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Property profile & analytics
OFF-MARKET
Estimated value
$8,565,000
Office buildings
81 Holly Hl Ln Greenwich, CT 06830-2944
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US15-0993272
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
CONCRETE
Total area
15,132 SF
Lot
0.65 ac (28,314 SF)
Zoning code
GBO
APN
GREE M:03 B:1608/S
UPID
US15-0993272
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
-
SLP Data Analytics, LLC (Bike/Boat/Book/etc) Store Corporate Office
-
Tarique Perera Physician
-
Dr. Glenn Gandelman MD, FACC, MPH Physician
-
Dr. Marcus Mayus, MD Physician
-
Greenwich Medical Associates Medical Clinic Surgeon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.57M
Owner & transaction history
Holly Hill Group LLC · 4 yrs held
Holly Hill Group LLC
since 2021
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
GBO · Greenwich, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.5M
+183.0%
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
$9,110,000
ML approach
$9,145,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,470,000
Change: +183% · Conversion: Easy
Blend value · Realmo final
$8.57M
Range $7.71M – $9.42M · ±10% · vs last sale $8.00M (Nov 23 2021)
Last sale anchor
$8.00M
Nov 23 2021
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
$566 / 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
$64,827
Tax year 2023
Assessed value
$5,571,230
Assessed 2023
Previous assessed
$5,571,230
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$827,750
Assessed improvement
$4,743,480
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
1982
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Total area
15,132 SF
Lot
0.65 ac (28,314 SF)
Zoning code
GBO
APN
GREE M:03 B:1608/S
UPID
US15-0993272
Jurisdiction
GREENWICH
Zoning & alternative use
GBO · Greenwich, CT
Zoning GBO · permitted uses
GBO · 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
COMMERCIAL (GENERAL)
Est. value
$7.5M
COMMERCIAL (GENERAL)
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
1982
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Holly Hill Group LLC
Entity
Mailing address
81 HOLLY HL LN, GREENWICH, CT 06830-2944
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$8,000,000
Holly Hill Group LLC
Holly Hill 81 LLC
Warranty Deed
$4,012,783 · Wells Fargo Bank NA
Nov 23, 2021
—
Holly Hill Group LLC
—
Deed
related
$3,251,000 · New England Certified Development Corp
Mar 30, 2016
—
Holly Hill 81 LLC
Jsm Partners LLC
Quit Claim Deed
related
—
Dec 21, 2007
$1
Jsm Partners LLC
81 Holly Hill Lane LLC
Warranty Deed
related
—
Jul 30, 2007
—
81 Holly Hill Lane LLC
—
Deed Of Trust
related
$30,270,000 · Citizens Bank Of Ct
Apr 4, 2006
—
81 Holly Hill Ln LLC
—
Deed Of Trust
related
$5,000,000 · Citizens Bank Of Ct
Jun 3, 2002
—
81 Holly Hl Ln LLC
—
Deed Of Trust
related
$12,236,250 · Citizens Bank Of Ct
Sep 23, 1999
$2,100,000
John J Fareri
Ford,natasha B
Warranty Deed
$1,500,000 · Union State Bank
Jun 30, 1997
$1,725,000
Natasha B Ford
Holly Hill Real Estate
Warranty Deed
$850,000 · Peoples Bank
Oct 27, 1995
$1,275,000
Holly Hill Re LLC
Mbl Life Assurance
Grant Deed
—
Aug 30, 1988
—
Devaul Ahneman
—
Deed Of Trust
related
$2,325,000 · Zuckerman Family Nomi
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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