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Property profile & analytics
OFF-MARKET
Estimated value
$4,945,000
Office buildings
1445 Putnam Ave 1455 Old Greenwich, CT 06870-1379
Individually Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US15-0208153
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
STEEL FRAME
Total area
19,866 SF
Lot
2.2 ac (95,832 SF)
Zoning code
R-PHD-
APN
GREE M:12 B:2852/S
UPID
US15-0208153
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
-
Early Insight Advocacy Training Center
-
Elite Health Services Physician
-
Advanced Ophthalmology of Connecticut Ophthalmologist
-
Patrick Coady Ophthalmologist
-
Dr. John Huang Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.12M
Blend (final)
Blend
$4.95M
Owner & transaction history
Grencom Assoc · 8 yrs held
Grencom Assoc
since 2018
7 recorded transactions
Zoning & alternative use
R-PHD- · Old Greenwich, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+47.2%
Auto repair, garage
$4.6M
+33.9%
Commercial (general)
$4.6M
+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 Old Greenwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Old Greenwich 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
$3,465,000
Current use
RESTAURANT
$5,105,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,640,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,630,000
Change: +34% · Conversion: Easy
RETAIL STORES
$3,690,000
Change: +7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,150,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$4.95M
Range $4.45M – $5.44M · ±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
$139,869
Tax year 2023
Assessed value
$12,020,400
Assessed 2023
Previous assessed
$12,020,400
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$6,711,670
Assessed improvement
$5,308,730
Applied tax rate
124.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Lease
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Rooms
11
Total area
19,866 SF
Lot
2.2 ac (95,832 SF)
Zoning code
R-PHD-
APN
GREE M:12 B:2852/S
UPID
US15-0208153
Jurisdiction
GREENWICH
Zoning & alternative use
R-PHD- · Old Greenwich, CTZoning R-PHD- · permitted uses
R-PHD- · Old Greenwich, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.5M
RESTAURANT
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.6M
RETAIL STORES
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
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
1977
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Rooms
11
Lot
2.2 ac
Current owner
From public records · entity-resolved
Grencom Assoc
Individual
Mailing address
1455 E PUTNAM AVE STE, OLD GREENWICH, CT 06870-1360
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2018
—
Grencom Assoc
—
Deed
related
$8,100,000 · Miscellaneous Ins Co
Jun 13, 2013
—
Grencom Assoc
—
Deed Of Trust
related
$6,500,000 · Worth Funding INC
Jan 9, 2009
—
Grencom Assoc
—
Deed Of Trust
related
$3,900,000 · Zions First National Bank
Dec 18, 2001
—
Grencom Assoc
—
Deed Of Trust
related
$4,500,000 · Allstate Life Ins Co
Jun 13, 1988
—
Grencom Assoc
—
Deed Of Trust
related
$1,500,000 · Citytrust
Aug 26, 1987
—
F T Assoc
—
Deed Of Trust
related
$10,200,000 · Ri Hosp Trust National Bank
—
—
Grencom Assoc
—
Deed Of Trust
related
$8,100,000 · Miscellaneous Ins Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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