Arloparc Condominium
124 East 86th Street & 126 East 86th Street, Manhattan, NY 10028
Overview
Arloparc is a 28-unit condo in Manhattan, with 1 commercial unit.
- Offering plan: Accepted May 2023 · 355 pages · floor plans on page 4
- Finishes: 9'4" ceilings, engineered wood floors, quartz kitchen countertops, Gaggenau appliances, washer/dryer hook-ups, Grohe bathroom fittings and a VRF heat pump system for heating and cooling
- Prices: $2,477 a square foot on average, as first offered; $144.9 million in all
- Common charges: $1,118–$6,162 a month, the sponsor's first-year estimate
- Developer: Rybak Development
- Sponsor: 126 East 86 Street Development LLC, represented by Tsyngauz & Associates, P.C.
- Subway: 1-minute walk to 86 St (4, 5, 6); 6 minutes to 86 St (Q)
- Amendments: 4, the latest in July 2025
- Units
- 28 residential · 1 commercial
- Subway
- 1 min walk to 86 St 4 5 686 St Q, 6 min
- Developer
- Rybak Development
- Average $/sf
- $2,477Homes in Schedule A, as first offered
- Common charges
- $1,118–$6,162 a monthSponsor's first-year estimate in Schedule A, July 1, 2024 - June 30, 2025
- Offering price
- $144.9 million total
- Floor plans
- Page 4 of the plan
- SubmittedNovember 2023
- AcceptedMay 2023
- 4 amendments
- First sale
- Latest sale
Units & Prices
Sales
From city records (ACRIS), through Aug 31, 2026.
First-Year Budget
From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)
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Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 21 homes.
Each home's estimate, city bills and tax breaksSee it free →Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
All 5 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 3 Aug 7, 2024
Construction completed with temporary certificate of occupancy issued; unit sizes, bedroom counts, and common elements revised; terrace eliminated from penthouse unit.
- Temporary certificate of occupancy issued June 4, 2025
- Primary address changed to 126 East 86th Street; commercial unit C1 address changed to 126A East 86th Street
- Residential Units 18A and 19A changed from 3 bedrooms to 4 bedrooms
- Sizes of Units 3A, 4A, 16A, 17A, 18A, 19A, and PH revised
- 868.00 sq. ft. terrace eliminated from penthouse unit limited common elements
- Egress corridors assigned as limited common elements to Units 3A, 4A, 16A, 17A, 18A, 19A, and PH
- Percentage of common interest for Unit 18A revised
- Storage space sizes revised for all units except Unit 6B
Amendment 2 Feb 22, 2024
Plan declared effective after sponsor accepted purchase agreements for five residential units constituting 17.86% of all units offered.
- Plan declared effective upon acceptance of this amendment
- Five residential units with executed purchase agreements counted toward effectiveness (Units 4A, 10A, 12A, 14B, PH)
- Purchase agreements dated between December 7, 2023 and February 13, 2024
Amendment 1 Nov 1, 2023
Sponsor revised offering prices for 29 residential units and the penthouse.
- Prices revised for units 2A, 3A, 4A, 5A, 5B, 6A, 6B, 7A, 7B, 8A, 8B, 9A, 9B, 10A, 11A, 12A, 12B, 14A, 14B, 15A, 15B, 16A, 17A, 18A, 19A, and PH
- Updated Schedule A with new offering prices effective July 1, 2024 - June 30, 2025
Team
- Sponsor
- 126 East 86 Street Development LLC
- Developer
- Rybak DevelopmentReported by mannpublications.com
- Counsel
- Tsyngauz & Associates, P.C.
- Tax estimate
- MGNY Consulting Corp.Prepared the first-year real estate tax projection
- Construction lender
- Valley National Bank$50.8 million loan stated in the plan
- General contractors
- Rybak Development and Construction, Rybak DevelopmentHeld the general construction permit on DOB job 121208861
- Interior designer
- S20MReported by mannpublications.com
- Buyer's lender
- Valley National BankThe sponsor's preferred mortgage lender; you can use another, though the mortgage contingency is offered through the sponsor's lender · Named on p. 18
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- C5-1A
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 1289 Lexingtonnext door · 13 units · 2019
- 171 East 86th Street Condominium0.1 mi · 24 units · 2026
- 1010 Park Avenue Condominium0.1 mi · 11 units · 2017
- 151 East 83rd Street0.1 mi · 1986
- 180 East 88th Street Condominium0.1 mi · 48 units · 2015
- Philip House Condominium0.1 mi · 94 units · 2012
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