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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Turn key restaurants
21 Fld Pt Rd Greenwich, CT 06830-5337
Entity Owned
28-yr Hold
~
Est. High Equity
Property ID
US15-1251066
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1920
Construction
FRAME
Total area
5,672 SF
Lot
0.33 ac (14,375 SF)
Zoning code
CGB
APN
GREE M:01 B:1922/S
UPID
US15-1251066
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
-
Tengda Asian Bistro Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$435k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$572k
Blend (final)
Blend
$505k
Owner & transaction history
21025 Field Pt LLC · 28 yrs held
21025 Field Pt LLC
since 1998
3 recorded transactions
Zoning & alternative use
CGB · Greenwich, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Sec. 6-104.1 USE REGULATIONS AND SPECIAL REQUIREMENTS FOR THE CGB ZONE (9/15/86) (A) Purposes. In addition to the purposes stated in Sec. 6-102, the goal of the Central Greenwich Business Zone is to provide for a greater variety of Town- oriented retail, service, business, community and residential needs. The CGB zone is a mixed- use moderate density transit…
Zone name
Central Greenwich Business
General category
COMMERCIAL
Zone area
98.17 ac
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 Greenwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$89 / 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
$28,463
Tax year 2023
Assessed value
$2,446,150
Assessed 2023
Previous assessed
$2,446,150
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,146,480
Assessed improvement
$299,670
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 Sale
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Rooms
1
Total area
5,672 SF
Lot
0.33 ac (14,375 SF)
Zoning code
CGB
APN
GREE M:01 B:1922/S
UPID
US15-1251066
Jurisdiction
GREENWICH
Zoning & alternative use
CGB · Greenwich, CTZoning CGB · permitted uses
CGB · Greenwich, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Sec. 6-104.1 USE REGULATIONS AND SPECIAL REQUIREMENTS FOR THE CGB ZONE (9/15/86) (A) Purposes. In addition to the purposes stated in Sec. 6-102, the goal of the Central Greenwich Business Zone is to provide for a greater variety of Town- oriented retail, service, business, community and residential needs. The CGB zone is a mixed- use moderate density transition zone within Central Business District separating the high intensity commercial uses of the Town’s prime retail and business area (the CGBR zone) from the medium density residential and business zones that ring the Central Business District. The CGB zone is characterized by diversity, including small office uses, residential uses, public uses, and a wide variety of businesses offering goods and services to suit the broad, long-term needs of customers and residents. The area encompassed by the zone
Zone name
Central Greenwich Business
General category
COMMERCIAL
Zone area
98.17 ac
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Rooms
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
21025 Field Pt LLC
Entity
Mailing address
38 WEAVER ST, GREENWICH, CT 06831-5135
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 25, 2023
—
21-25 Field Pt Rlty LLC
—
Deed
related
$135,000 · Td Bank NA
Apr 14, 2005
—
21-25 Field Pt Rlty LLC
—
Deed Of Trust
related
$2,000,000 · Astoria Federal Mortgage Corp
Mar 31, 1998
$3,100,000
21025 Field Pt LLC
Ust Ent
Warranty Deed
$2,100,000 · Bank Of New York
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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