Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    112 Water St Greenwich, CT 06830
    Back to Search
    Property profile & analytics

    112 Water St Greenwich, CT 06830

    View on Map
    • Commercial real estate
    • 1,658 SF
    • 0.86 lot acres
    Off-Market
    Property ID
    US15-0831837
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Ebb Tide Boat Rentals Inc. / Marina
    • Real Estate Investors / Real Estate Agency
    • Lincoln Property Company / Real Estate Agency
    • Three Brothers Real Estate / Real Estate Agency

    Property Details for 112 Water St

    Year built
    1985
    Lot size
    0.86 lot acres
    Property size
    1,658 SF
    Property type
    Commercial real estate

    Description

    This exceptional 0.86-acre Greenwich, Connecticut property at 112 South Water Street presents a unique investment opportunity. The site boasts 240 feet and 5 inches of desirable waterfront frontage and includes a fully operational marina with 21 boat slips, rack storage for 57 boats, and land storage for an additional 85 boats. A commercial gas pump and a dock with a side boat lift are also included. The property features a 1,658 square foot, two-story building currently used for service and office space. Built in 1985, this structure sits on a two-story building and is situated within the WB (Waterfront Business) zoning district of Fairfield County. This versatile property offers significant potential for continued operation as a thriving marina and boat-related business, or as a prime development site for future projects. The property's size is 37,462 square feet, offering ample space for various uses. The existing building provides immediate income potential or a base for expansion. This is a rare opportunity to acquire a well-established waterfront business or a highly desirable development parcel in a prime Greenwich location. The zip code is 06830.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Greenwich
    County
    Fairfield
    State
    Connecticut
    Longitude
    -73.6590184
    Latitude
    40.9990228

    Comparable in this City

    • $7,000,000
      5,088 SF

      Luxury Lofts and Townhome Investment

      Five-unit investment property in downtown Greenwich with luxury finishes.
      63 Church St, Greenwich, CT 06830
      View Details
    • $910,000
      Pending

      Two-Family Home Near Downtown

      Two-unit property near downtown Greenwich, suitable for investors or owner-occupants.
      67 View St W, Greenwich, CT 06830
      View Details
    • $3,500,000
      3,657 SF

      Mixed-Use Property in Downtown Greenwich

      Mixed-use property with retail, office, residential unit, and parking.
      111 Mill St, Greenwich, CT 06830
      View Details
    • $3,500,000
      3,657 SF

      Mixed-Use Property in Downtown Greenwich

      Mixed-use property with retail, office, residential, and parking.
      111 Mill St, Greenwich, CT 06830
      View Details
    • Contact for pricing
      4,612 SF

      Greenwich Retail and Office Space

      Prime location near Greenwich Avenue with parking.
      31 E Elm St, Greenwich, CT 06830
      View Details
    • Contact for pricing

      Riverside Corner Mixed-Use Investment

      1.14 acre corner lot with mixed-use investment potential.
      1116-1130 E Putnam Ave, Greenwich, CT 06830
      View Details

    Similar Nearby for Sale

    • $7,000,000
      5,088 SF

      Luxury Lofts and Townhome Investment

      Five-unit investment property in downtown Greenwich with luxury finishes.
      63 Church St, Greenwich, CT 06830
      View Details
    • $910,000
      Pending

      Two-Family Home Near Downtown

      Two-unit property near downtown Greenwich, suitable for investors or owner-occupants.
      67 View St W, Greenwich, CT 06830
      View Details
    • $3,500,000
      3,657 SF

      Mixed-Use Property in Downtown Greenwich

      Mixed-use property with retail, office, residential unit, and parking.
      111 Mill St, Greenwich, CT 06830
      View Details
    • $3,500,000
      3,657 SF

      Mixed-Use Property in Downtown Greenwich

      Mixed-use property with retail, office, residential, and parking.
      111 Mill St, Greenwich, CT 06830
      View Details
    • Contact for pricing
      4,612 SF

      Greenwich Retail and Office Space

      Prime location near Greenwich Avenue with parking.
      31 E Elm St, Greenwich, CT 06830
      View Details
    • Contact for pricing

      Riverside Corner Mixed-Use Investment

      1.14 acre corner lot with mixed-use investment potential.
      1116-1130 E Putnam Ave, Greenwich, CT 06830
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      840 SF

      Byram Second-Floor Apartment Rental

      Move-in ready 2BR/1BA apartment near Byram Park.
      35 Church St, Greenwich, CT 06830
      View Details
    • $3,250 /Mo

      First Floor Apartment Near Greenwich

      First-floor apartment near Greenwich Ave, available June 1, 2026.
      28 Locust St, Greenwich, CT 06830
      View Details
    • Contact for pricing

      Greenwich Duplex Apartment For Rent

      Well-maintained two-bedroom apartment near downtown Greenwich with parking.
      91 Prospect St, Greenwich, CT 06830
      View Details
    • Contact for pricing

      Retail Space For Lease

      Retail space available for lease in Greenwich, CT.
      267 Greenwich Ave, Greenwich, CT 06830
      View Details
    • $9,317 /Mo
      5,230 SF

      Renovated Warehouse/Retail Space Available

      Unique space in historic Greenwich building with high visibility.
      255 Mill St, Greenwich, CT 06830
      View Details
    • Contact for pricing
      722 SF

      Downtown Greenwich Retail Opportunity

      Full building presence available in downtown Greenwich, July 2026.
      20 E Elm St, Greenwich, CT 06830
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    112 Water St
    Greenwich, CT 06830
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    112 Water St, Greenwich, CT, 06830
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!