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Property profile & analytics
OFF-MARKET
Retail space
21 Putnam Ave Greenwich, CT 06830-5424
Entity Owned
26-yr Hold
Free & Clear
Property ID
US15-0328920
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1940
Construction
STEEL FRAME
Total area
2,186 SF
Lot
0.07 ac (3,049 SF)
Zoning code
CGBR
APN
GREE M:07 B:1540/S
UPID
US15-0328920
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
-
International Computer Consulting IT Consulting Firm (Bike/Boat/Book/etc) Store
-
Visual Comfort & Co. (Bike/Boat/Book/etc) Store Hardware & Home Improvement
-
Arthur Allen & Co LLC Tax Preparation
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
21-23 E Putnam Ave Co · 26 yrs held
21-23 E Putnam Ave Co
since 1999
7 recorded transactions
Zoning & alternative use
CGBR · Greenwich, 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 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
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
$27,232
Tax year 2023
Assessed value
$2,340,310
Assessed 2023
Previous assessed
$2,340,310
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,350,020
Assessed improvement
$990,290
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1940
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Total area
2,186 SF
Lot
0.07 ac (3,049 SF)
Zoning code
CGBR
APN
GREE M:07 B:1540/S
UPID
US15-0328920
Jurisdiction
GREENWICH
Zoning & alternative use
CGBR · Greenwich, CT
Zoning CGBR · permitted uses
CGBR · Greenwich, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Greenwich. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
21-23 E Putnam Ave Co
Entity
Free & Clear · 26 yrs held
Mailing address
1 GREENWICH OFC PARK, GREENWICH, CT 06831-5150
Ownership since
1999
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 30, 2007
—
21-23 East Putnam Ave LLC
—
Deed Of Trust
related
$30,270,000 · Citizens Bank Of Ct
Apr 4, 2006
—
21-23 E Putnam Ave Co LLC
—
Deed Of Trust
related
$5,000,000 · Citizens Bank Of Ct
Jun 3, 2002
—
E Putnam Ave Co LLC
—
Deed Of Trust
related
$12,236,250 · Citizens Bank Of Ct
Nov 19, 1999
—
21-23 E Putnam Ave Co
—
Deed Of Trust
related
$900,000 · Union State Bank
Sep 10, 1999
$1,300,000
21-23 E Putnam Ave Co
Kennedy,t Richard
Warranty Deed
—
Dec 16, 1992
$1,200,000
Richard Kennedy
Parrot Prop
Warranty Deed
—
Feb 2, 1989
—
Properties Parrott
—
Deed Of Trust
related
$892,000 · Ct Community 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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