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Property profile & analytics
OFF-MARKET
Investment properties
209 Riv Rd Cos Cob, CT 06807-2521
Entity Owned
10-yr Hold
Property ID
US15-0327451
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1925
Construction
STEEL FRAME
Total area
2,815 SF
Lot
0.22 ac (9,583 SF)
Zoning code
LB
APN
GREE M:08 B:3950/S
UPID
US15-0327451
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Half Way Tree Holdings · 10 yrs held
Half Way Tree Holdings
since 2015
5 recorded transactions
Zoning & alternative use
LB · Cos Cob, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$11,872
Tax year 2023
Assessed value
$1,020,250
Assessed 2023
Previous assessed
$1,020,250
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$542,220
Assessed improvement
$478,030
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1925
Construction
STEEL FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Rooms
1
Total area
2,815 SF
Lot
0.22 ac (9,583 SF)
Zoning code
LB
APN
GREE M:08 B:3950/S
UPID
US15-0327451
Jurisdiction
GREENWICH
Zoning & alternative use
LB · Cos Cob, CTZoning LB · permitted uses
LB · Cos Cob, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1925
Construction
STEEL FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Rooms
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Half Way Tree Holdings
Entity
Mailing address
209 RIV RD, COS COB, CT 06807-2521
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2024
—
Half Way Tree Hldg LLC
—
Deed
related
$250,000 · First Bank Of Greenwich
Jul 21, 2023
—
Half Way Tree Hldg LLC
—
Deed
related
$750,000 · Newtek Bank NA
Jun 24, 2022
—
Half Way Tree Hldg LLC
—
Deed
related
$1,430,000 · First Bank Of Greenwich
Feb 16, 2017
—
Half Way Tree Holdings
—
Deed
related
$737,000 · New England Cert Dev
Dec 11, 2015
—
Half Way Tree Holdings
Franze Frances
Executors Deed
—
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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