Entity Owned 
For Lease
$995/Mo
16 Dodge St, Beverly, MA 01915
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Construction
FRAME
Total area
2,654 SF
Lot
0.32 ac (13,922 SF)
Zoning code
R10
APN
BEVE M:0053 B:0166 L:
UPID
US38-1352075
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hair Salon
-
Hair Salon
-
Real Estate Agency
-
Real Estate Agency
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$830k
Blend (final)
Blend
$1.15M
Owner & transaction history
since 2020
Last sale
$890,000
6 recorded transactions
Zoning & alternative use
R10 · Beverly, MA
Zoning description
The R-10 One-Family District is established to principally provide for single-family detached residences at urban density on small-sized lots
General category
RESIDENTIAL
Top alternative use upside
Commercial (general)
$800,000
+35.3%
Office building
$680,000
+15.6%
Auto repair, garage
$635,000
+7.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 22 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.15M
Value range
$1.03M – $1.26M
±10% around blend
Estimated value / SF
$431 / SF
Confidence
High
22 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$1.03M
blend $1.15M
$1.26M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,654 SF
Lot area
0.32 ac
Year built
1976
Stories
2
APN
BEVE M:0053 B:0166 L:
Zoning
R10
Assessed value
$840,500
Annual tax
$18,441
3
Income approach: direct capitalization
Partial preview
Income approach indication
$670k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$725k
@ 6.5% CAP return
$670k
@ 7% CAP return
$625k
4
Sales comparison
Partial preview
Sales approach indication
$805k
Weighted, 20 comps · high confidence
Evidence
22 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.3 mi away · 2,301 SF
7.6 mi away · 2,988 SF
8.7 mi away · 1,864 SF
11.6 mi away · 2,288 SF
14.6 mi away · 2,140 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.15M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 252 sales
$222
+94%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $431/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+35%
vs current-use indication
Office Building
Auto Repair, Garage
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 22 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
3.80%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.80%
9.0%
NOI (est.)
$62k *
Last sale · Jan 2020
$890k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.64M
Move the market yield to see immediate price impact.
Value / SF
$618
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.30%3.80%4.30%
$56k
$1.70M
$1.48M
$1.30M
$62k
$1.89M
$1.64M
$1.45M
$69k
$2.08M
$1.80M
$1.59M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
22 found
High confidence · county-verified
Closest comparable
$450k
3.9 mi · Dec 2025 · $225/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$18,441
Tax year 2024
Assessed value
$840,500
Assessed 2024
Previous assessed
$840,500
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$515,500
Assessed improvement
$325,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1976
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
2,654 SF
Lot
0.32 ac (13,922 SF)
Zoning code
R10
APN
BEVE M:0053 B:0166 L:
UPID
US38-1352075
Jurisdiction
BEVERLY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R10 · Beverly, MAZoning R10 · permitted uses
R10 · Beverly, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The R-10 One-Family District is established to principally provide for single-family detached residences at urban density on small-sized lots
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1976
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R10
RESIDENTIAL
Jurisdiction
Beverly, MA
Recorded code
R10
Official district
R10
Official district profile
What the municipal code says about R10
Zoning description
The R-10 One-Family District is established to principally provide for single-family detached residences at urban density on small-sized lots
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R10 in Beverly, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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