The listing facts are current enough for an initial property review.
for saleRealtyLens property overview
$6,250,000
13 W 89th St
New York, NY, 10024
View more New York, NY property pages9Beds
6.5Baths
6,395Sqft
$977$/sqft
Listing Notes
Welcome to 13 West 89th Street, a classic brownstone built in 1894 by architects Neville & Bagge in the Renaissance Revival style. Offering the potential for single-family conversion, an appealing live-with-income or investment opportunity, this property is located just two brownstones west of Central Park West. The 19.5-foot wide, 5-unit home spans approximately 6, 395 square feet and is currently configured to maximize both luxurious living and rental income. The owners duplex, comprising the 2nd and 3rd levels, features 118 ceiling heights on the parlor level, creating an airy and grand atmosphere. Designed in a clean and modern style, the parlor level features a formal living and dining space, an office, and an eat-in kitchen. The office benefits from exceptional natural light and a thoughtful layout, making it an ideal space for working from home. A standout design element is the wrap-around staircase with a floating stair, seamlessly blending form and function while adding a touch of architectural elegance. The third floor features a flexible rear wing that can serve as a playroom, office, or additional living area, two bedrooms, and a washer and dryer for added convenience. The primary suite offers comfort and privacy, highlighted by a gorgeous and original wood-frame bay window that brings in incredible sunlight. The 4th floor features a 2-bedroom floor-through apartment with an in-unit washer-dryer and private terrace, perfect for enjoying outdoor space and sunlight. The top floor hosts two one-bedroom apartments, both ideal for rental income or accommodating guests. The garden unit is a spacious 2-bedroom residence with private garden access, providing a tranquil respite in the heart of the city. As the building will be delivered vacant, there is optionality for a single-family conversion or the opportunity to live expense-free in a live-with-income property. Located just steps from Central Park, this neighborhood includes top Manhattan schools, restaurants, shopping, and cultural institutionsoffering the best of Upper West Side living.
Market Insights
Below nearby median-57%
$977/sqft vs a nearby median of $2288/sqft.
Nearby median$2288/sqft
Nearby properties8
Property size6,395 sqft
- -57% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 6,395 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$15M$14M – $16M · 65% confidence
vs ask $6.25M−$8.79M (−140.6%)
Asking price is about 140.6% below the fair value — likely to draw competing offers if it's still on market.
$2,305/sqft median across 7 tight comps × 6,395 sqft= $15M
- Transit access+$590k +4.0%
- Days-on-market gravity−$442k −3.0%
- Pre-war character+$369k +2.5%
- Virtually staged−$147k −1.0%
- Visible condition issues−$74k −0.5%
Cumulative NYC adjustments+$295k+2.0%
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.
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Listing Details
- Days on market
- 369 days
- Last price change
- No change recorded
- Listed
- May 8, 2025
- Photos
- 18 photos
- Property type
- townhomes
- Status
- for sale
Features & Amenities
Outdoor SpaceFireplaceLaundry RoomPets AllowedWasher DryerTwo Or More StoriesHigh CeilingRental PropertyInvestment OpportunityOfficeDenShopping
Photos
Building Facts
- Year built
- 1900
- Stories
- 4
- Total units
- 5
- Residential units
- 5
- Building area
- 6,125 sqft
- Lot size
- 1,913 sqft
- Land use
- Multi-family walk-up buildings
- Building class
- C2
From NYC public records where available.
Price History
May 4, 2026Initial record
$6,250,000for sale
Public Records
DOB violations0 open
0 total recorded against the building
HPD violations10 open
19 total recorded
ACRIS documents53
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)16,328
Top: illegal parking
Top complaint types in ZIP 10024
- Illegal Parking2,237
- HEAT/HOT WATER2,038
- Noise - Residential1,005
- Noise750
- Noise - Street/Sidewalk579
Recent HPD
- Apr 29, 2026Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
- Nov 22, 2024Class 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...
- Apr 1, 2024Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
- Mar 16, 2023Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.