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Property profile & analytics
OFF-MARKET
Estimated value
$10,255,000
Office buildings
3 Putnam Ave Greenwich, CT 06830-5424
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US15-1099294
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
CONCRETE
Total area
80,784 SF
Lot
3.09 ac (134,600 SF)
Zoning code
CGBR
APN
GREE M:01 B:2383/S
UPID
US15-1099294
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
$14.10M
Blend (final)
Blend
$10.26M
Owner & transaction history
Pickwick Fee LLC · 24 yrs held
Pickwick Fee LLC
since 2002
4 recorded transactions
Zoning & alternative use
CGBR · Greenwich, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$15.0M
+6.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$14,095,000
Current use
RETAIL STORES
$15,015,000
Change: +7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$12,800,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$10.26M
Range $9.23M – $11.28M · ±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
$127 / 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
$1,744,222
Tax year 2023
Previous assessed
$149,898,770
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
4
Stories
4
Total area
80,784 SF
Lot
3.09 ac (134,600 SF)
Zoning code
CGBR
APN
GREE M:01 B:2383/S
UPID
US15-1099294
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$14.1M
RETAIL STORES
Est. value
$15.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.8M
OFFICE BUILDING Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Buildings
4
Lot
3.09 ac
Current owner
From public records · entity-resolved
Pickwick Fee LLC
Entity
Mailing address
509 MADISON AVE RM #200, NEW YORK, NY 10022-5585
Ownership since
2002
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
Sep 15, 2004
—
Pickwick Fee LLC
—
Deed Of Trust
related
$92,500,000 · Lehman Brothers Bank Fsb
Jun 7, 2002
$115,000,000
Pickwick Fee LLC
Pickwick Plz Assoc
Warranty Deed
related
$60,000,000 · Morgan Stanley Dean
Jul 11, 2001
$5,308,500
Pickwick Plaza Assoc
Richmar Dev Corp
Warranty Deed
$32,400,000 · Zuckerman Family Nomi
Jul 11, 2001
$21,233,500
Pickwick Plaza Assoc
Barancik,richard M
Warranty 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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