The Packard
176 West 86th Street, between Columbus and Amsterdam Avenues · Upper West Side
BBL 1012167501 · BIN 1070846
- Year built
- 1986
- Type
- Condominium
- Units
- 47
- Floors
- 11
- Amenities
- Full-time doorman; elevator; laundry room; courtyard
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,327
- floor-adjusted, 1 sale
- Listing discount
- 1.0%
- Recorded sales
- 62
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Packard 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.
The Packard's distinguishing feature is the height inside its apartments. Many homes have tall living rooms with oversized windows and an internal mezzanine. Its L-shaped footprint also gives some apartments more than one exposure, adding variety within an eleven-story condominium containing 47 residences.
The design used development rights from neighboring properties and incorporated low storage lofts within the high-ceilinged interiors. Those lofts became an important feature of the apartment layouts. Their dimensions and permitted use are central to understanding the space being purchased.
The building combines this vertical interior arrangement with full-time door service and central laundry. Its position on West 86th Street places the residential entrance on a major cross street close to Amsterdam Avenue, with commercial space forming part of the condominium's ownership structure.
Architecture and unit composition
The apartment mix includes compact studios, alcove studios, larger one-bedroom layouts and penthouses. Recorded apartment areas run from the low hundreds of square feet to homes above 1,000 square feet. Mezzanines add another dimension to that range, since floor area on an upper platform does not provide the same headroom as the principal room below.
Some main living spaces have ceilings around thirteen feet high. The inserted lofts can have markedly lower ceilings, and their access is by an internal stair. A plan may therefore provide a separate elevated area while retaining an open connection to the living room.
The oversized windows and multiple exposures are features of particular lines. Larger upper-floor layouts and the penthouses occupy a different part of the inventory from the compact interior plans. Changes made during individual renovations have also altered kitchens, storage and the relationship between alcoves and living areas.
The building's L-shaped configuration distributes apartments around more than one face. The amount of glass, the direction of the windows and the location of a mezzanine affect the usable arrangement inside. For a purchaser, the section through the apartment can be as informative as the floor plan drawn from above.
Building operations
Full-time door service, an elevator, a laundry room and a courtyard make up the core shared facilities. The condominium's tax structure includes four commercial lots alongside the residential units. Commercial ownership is therefore part of the building's governance and common-expense framework.
There is no identified tax abatement. The site is close to its stated residential floor-area allowance under R10A zoning, with a built FAR of 9.82 against 10.0 permitted. Its existing mass and interior mezzanines are the meaningful architectural facts for an apartment purchase.
Policy framework
Pets: Permitted — confirm with the managing agent.
Pied-à-terre: Permitted — confirm with the managing agent.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Garden, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $17,310/yr
- 2030–2034 annual penalty
- $45,234/yr
- Per unit / month range
- $31 – $80
- Modeled exposure split equally across 47 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 22, 2025 | 10A | 1 BA · 600 sf | $800,000 | $1,333/sf | -9.1% |
| Jun 1, 2023 | 8D | 1 BR · 1.5 BA · 900 sf | $1,200,000 | $1,333/sf | +0.0% |
| Mar 24, 2022 | 7D | 1 BR · 1.5 BA · 1,025 sf | $1,188,522 | $1,160/sf | -6.8% |
| Dec 22, 2021 | 7A | 1 BR · 1 BA · 775 sf | $870,000 | $1,123/sf | +0.0% |
| Sep 15, 2021 | 9B | 2 BR · 1 BA · 835 sf | $1,195,000 | $1,431/sf | +0.0% |
| Apr 5, 2021 | 4B | 1 BA · 460 sf | $490,000 | $1,065/sf | -2.0% |
| Mar 1, 2021 | 9B | 2 BR · 1 BA · 730 sf | $575,000 | $788/sf | — |
| Nov 27, 2019 | 5B | 1 BR · 1 BA · 558 sf | $710,000 | $1,272/sf | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,327/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 1.0% 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 1-01216-7501; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
Closed rents at The Packard, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 2 | $2,899 |
| 1 bedroom | 2 | $3,725 |
4 closed leases, October 2023 to September 2026. Most recent lease March 2026. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Packard and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with The Packard and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Packard. Unsubscribe anytime.
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What to know if you’re buying
Treat the mezzanine's legal use as a specific purchase question. Some upper platforms originated as low storage lofts. Calling a platform a sleeping area doesn't make it a legal bedroom. The approved layout and actual headroom should determine how that part of the apartment is described and valued.
Litigation followed a 2023 sprinkler flooding incident. The building was party to litigation stemming from a March 2023 sprinkler-system flooding, and the matter remained pending as of 2025. Ask the managing agent for the current status.
Comparable buildings
- Westbury House — A condominium on the same cross street with a smaller residential inventory distributed through a much taller building.
- Claremont Condominium — A similar-sized condominium from the late twentieth century, with a taller tower form.
- Park Columbus — A nearby condominium of similar development period and mid-rise scale, with a larger residential inventory.
- Columbus Common — A lower-rise condominium with a broadly comparable number of homes, useful for weighing building scale.
- The Centra — A larger condominium from the same era for buyers comparing established Upper West Side condo ownership.
More Upper West Side buildings
- 174 West 89th Street — 1910 co-op
- 175 West 93rd Street (The Westwind) — 1929 co-op by Rosario Candela
- 176 West 87th Street — 1916 co-op by Schwartz & Gross
- 182 West 82nd Street (The Pontiac) — 1892 condominium
- The Chesterfield, 186 West 80th Street — condominium
- 200 Amsterdam Avenue — 2021 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Packard?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com