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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Office buildings
77 Water St Greenwich, CT 06830-6824
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US15-1287070
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Construction
FRAME
Total area
22,796 SF
Lot
0.81 ac (35,284 SF)
Zoning code
R-6
APN
GREE M:04 B:1207/S
UPID
US15-1287070
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
-
Amy Aidinis Hirsch Interior Design, LLC Interior Design Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$955k
Blend (final)
Blend
$785k
Owner & transaction history
77 S Water Street LLC · 19 yrs held
77 S Water Street LLC
since 2006
1 recorded transaction
Zoning & alternative use
R-6 · 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
Method
Estimation
Statistic approach
by Request
ML approach
$610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$34 / 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
$26,920
Tax year 2023
Assessed value
$2,313,500
Assessed 2023
Previous assessed
$2,313,500
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,062,530
Assessed improvement
$1,250,970
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
1973
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Total area
22,796 SF
Lot
0.81 ac (35,284 SF)
Zoning code
R-6
APN
GREE M:04 B:1207/S
UPID
US15-1287070
Jurisdiction
GREENWICH
Zoning & alternative use
R-6 · Greenwich, CT
Zoning R-6 · permitted uses
R-6 · 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
1973
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
77 S Water Street LLC
Entity
Mailing address
PO BOX 4422, GREENWICH, CT 06831-0408
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2006
$3,500,000
77 S Water Street LLC
Hopkins,john
Warranty Deed
$2,800,000 · Zwi Kohorn
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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