Average $/sf
$2,281Homes in Schedule A, as first offered
Common charges
$2,815–$3,342 a monthSponsor's first-year estimate in Schedule A, Commencing February 1, 2017 and Ending January 31, 2018
Offering price
$32.4 million total $42.2 million when first offered

The sponsor of record is 320 E 82nd Owner LLC, represented by Seiden & Schein, P.C.. The offering plan runs 354 pages. The sponsor has filed 20 amendments, the latest in July 2026. The nearest other condo plan on file is 306 East 82nd Street Condominium, next door.

Plan CD160055 · Rehab · accepted May 25, 2016 · AG record ↗

Compare

FigureThis building1The Gianna25 units · 0.9 miaccepted 2017The Monaco310 units · 1.4 miaccepted 2017
Common ChargesPer Square Foot / Month$0.98Lowest$1.42$1.60
Average Offering PricePer Apartment$7.03MHighest$5.95M$2.07M
Average PricePer Square Foot$2,281Below peers$3,076$2,370
Property TaxesPer Square Foot / Month$1.93Above peers$1.14$1.70
Average Unit SizeSquare Feet3,083 SFLargest1,935 SF875 SF

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Unit mix, closings, budgets, finishes and the team, against The Gianna and The Monaco, cited to the offering plans. No credit card required.

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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 closed67% of the homes in Schedule A4 of 6
Closing prices vs. Schedule A3 homes: $15,420,000 at closing against $20,200,000 in Schedule A (p. 37)−23.7%
Average closing price3 homes, on their Schedule A square feet$1,860 / SF
Closingsfirst and latest recordedAug 8, 2018 – Sep 29, 2025

Sales recorded with the Department of Finance (ACRIS) through Oct 31, 2025: 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 4 closings
HomeRecordedClosing priceSchedule ADifference
3Aug 8, 2018$5,100,000$6,500,000 p. 37−21.5%
5Oct 24, 2018$5,400,000$6,950,000 p. 37−22.3%
4May 1, 2019$4,920,000$6,750,000 p. 37−27.1%
PENTHSep 29, 2025$3,480,000——

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

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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
320 E 82nd Owner LLC
Developer
Mitchell Holdings, LLC
Principals
David Mitchell
Tax estimate
Mazursky Group, Inc.Prepared the first-year real estate tax projection
Construction lender
Rcg Lv Debt V REIT, LP$15 million recorded

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

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