The listing facts are current enough for an initial property review.
for saleRealtyLens property overview
$2,100,000
25 E 86th St # 2E
New York, NY, 10028
View more New York, NY property pages2Beds
2Baths
1,590Sqft
$1321$/sqft
Market Insights
Below nearby median-13%
$1321/sqft vs a nearby median of $1509/sqft.
Nearby median$1509/sqft
Nearby properties12
Property size1,590 sqft
- -13% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 1,590 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$2.46M$2.18M – $2.74M · 25% confidence
vs ask $2.10M−$359k (−17.1%)
Asking price is about 17.1% below the fair value — likely to draw competing offers if it's still on market.
$1,509/sqft median across 3 tight comps × 1,590 sqft= $2.40M
- Transit access+$60k +2.5%
- Pre-war character+$60k +2.5%
- Open DOB violations−$24k −1.0%
- Virtually staged−$24k −1.0%
- Visible condition issues−$12k −0.5%
Cumulative NYC adjustments+$60k+2.5%
Property Read
The asking price per square foot is below the nearby median, which can be worth a closer comp check.
Price history is still limited; review again as more market activity becomes available.
Diligence Read2 items to check
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Listing Details
- Days on market
- 7 days
- Last price change
- No change recorded
- Listed
- May 5, 2026
- Photos
- 15 photos
- Property type
- coop
- Status
- for sale
Photos
Building Facts
- Year built
- 1926
- Stories
- 15
- Total units
- 110
- Residential units
- 102
- Building area
- 6.05 ac
- Lot size
- 20,253 sqft
- Land use
- Multi-family elevator buildings
- Building class
- D4
From NYC public records where available.
Price History
May 5, 2026Initial record
$2,100,000for sale
Public Records
DOB violations8 open
108 total recorded against the building
HPD violations1 open
2 total recorded
ACRIS documents132
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)13,402
Top: heat/hot water
Top complaint types in ZIP 10028
- HEAT/HOT WATER997
- Illegal Parking940
- Noise757
- Maintenance or Facility655
- Noise - Residential605
Recent DOB
- Jul 29, 2025V-DOB VIOLATION - ACTIVE · P-PLUMBING NONE
- May 31, 2022V*-DOB VIOLATION - DISMISSED · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE
- Sep 25, 2019V*-DOB VIOLATION - Resolved · E-ELEVATOR ELEVATORREQUIRED
- Sep 25, 2019V*-DOB VIOLATION - Resolved · E-ELEVATOR ELEVATORREQUIRED
Recent HPD
- Nov 2, 2022Class I · §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITE...
- Jul 17, 1987Class B · SECTION 27-2005 ADM CODE PROPERLY SECURE THE LOOSE DOOR KNOBS 5TH STY FRONT SECTION EAST APT 5B AT ENTRANCE . , SECTION '' ''
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.