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Property profile & analytics
OFF-MARKET
Estimated value
$26,735,000
Investment properties
131 Rantoul St, Beverly, MA 01915-4269
Entity Owned
1-yr Hold
Property ID
US38-2261488
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2016
Construction
STEEL FRAME
Total area
84,871 SF
Lot
0.96 ac (41,683 SF)
Zoning code
CC
APN
BEVE M:0005 B:0082 L:
UPID
US38-2261488
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
$26.44M
Comparable Approach
Comparable
$31.94M
Blend (final)
Blend
$26.74M
Owner & transaction history
131 Rantoul Owner LLC · 1 yrs held
131 Rantoul Owner LLC
since 2025
Last sale
$27.6M
5 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$29.3M
+14.7%
Apartment house (5+ units)
$27.1M
+6.2%
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
$25,295,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$28,645,000
6.5%
$26,440,000
7%
$24,550,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$25,545,000
Current use
RESTAURANT
$29,295,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$27,135,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$21,815,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$26.74M
Range $24.06M – $29.41M · ±10% · vs last sale $27.60M (Jan 28 2025)
Last sale anchor
$27.60M
Jan 28 2025
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
$315 / 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
Assessed value
$21,780,900
Assessed 2024
Previous assessed
$21,780,900
+0.0% YoY
Assessed land
$6,768,800
Assessed improvement
$15,012,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2016
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
5
Units
75
Rooms
246
Bathrooms
82
Total area
84,871 SF
Lot
0.96 ac (41,683 SF)
Zoning code
CC
APN
BEVE M:0005 B:0082 L:
UPID
US38-2261488
Jurisdiction
BEVERLY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
CC · Beverly, MA
Zoning CC · permitted uses
CC · 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
COMMERCIAL (GENERAL) Current
Est. value
$25.5M
RESTAURANT
Est. value
$29.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$27.1M
OFFICE BUILDING
Est. value
$21.8M
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
2016
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
5
Buildings
1
Units
75
Rooms
246
Bathrooms
82
Lot
0.96 ac
Current owner
From public records · entity-resolved
131 Rantoul Owner LLC
Entity
Mailing address
116 RANTOUL ST, BEVERLY, MA 01915-4256
Ownership since
2025
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
Jan 28, 2025
$27,600,000
131 Rantoul Owner LLC
Flats At 131 LLC
Deed
$74,084,400 · Hartford Fire Insurance Company
Jul 27, 2017
—
Flats At 131 LLC
—
Deed
related
$17,500,000 · First Ipswich Bank
May 17, 2016
—
Flats At 131 LLC
Windover Dev Corp
Quit Claim Deed
related
—
Dec 11, 2015
$2,550,000
Windover Dev Corp
Bates Corp
Quit Claim Deed
—
—
—
Depot Square Phase 3 LLC
—
Loan Modification
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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