10 West 86th Street
10 West 86th Street, New York, NY 10024
Upper West Side
BBL 1011990040 · BIN 1031373
- Year built
- 1925
- Type
- Cooperative
- Landmark
- Designated
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median
- $3.3M
- Recent range
- $2.6M – $3.4M
- Listing discount
- 1.9%
- Recorded transfers
- 26
10 West 86th Street carries one of the most valuable names in Upper West Side architecture: Emery Roth, the architect whose towers — the Beresford, the San Remo, the Eldorado — define the Central Park West skyline. Roth designed this fifteen-story cooperative in 1925, just off Central Park West and steps from the park itself, and the building reflects the same priorities that made his larger work so enduring: solid masonry construction, classical proportion, and gracious, light-filled layouts. With only 30 apartments across 15 stories — an average of two homes per floor — it is genuinely intimate, the kind of small, well-built Roth building that rarely changes hands.
The case for the building is direct. It is a full-service, doormanned pre-war co-op, designed by the neighborhood's defining architect, a few steps from Central Park, inside the protective Central Park West Historic District. Converted to a cooperative in 1987, it is owned by its residents and run as a quiet, settled building.
Architecture and unit composition
Roth's hand shows in the planning as much as the façade: balanced, light-forward apartments with entry foyers, separate dining rooms, high ceilings, and the hard-plaster walls and solid floors of 1925 construction. The two-apartments-per-floor layout means most homes enjoy cross-exposures and quiet, and the upper floors capture open light toward the park and the low-rise side streets. The unit mix runs to comfortable family-sized homes — the classic-six and larger configurations that Roth's planning produced so well — with a studio or two among the smaller lines. The masonry exterior is restrained and dignified, exactly the register that lets the building belong on these blocks.
Building operations
10 West 86th is run as a full-service cooperative for its resident-owners. A full-time doorman attends the lobby, and the building offers a common laundry, storage, and the day-to-day service a small pre-war co-op provides. The cooperative is pet-friendly. Air-conditioning is permitted. As at any co-op, purchasers clear a board package and interview, and the building's location inside the Central Park West Historic District means visible exterior work is subject to Landmarks review. Small, well-capitalized pre-war cooperatives of this character typically run conservative financing and admissions policies oriented toward owner-occupants; we help buyers confirm the building's current financing cap, flip-tax structure, and sublet posture against its governing documents before they bid.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 1, 2026 | PH15A | 3 BR · 3 BA · 2,000 sf | $3,366,000 | $1,683/sf | -3.8% |
| Jul 31, 2025 | 6A | 3 BR · 2 BA | $3,295,000 | +0.0% | |
| Jan 13, 2025 | 10B | 3 BR · 3 BA | $2,650,000 | -1.9% | |
| Dec 8, 2022 | 5A | 3 BR · 2.5 BA · 2,000 sf | $2,350,000 | $1,175/sf | -5.8% |
| Jun 24, 2022 | 6B | 3 BR · 2 BA | $1,895,000 | -5.0% | |
| Jan 28, 2022 | 12B | 3 BR · 3 BA | $2,700,000 | +17.4% | |
| Sep 8, 2021 | 13B | 3 BR · 3 BA | $2,262,500 | +3.1% | |
| Feb 16, 2021 | 4B | 3 BR · 3 BA | $1,995,000 | +0.0% |
Market read. Most recent trades (2026) cleared a median $1,683/sf across 1 sale. Median listing discount 1.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01199-0040) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Buying here means buying a small Emery Roth co-op steps from Central Park — a combination that does not come up often. Expect a board oriented toward owner-occupants, a full board-package process, and the financing and reserve scrutiny standard at small pre-war cooperatives, balanced by a pet-friendly policy. The reward is a gracious, well-built pre-war home with cross-exposures, a doorman, and the park at the corner. We help buyers read the financials, gauge the board's posture, and benchmark pricing line-by-line against the right Roth and Central Park West comparables.
What to know if you’re selling
The Roth name and the location are the marketing core. An Emery Roth–designed cooperative, two apartments per floor, steps from Central Park, inside the historic district, appeals to a specific and motivated buyer. With turnover low, the right strategy is to price the specific home to its true line comparables, present the Roth-planned proportions and light correctly, and lead with the architect, the intimacy, and the park. We build that plan around the building's held-inventory history and the premium the Roth name and the address command.
Comparable buildings
If you're considering 10 West 86th Street, also evaluate these nearby Upper West Side cooperatives:
- 15 West 81st Street — pre-war cooperative near the Museum of Natural History
- 15 West 84th Street — full-service pre-war co-op nearby
- 145 West 86th Street — pre-war cooperative on the same street
- 200 West 88th Street — full-service Upper West Side co-op
- 18 West 87th Street — boutique pre-war cooperative nearby
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at 10 West 86th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 10 West 86th Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.