86 Prospect Park West
86–88 Prospect Park West, Brooklyn, NY 11215
BBL 3010830038 · BIN 3025556
- Year built
- 1908
- Type
- Cooperative
- Units
- 25
- Floors
- 4
- Landmark
- Designated
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 86 Prospect Park West 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 Prospect Park West blockfront between 4th and 5th Streets is a single composition: four four-story apartment buildings, Nos. 86, 88, 90 and 92, built in 1908–09 for the Roundtree Realty Company, which LPC records as both owner and architect. The cooperative owns the northern two, at the 4th Street corner. Nos. 90 and 92 sit on separate lots under separate ownership, but the four read as one row from the park — the same brick, the same stone base and cornice line, the same curved bays.
That row is inside the Park Slope Historic District, and the difference matters on this avenue. The large Prospect Park West apartment lots at 9, 35, 40 and 75 Prospect Park West were all left out of the district in 1973, as was the Montgomery Place corner at 27 Prospect Park West. This blockfront was taken in whole, and the designation was recorded against the lot that September. The co-op's façade, windows and roofline are protected, and any change to them needs a Landmarks permit.
The ownership structure is unusual in two ways. It is two separate buildings, each with its own central stairwell and its own building identification number, operated by one corporation on one tax lot. And its share count is very small: the 1978 plan offered 116 shares for 25 apartments, and the 2018 statements show 118 outstanding, so a single apartment typically carries only a handful of shares. Per-share figures in the building's financials look large for that reason and should be read against the whole.
Architecture and unit composition
The 1973 designation report describes the row in detail. The rusticated first floors and the projecting stairwells are precast stone, and the same stone is used for lintels, quoins and bandcourses against dark red brick above. A deeply embossed sheet-metal architrave runs under a classical cornice on console brackets. LPC calls the style generally neo-Classical with some neo-Federal detail, and notes that the curved sides and rich detail of the central stairwells suggest a Beaux-Arts influence.
Inside, the two buildings are different products. HPD registers 9 apartments at No. 86 and 16 at No. 88. ACRIS labels the apartments in two series — an L and R series and a lettered A through D series — which fits two larger apartments a floor at No. 86 and four smaller ones a floor at No. 88. The L and R apartments have consistently traded well above the A–D apartments. Two combinations at No. 88, in 2019 and 2020, have reduced the count there.
Building operations
Debt. The corporation's mortgages were with a cooperative bank from 1992; two 2002 loans were paid off and released in 2017, per ACRIS, and no mortgage has been recorded against the lot since. The compiled 2018 statements on file show the corporation instead carrying $100,000 of unsecured five-year loans from shareholders at 5 percent, due September 1, 2022. Ask the managing agent whether those loans have been repaid or extended, and whether the corporation has any other debt.
Financial statements. The 2017 and 2018 statements on file are compiled, meaning an accountant assembled them without auditing or reviewing them. They show a small operating budget, no special assessments in either year, and no reserve study. Ask for the latest statements and whether they are audited.
Capital work and the 2017 fire. Department of Buildings records show a boiler and gas-burner replacement in 2004, rear parapet repair in 2007, and an August 2017 filing for general construction, structural and plumbing work at No. 88 due to fire damage. The 2017 balance sheet carries restricted cash tied to an insurance recovery. Ask whether the repair work is signed off and whether any claim remains open.
Taxes. J-51 is a city program that reduces real estate taxes for qualifying renovation work. An abatement that began in 1981 on $10,800 of work ran through 1992, and a J-51 exemption that began in 1982 ran through the 1993 tax year. A third abatement, on about $14,000 of work starting in 2008, was used up in 2018/19. None is active. The co-op abatement continues for apartments that are a shareholder's primary residence.
Recent sales
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 8, 2026 | 3L | $2,900,000 |
| Sep 9, 2025 | 4D | $1,250,000 |
| Feb 14, 2024 | 3R | $1,965,000 |
| Nov 18, 2022 | 2L | $2,151,000 |
| Feb 8, 2022 | 4C | $875,000 |
| Jul 24, 2020 | 2B | $690,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01083-0038) 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.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Confirm which building your apartment is in. The two buildings have separate stairs and different apartment layouts. City records have been inconsistent about which BIN belongs to which address, so make sure permits, violations and the certificate of occupancy you review are for the right one.
Ask about the debt. No bank mortgage has been recorded since 2017. That is low leverage, but the corporation borrowed from its own shareholders in 2017. Find out what is owed now and on what terms.
Plan on stairs and Landmarks. These are four-story walk-ups, and every exterior change needs an LPC permit and board approval.
Get the policy stack in writing. Financing limits, flip tax, subletting, pets and washer/dryers are not documented anywhere public. Ask the managing agent for the house rules and purchase application before you bid.
What to know if you’re selling
Lead with the row and the view. A park-facing apartment in a landmarked 1908–09 row at the 4th Street corner is a specific product; say which building, which floor and which exposure in the first line.
Have the 2017 fire paperwork ready. A buyer's attorney will ask. Sign-offs and a closed insurance file help the deal move.
Price by building and line. The L and R apartments and the A–D apartments trade in different markets. Use comparable sales from the same series.
Comparable buildings
If you're considering 86 Prospect Park West, also evaluate:
- 125 Prospect Park West — Harry Moore's 1916 six-story elevator co-op at 8th Street; also inside the district
- 75 Prospect Park West — the six-story, 24-apartment co-op one block north at 3rd Street, outside the district
- 27 Prospect Park West — the 1928 fifteen-story co-op at Montgomery Place
- 40 Prospect Park West — the 1942 park-front co-op at Garfield Place
- 35 Prospect Park West — Emery Roth's 1929 co-op at Garfield Place
- 9 Prospect Park West — the 1929 park-front tower at President Street
- 300 8th Avenue — a 1920 elevator co-op of small apartments on the district line
- 140 8th Avenue — the 1936 Art Deco co-op at Carroll Street, inside the district
More Park Slope buildings
- 75 Prospect Park West — 1920 co-op
- 759 President Street (The Presidential) — 1884 co-op
- 851 Carroll Street — 1894 condop
- 9 Prospect Park West — 1928 co-op
- 90 Eighth Avenue — 1927 co-op by Sugarman & Berger
- 904 Union Street — 1910 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Park Slope.
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.
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 86 Prospect Park West?
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