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Property profile & analytics
OFF-MARKET
Estimated value
$1,725,000
Showrooms
84 Water St Greenwich, CT 06830-6847
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US15-1276080
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1903
Construction
FRAME
Total area
45,096 SF
Lot
0.9 ac (39,204 SF)
Zoning code
WB
APN
GREE M:04 B:1730/S
UPID
US15-1276080
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
by Request
Blend (final)
Blend
$1.73M
Owner & transaction history
84 South Water 2 LLC · 9 yrs held
84 South Water 2 LLC
since 2017
5 recorded transactions
Zoning & alternative use
WB · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$38 / 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
$17,765
Tax year 2023
Assessed value
$1,526,700
Assessed 2023
Previous assessed
$1,526,700
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,282,470
Assessed improvement
$244,230
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1903
Construction
FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
3
Rooms
1
Total area
45,096 SF
Lot
0.9 ac (39,204 SF)
Zoning code
WB
APN
GREE M:04 B:1730/S
UPID
US15-1276080
Jurisdiction
GREENWICH
Zoning & alternative use
WB · Greenwich, CT
Zoning WB · permitted uses
WB · 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
1903
Construction
FRAME
Heating
SPACE
Cooling
Yes
Stories
3
Buildings
1
Rooms
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
84 South Water 2 LLC
Entity
Mailing address
181 WESTCHESTER AVE #408, SCARSDALE, NY 10583
Ownership since
2017
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
Feb 6, 2017
$2,300,000
84 South Water 2 LLC
84 South Water St LLC
Warranty Deed
$1,800,000 · 84 Southwaterst LLC
Nov 13, 2012
$1
84 South Water Street LLC
Pascarella,henry W Tr
Grant Deed
—
Dec 22, 2009
$1,075,000
Pascarella,henry W Tr
83-84 S Water St LLC
Warranty Deed
—
Jan 9, 2008
$2,800,000
83-84 South Water St LLC
Colombi,nonette Patricia
Warranty Deed
—
Nov 15, 2007
$1
Nanette Patricia Colombi
Colombi,henry
Warranty Deed
related
—
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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