Downtown Beverly Commercial Building For
For Sale
$1,295,000
175-181 Rantoul St, Beverly, MA 01915
Standalone commercial building in Beverly's retail and restaurant district.
Property Size3,214 SF
Price / SF$402.92
Days on Market168
Property Features for 175-181 Rantoul St
General Information
Standard status
Active
Size
3,214 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,111
Building Details
Year Built
1950
Listing Agency:
Tri Town Associates
(508) 644-7722
Listed By:
Eric Szczepkowski · License #9067351
Source:
Corcoran
Added: Mar 5
Changed: Aug 8
Last Checked: Aug 8 at 6:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Tri Town Associates
Investment Insights
Based on property information with market context.
Located in downtown Beverly, Massachusetts, 175 Rantoul Street is a standalone commercial building situated along the highly visible Rantoul Street corridor, also known as Route 1A. It lies in the center of Beverly’s primary retail and restaurant district. The property features approximately 3,214 square feet of street-level commercial space, complemented by a full 3,214-square-foot basement that can be used for additional storage, operational activities, or support functions. The building's design includes large storefront windows and prominent street frontage, ensuring strong visibility within one of the North Shore’s most active downtown commercial corridors. The property is located within the Central Commercial zoning district, which allows for a diverse range of retail, restaurant, service, office, and commercial applications. The surrounding area is populated with restaurants, boutique retailers, service providers, and professional offices, contributing to consistent pedestrian and vehicle traffic.
Key Highlights
- Prime downtown Beverly location on highly visible Rantoul Street (Route 1A).
- 3,214 sq ft of street‑level commercial space plus a full 3,214 sq ft basement.**
- Central Commercial (CC) zoning permits a wide variety of uses (retail, restaurant, service, office, etc.).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$52,807
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.08%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,056,140
$1.1M
Cap Rate 7%
$754,386
$754.4K
Cap Rate 9%
$586,744
$586.7K
Market Conditions
NOI Build-Up for 3,214 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$77.1K $24.00/SF
− Vacancy
−$1.7K −$0.53/SF
EGI
$75.4K $23.47/SF
− OpEx
−$22.6K −$7.04/SF
NOI
$52.8K $16.43/SF
Area
Essex County, MA
Vacancy
2.20%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,056,140
Cap Rate 7%
$754,386
Cap Rate 9%
$586,744
Alternative Uses
Best Use
Retail
$754.4K
$660.1K – $880.1K
NOI $52,807 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.90M
$1.66M – $2.22M
NOI $133,187 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,423
Businesses Nearby
42k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Dining 36%
Home Improvements & Furnishings 6%
Speedway
Shops & Services
15,345 visits/mo
0.3 miles
Dunkin' Donuts
Dining
15,338 visits/mo
0.4 miles
TD Bank
Shops & Services
5,068 visits/mo
0.2 miles
Moynihan Lumber Of Beverly
Home Improvements & Furnishings
1,504 visits/mo
0.2 miles
Kelly Ford, Inc
Shops & Services
1,276 visits/mo
0.1 miles
Demographics for 01915, MA
42,341
Population
17,318
Households
2.4
Avg Household Size
40
Median Age
51%
College-Educated
97%
High-School Grad
14.2 sq mi
ZIP Area
2,982
Density / Sq Mi
$102,347
Median Household Income
$57,989
Median Earnings
$1,684
Median Rent
$619,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Standalone commercial building in Beverly's retail and restaurant district.
Where is this storefront property located?
The property is located at 175-181 Rantoul St Beverly, MA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Prime downtown Beverly location on highly visible Rantoul Street (Route 1A).; 3,214 sq ft of street‑level commercial space plus a full 3,214 sq ft basement.**; Central Commercial (CC) zoning permits a wide variety of uses (retail, restaurant, service, office, etc.).
