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Property profile & analytics
OFF-MARKET
Estimated value
$34,640,000
Manufacturing properties
108 Cherry Hl Dr Beverly, MA 01915-1066
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-1142374
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1984
Construction
STEEL FRAME
Total area
358,662 SF
Lot
36.98 ac (1,610,849 SF)
Zoning code
IR
APN
BEVE M:0065 B:0020 L:
UPID
US38-1142374
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
$24.59M
Blend (final)
Blend
$34.64M
Owner & transaction history
Broadstone Ati Mass LLC · 7 yrs held
Broadstone Ati Mass LLC
since 2019
6 recorded transactions
Zoning & alternative use
IR · Beverly, MA
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 Beverly submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Beverly 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$50,435,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$34.64M
Range $31.18M – $38.10M · ±10%
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
$97 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$761,682
Tax year 2024
Assessed value
$34,716,600
Assessed 2024
Previous assessed
$34,716,600
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$11,503,700
Assessed improvement
$23,212,900
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1984
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
26
Total area
358,662 SF
Lot
36.98 ac (1,610,849 SF)
Zoning code
IR
APN
BEVE M:0065 B:0020 L:
UPID
US38-1142374
Jurisdiction
BEVERLY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
IR · Beverly, MA
Zoning IR · permitted uses
IR · Beverly, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Beverly. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$50.4M
WAREHOUSE, STORAGE
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
1984
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
26
Lot
36.98 ac
Current owner
From public records · entity-resolved
Broadstone Ati Mass LLC
Entity
Mailing address
108 CHERRY HL DR, BEVERLY, MA 01915-1066
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2019
$76,000,000
Broadstone Ati Mass LLC
Beverly Prop Owner
Quit Claim Deed
—
Jan 23, 2018
—
Beverly Property Owner
—
Deed
related
$51,000,000 · Morgan Stanley &
Feb 26, 2015
$49,000,000
Beverly Property Owners
Axcelis Technologies INC
Quit Claim Deed
$32,400,000 · Jefferies Loancore
Feb 26, 2015
—
Beverly Property Owner
Axcelis Technologies INC
Quit Claim Deed
related
$32,400,000 · Jefferies Loancore
Jul 5, 2013
—
Axcelis Technologies INC
—
Deed Of Trust
related
$15,000,000 · Northern Bank & Trust
—
—
Beverly Property Owner
—
Deed Of Trust
related
$51,000,000 · Morgan Stanley &
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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