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Property profile & analytics
OFF-MARKET
Investment properties
272 Sound Bch Ave Old Greenwich, CT 06870-1626
Entity Owned
8-yr Hold
Free & Clear
Property ID
US15-0895069
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1925
Construction
FRAME
Total area
4,831 SF
Lot
0.22 ac (9,583 SF)
Zoning code
LBR-2
APN
GREE M:06 B:1154/S
UPID
US15-0895069
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
-
Charme & Cheveux Hair Salon
-
Charme and Cheveux Hair Salon
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
272 Sound Beach LLC · 8 yrs held
272 Sound Beach LLC
since 2017
4 recorded transactions
Zoning & alternative use
LBR-2 · Old 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 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
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
$16,508
Tax year 2023
Assessed value
$1,418,690
Assessed 2023
Previous assessed
$1,418,690
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$574,910
Assessed improvement
$843,780
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
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Rooms
5
Total area
4,831 SF
Lot
0.22 ac (9,583 SF)
Zoning code
LBR-2
APN
GREE M:06 B:1154/S
UPID
US15-0895069
Jurisdiction
GREENWICH
Zoning & alternative use
LBR-2 · Old Greenwich, CT
Zoning 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
Old Greenwich. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1925
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Rooms
5
Lot
0.22 ac
Current owner
From public records · entity-resolved
272 Sound Beach LLC
Entity
Free & Clear · 8 yrs held
Mailing address
3 CHERRY BLOSSOM LN, GREENWICH, CT 06831-2857
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Dec 5, 2017
—
272 Sound Beach LLC
—
Deed
related
$1,400,000 · First Bk/greenwich
Aug 18, 2017
—
272 Sound Beach LLC
Curtis Marguerite Trust
Trustees Deed
—
Sep 27, 2016
—
Marguerite Curtis
Curtis,marguerite
Quit Claim Deed
related
—
—
—
272 Sound Beach LLC
—
Deed Of Trust
related
$1,400,000 · First Bk/greenwich
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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