Downtown Retail and Office
For Sale
$1,295,000
175-181 Rantoul St, Beverly, MA 01915
Standalone street-level retail and office building with large storefront windows and full basement for added support space.
Property Size6,428 SF
Price / SF$201.46
Days on Market93
Property Features for 175-181 Rantoul St
General Information
Standard status
Active
Size
6,428 SF
Property subtype
Commercial
Zoning
Central Commercial (CC)
Taxes and HOA fees
Annual Taxes
$13,111
Building Details
Year Built
1950
Listing Agency:
Tri Town Associates
Listed By:
Eric Szczepkowski · License #9067351
(617) 454-4460
Source:
Classifiedrealtygroup
Added: Jun 4
Changed: Sep 4
Last Checked: Sep 4 at 2:24AM
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.
175 Rantoul Street is a standalone commercial building offering approximately 3,214 square feet of street-level space plus a full 3,214 square foot basement. The building is designed for a storefront-style presence, with large front windows and prominent street frontage aimed at attracting walk-in and pass-by customers. The basement provides flexible additional space that can support day-to-day operations, storage, or other use depending on the tenant’s needs.
The property is located in downtown Beverly along the Rantoul Street corridor (Route 1A), positioned in the center of the area’s primary retail and restaurant district. It benefits from visibility on a major through route and is surrounded by a mix of restaurants, boutique retailers, service providers, and professional offices, supporting consistent pedestrian and vehicle activity.
With Central Commercial (CC) zoning, the building supports a broad range of retail, restaurant, service, office, and commercial uses. That flexibility can make the property a practical fit for an owner-operator seeking an active storefront location, or for a buyer looking to accommodate multiple commercial concepts within the same building configuration.
The property is located in downtown Beverly along the Rantoul Street corridor (Route 1A), positioned in the center of the area’s primary retail and restaurant district. It benefits from visibility on a major through route and is surrounded by a mix of restaurants, boutique retailers, service providers, and professional offices, supporting consistent pedestrian and vehicle activity.
With Central Commercial (CC) zoning, the building supports a broad range of retail, restaurant, service, office, and commercial uses. That flexibility can make the property a practical fit for an owner-operator seeking an active storefront location, or for a buyer looking to accommodate multiple commercial concepts within the same building configuration.
Key Highlights
- Standalone commercial building on Rantoul Street (Route 1A) in downtown Beverly
- Approximately 3,214 SF of street‑level commercial space plus a full 3,214 SF basement
- Large storefront windows and prominent street frontage on a highly visible downtown corridor
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
$105,615
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
8.16%
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%
$2,112,300
$2.1M
Cap Rate 7%
$1,508,786
$1.5M
Cap Rate 9%
$1,173,500
$1.2M
Market Conditions
NOI Build-Up for 6,428 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
$154.3K $24.00/SF
− Vacancy
−$3.4K −$0.53/SF
EGI
$150.9K $23.47/SF
− OpEx
−$45.3K −$7.04/SF
NOI
$105.6K $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%
$2,112,300
Cap Rate 7%
$1,508,786
Cap Rate 9%
$1,173,500
Alternative Uses
Best Use
Retail
$1.51M
$1.32M – $1.76M
NOI $105,615 @ 7.0% cap · market cap 8.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.81M
$3.33M – $4.44M
NOI $266,375 @ 7.0% cap · market cap 20.57%
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
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Frequently Asked Questions
What type of property is this?
Storefront property - Standalone street-level retail and office building with large storefront windows and full basement for added support space.
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: Standalone commercial building on Rantoul Street (Route 1A) in downtown Beverly; Approximately 3,214 SF of street‑level commercial space plus a full 3,214 SF basement; Large storefront windows and prominent street frontage on a highly visible downtown corridor
