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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Retail space
146-148 Sound Bch Ave Old Greenwich, CT 06870
Entity Owned
Absentee Owner
Free & Clear
Property ID
US15-0347185
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
STEEL FRAME
Total area
10,137 SF
Lot
0.68 ac (29,621 SF)
Zoning code
LBR-2
APN
GREE M:06 B:1748/S
UPID
US15-0347185
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.60M
Owner & transaction history
Jmd Sound Beach LLC
Jmd Sound Beach LLC
since 2025
4 recorded transactions
Zoning & alternative use
LBR-2 · Old Greenwich, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+38.2%
Auto repair, garage
$2.4M
+25.7%
Commercial (general)
$2.4M
+25.4%
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
RETAIL STORES
$1,885,000
Current use
RESTAURANT
$2,605,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,370,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,360,000
Change: +25% · Conversion: Easy
OFFICE BUILDING
$1,770,000
Change: -6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,605,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$158 / 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
$39,864
Tax year 2023
Assessed value
$3,425,940
Assessed 2023
Previous assessed
$3,425,940
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,795,220
Assessed improvement
$1,630,720
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
5
Total area
10,137 SF
Lot
0.68 ac (29,621 SF)
Zoning code
LBR-2
APN
GREE M:06 B:1748/S
UPID
US15-0347185
Jurisdiction
GREENWICH
Zoning & alternative use
LBR-2 · Old Greenwich, CTZoning LBR-2 · permitted uses
LBR-2 · 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
RETAIL STORES Current
Est. value
$1.9M
RESTAURANT
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1978
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
5
Lot
0.68 ac
Current owner
From public records · entity-resolved
Jmd Sound Beach LLC
Entity
Free & Clear · 0 yrs held
Mailing address
116 MASON ST, GREENWICH, CT 06830-2607
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2025
—
Jmd Sound Beach LLC
John M Downing
Quitclaim Deed
related
—
Mar 1, 2021
—
146148 Sound Bch Ave LLC
—
Deed
related
$1,812,023 · Peoples United Bank
Jan 15, 2013
$1
146-148 Sound Bch Ave LLC
Berger,joel P
Grant Deed
related
—
Nov 12, 2010
—
Joel Paul Berger
—
Deed Of Trust
related
$2,500,000 · 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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