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Property profile & analytics
FOR LEASE
Office Spaces
46 Southfield Ave Stamford, CT 06902
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US15-1075853
For Lease
1 / 2
$7,400,000
46 Southfield Ave, Stamford, CT 06902
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1989
Total area
58,280 SF
APN
STAM M:004 B:6092 L:0-UNIT U:1
UPID
US15-1075853
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
-
The Marians At Harbor Point Park
-
Creative Partners Marketing & Advertising Advertising Agency
-
Aviation Capital Group Freight Service Logistics Company
-
Fundsmith Equity Fund LP Corporate Office Financial Advisor
-
Crab Shell Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.73M
Blend (final)
Blend
$7.40M
Owner & transaction history
Waterfront Office Bldg LP · 1 yrs held
Waterfront Office Bldg LP
since 2024
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$12.1M
+17.8%
Apartment house (5+ units)
$12.1M
+17.8%
Retail stores
$10.8M
+5.6%
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 Stamford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stamford 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
$10,255,000
Current use
INDUSTRIAL (GENERAL)
$12,085,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,085,000
Change: +18% · Conversion: Easy
RETAIL STORES
$10,830,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$7.40M
Range $6.66M – $8.14M · ±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 2024Property tax & assessments
Tax year 2024
Tax billed
$126,921
Tax year 2024
Assessed value
$5,433,250
Assessed 2024
Previous assessed
$5,433,250
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed improvement
$5,433,250
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
For Lease
Year built
1989
Heating
FORCED AIR
Cooling
YES
Buildings
1
Units
17
Total area
58,280 SF
APN
STAM M:004 B:6092 L:0-UNIT U:1
UPID
US15-1075853
Jurisdiction
STAMFORD
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.3M
INDUSTRIAL (GENERAL)
Est. value
$12.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.1M
RETAIL STORES
Est. value
$10.8M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1989
Heating
FORCED AIR
Cooling
Yes
Buildings
1
Units
17
Current owner
From public records · entity-resolved
Waterfront Office Bldg LP
Entity
Mailing address
PO BOX 110295, STAMFORD, CT 06911-0295
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2024
—
Waterfront Office Bldg LP
—
Deed
related
$41,000,000 · Jpmorgan Chase Bank NA
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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