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Property profile & analytics
OFF-MARKET
Investment properties
279 Sound Bch Ave Old Greenwich, CT 06870-1617
Entity Owned
19-yr Hold
Absentee Owner
Property ID
US15-0933173
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
6,269 SF
Lot
0.28 ac (12,197 SF)
Zoning code
LBR-2
APN
GREE M:06 B:2155/S
UPID
US15-0933173
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
-
Dr. Theo Mantzikos, DMD Dental Office
-
BHGRE SHORE & COUNTRY PROPERTIES Real Estate Agency
-
Dinmore Robert G DDS Dental Office
-
AN Family Dentistry - Alireza Namjoo DDS and Jennifer Arscott DDS Dental Office
-
Martin Law, LLC Law Firm
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
279 Sound Beach Ave LLC · 19 yrs held
279 Sound Beach Ave LLC
since 2006
5 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
$16,808
Tax year 2023
Assessed value
$1,444,520
Assessed 2023
Previous assessed
$1,444,520
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$716,310
Assessed improvement
$728,210
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
1920
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Rooms
4
Total area
6,269 SF
Lot
0.28 ac (12,197 SF)
Zoning code
LBR-2
APN
GREE M:06 B:2155/S
UPID
US15-0933173
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
1920
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Rooms
4
Lot
0.28 ac
Current owner
From public records · entity-resolved
279 Sound Beach Ave LLC
Entity
Mailing address
81 MACRI AVE, WEST HARRISON, NY 10604-2724
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Apr 28, 2010
—
279 Sound Beach Ave LLC
—
Deed Of Trust
related
$1,000,000 · Peoples Bank
Dec 29, 2006
$1
279 Sound Beach Ave LLC
Atlantic Spice Corp
Warranty Deed
related
—
Aug 4, 2000
—
Atlantic Spice Corp
—
Deed Of Trust
related
$600,000 · Premier National Bank
Feb 15, 2000
$1,200,000
Atlantic Spice Corp
279 Sound Beach Assoc
Warranty Deed
$600,000 · Premier National Bank
Feb 1, 1993
—
279 Sound Beach Assoc
—
Deed Of Trust
related
$650,000 · Chase Home Mortgage
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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