OFF-MARKET
Commercial real estate
Property ID
US15-0164303
Entity Owned Owner of record is a legal entity (LLC / corporation).
4-yr Hold Held for 4 years.
Absentee Owner Owner mailing address differs from the property address.
Free & Clear No active or open recorded mortgage detected.
Entity Owned Ownership intelligence
Who controls the opportunity?
Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. In the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2023
What does the county charge?
$9k
Tax billed · 2023
Assessed value$777k
Assessed improvement$777k
Effective rate1.16%
Value estimate
· Sep 2026$685k
$617k – $754k
AI approach$670k
Submarket $/SF estimate$532k
Realmo valuation models over county records and 25 qualifying comparable sales.
Recently sold
What actually traded nearby?
$233/SF
County average, outlier-cleaned · 754 recorded sales of this use type
Observed band · Q1–Q3$108 – $389
Qualifying comparables25
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
LB
Use Group 2a, except that any such use in the LB Zone shall be permitted only above floors having uses of Use Groups 1, 3, 4, or 9, which...
General categoryCOMMERCIAL
JurisdictionGREENWICH
Location intelligence
Which uses thrive at this corner?
Best fit: Parking Facility
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Parking Facility13.0
Barber Shop9.2
Pawn Shop8.9
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
– Recorded deeds · not on file
✓ 25 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
5 properties nearbyRecent sales nearby
No comparable recorded sale in this ZIP
No comparable recorded sale in this ZIP. Our records hold no sale here we could set beside this property for the last 8 years. They are neighbours, not transactions.
Comparable nearby
5 properties of the same type nearby
Comparable nearby
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 25 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$685k
Value range
$617k – $754k
±10% around blend
Estimated value / SF
$463 / SF
Confidence
High
25 county-verified comps
Property data
88
Market benchmarks
33
Comparable sales
100
$617k
blend $685k
$754k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
- GBA
- 1,480 SF
- Year built
- 1993
- Stories
- 1
- APN
- GREE M:08A B:1909/S
- Zoning
- LB
- Assessed value · 2023
- $777,000
- Annual tax · 2023
- $9,041
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$827k
Weighted, 20 comps · high confidence
Evidence
25 found · 6 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
9.4 mi away · 1,110 SF
12.3 mi away · 1,590 SF
13.8 mi away · 1,470 SF
16.0 mi away · 1,050 SF
16.3 mi away · 1,730 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$685k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
County 754 sales
$233
+99%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $463/SF.
Delta below average reads as headroom.
Source: Realmo CRE sales derivatives (county records).
7
Methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable sales, saved work and exports.
9-scenario matrix
Comparable sales · 25
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet
No recorded sale, income signal or market-rate row for its use type. Any figures below are a modeled what-if, not an implied cap rate.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$595k
Move the market yield to see immediate price impact.
Value / SF
$402
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$37k
$750k
$536k
$417k
$42k
$833k
$595k
$463k
$46k
$916k
$654k
$509k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable sales
Partial preview
Qualifying comparables
25 found
High confidence · county-verified
Closest comparable
$825k
8.7 mi · Apr 2026 · $485/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Year built
1993
Construction
FRAME
Stories
1
Total area
1,480 SF
Zoning code
LB
COMMERCIAL
APN
GREE M:08A B:1909/S
UPID
US15-0164303
Jurisdiction
GREENWICH
Property tax & assessments
Tax year 2023
Tax billed
$9,041
Assessed value
$777,000
Assessed 2023
Previous assessed
$777,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed improvement
$777,000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
Jurisdiction
Greenwich, CT
Zoning code
LB
Category
COMMERCIAL
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Official district profile
What the municipal code says about LB
Zoning description
Use Group 2a, except that any such use in the LB Zone shall be permitted only above floors having uses of Use Groups 1, 3, 4, or 9, which uses must occupy not less than 75% of the floor area of the largest floor of the b…
General category
COMMERCIAL
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and any signals we can model, to help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties we can resolve, with estimated value
Deal signalsSell-side activity where we detect it
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Local Zoning Insight
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