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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
Office Spaces
1 Riv Rd Cos Cob, CT 06807-2755
Individually Owned
7-yr Hold
Free & Clear
Property ID
US15-0360794
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1946
Construction
STEEL FRAME
Total area
8,496 SF
Zoning code
WB
APN
GREE M:08 B:1898/S
UPID
US15-0360794
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Offices of Philip Russell, LLC Law Firm
-
Greenwich Roundtable Inc Charitable Organization Social Service Agency
-
Greenwich Racquet Club Tutoring Service Sports School
-
LQM Petroleum Services Oil & Natural Gas Company
-
Perkins Investment Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.19M
Blend (final)
Blend
$2.12M
Owner & transaction history
Philip Russell · 7 yrs held
Philip Russell
since 2019
7 recorded transactions
Zoning & alternative use
WB · Cos Cob, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+47.2%
Auto repair, garage
$2.0M
+33.9%
Commercial (general)
$2.0M
+33.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Cos Cob submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cos Cob submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,480,000
Current use
RESTAURANT
$2,180,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,985,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,980,000
Change: +34% · Conversion: Easy
RETAIL STORES
$1,580,000
Change: +7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,345,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$2.12M
Range $1.90M – $2.33M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$249 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$39,670
Tax year 2023
Assessed value
$3,409,210
Assessed 2023
Previous assessed
$3,409,210
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed improvement
$3,409,210
Applied tax rate
124.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1946
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
1
Stories
2
Rooms
1
Total area
8,496 SF
Zoning code
WB
APN
GREE M:08 B:1898/S
UPID
US15-0360794
Jurisdiction
GREENWICH
Zoning & alternative use
WB · Cos Cob, CT
Zoning WB · permitted uses
WB · Cos Cob, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cos Cob. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.0M
RETAIL STORES
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1946
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Rooms
1
Current owner
From public records · entity-resolved
Philip Russell
Individual
Free & Clear · 7 yrs held
Mailing address
PO BOX 4496, GREENWICH, CT 06831-0409
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2019
—
Philip Russell
Russell,sally
Quit Claim Deed
related
—
Mar 28, 2012
$625,000
56 Locust Road LLC
New York Mortgage T
Grant Deed
—
Jun 27, 2006
$4,200,000
1 River Road LLC
River Road Holdings Ll
Warranty Deed
$1,000,000 · Greenwich B&t
Jul 2, 2002
—
Riv Rd Holdings LLC
—
Deed Of Trust
related
$750,000 · Abbylex LLC
Jun 28, 2002
$2,250,000
Riv Rd Holdings LLC
One Riv Rd Assoc LLC
Warranty Deed
related
$2,400,000 · Zions First National Bank
Mar 10, 2000
—
One River Rd Assoc LLC
—
Deed Of Trust
related
$776,250 · Mortgage Investment
Feb 13, 1997
$125,000
Rod Assoc River
Gisondi,peter
Warranty Deed
$115,000 · Zenon Grzybowski
Jun 28, 1995
$575,000
Wilton River Rd Assoc
Giegerich,lester R
Grant Deed
—
Jan 21, 1993
$900,000
Ri Hillcroft INC
First Natl Bk
Grant Deed
—
Jul 14, 1988
$1,350,000
Steven Levine
Viewpoint Co
Grant Deed
$1,200,000 · Peoples Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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