Renovated Residential Income
New
For Sale
$449,000
50 Rantoul St, Beverly, MA 01915
Condominium features an updated kitchen, in-unit laundry, central air, and deeded off-street parking.
Property Size950 SF
Price / SF$472.63
Days on Market6
Property Features for 50 Rantoul St
General Information
Standard status
Active
Size
950 SF
Property subtype
Apartment
Additional Details
Multifamily Units
1
Amenities
in-unit laundry
central air
deeded off-street parking
pull down attic storage
Disposal
Microwave
ENERGY STAR Qualified Refrigerator
ENERGY STAR Qualified Dryer
ENERGY STAR Qualified Dishwasher
ENERGY STAR Qualified Washer
Range
Central Air
Laminate
Wood Laminate
Electric Baseboard, Electric
1.0 Story
$4,525 Taxes
Public
Built in 1988
Building Details
Year Built
1988
Listing Agency:
Real Broker MA, LLC
(855) 450-0442
Listed By:
Coastal Life Realty Team
Source:
Donahuere
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 1:31PM
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 Real Broker MA, LLC
Investment Insights
Based on property information with market context.
This renovated condominium at 50 Rantoul St offers approximately 950 square feet with two bedrooms and one-and-a-half bathrooms. The interior combines exposed brick, high ceilings, and oversized windows with practical updates throughout. The kitchen includes stainless steel appliances, white cabinetry, subway tile, and a tin ceiling. Both bedrooms provide generous proportions and closet space, while the unit also includes modern bathrooms and in-unit laundry.
Central air supports year-round comfort, and the property includes deeded off-street parking plus pull-down attic storage. The condominium building was constructed in 1988 and is located in Beverly, Massachusetts.
Central air supports year-round comfort, and the property includes deeded off-street parking plus pull-down attic storage. The condominium building was constructed in 1988 and is located in Beverly, Massachusetts.
Key Highlights
- Two‑bedroom, 1.5‑bath condominium with approximately 950 square feet
- Renovated interior with exposed brick, high ceilings, and oversized windows
- Updated kitchen with stainless steel appliances, white cabinetry, subway tile, and tin ceiling
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
$14,446
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
3.22%
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%
$288,920
$288.9K
Cap Rate 7%
$206,371
$206.4K
Cap Rate 9%
$160,511
$160.5K
Market Conditions
NOI Build-Up for 950 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
$27.4K $28.80/SF
− Vacancy
−$1.1K −$1.15/SF
EGI
$26.3K $27.65/SF
− OpEx
−$11.8K −$12.44/SF
NOI
$14.4K $15.21/SF
Area
Essex County, MA
Vacancy
4.00%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
45.00%
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%
$288,920
Cap Rate 7%
$206,371
Cap Rate 9%
$160,511
Alternative Uses
Best Use
Apartment 5plus
$206.4K
$180.6K – $240.8K
NOI $14,446 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$562.4K
$492.1K – $656.1K
NOI $39,368 @ 7.0% cap · market cap 8.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,092
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium features an updated kitchen, in-unit laundry, central air, and deeded off-street parking.
Where is this residential income property located?
The property is located at 50 Rantoul St Beverly, MA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Two‑bedroom, 1.5‑bath condominium with approximately 950 square feet; Renovated interior with exposed brick, high ceilings, and oversized windows; Updated kitchen with stainless steel appliances, white cabinetry, subway tile, and tin ceiling
