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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Retail space
16 Dodge St Beverly, MA 01915-1704
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-1352075
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$830k
Blend (final)
Blend
$885k
Owner & transaction history
16 Dodge Street LLC · 6 yrs held
16 Dodge Street LLC
since 2020
Last sale
$890,000
6 recorded transactions
Zoning & alternative use
R10 · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$800,000
+35.3%
Office building
$680,000
+15.6%
Auto repair, garage
$635,000
+7.7%
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
$1,145,000
ML approach
$1,130,000
CAP Approach
CAP Return
Estimation
6%
$725,000
6.5%
$670,000
7%
$625,000
Alternative Use
Use
Estimation
RETAIL STORES
$590,000
Current use
COMMERCIAL (GENERAL)
$800,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$680,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$635,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±10% · vs last sale $890k (Jan 23 2020)
Last sale anchor
$890k
Jan 23 2020
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
$333 / 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
$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
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
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, MA
Zoning R10 · permitted uses
R10 · 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
RETAIL STORES Current
Est. value
$590,000
COMMERCIAL (GENERAL)
Est. value
$800,000
OFFICE BUILDING
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$635,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1976
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
16 Dodge Street LLC
Entity
Mailing address
16 DODGE ST, BEVERLY, MA 01915-1704
Ownership since
2020
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
Jan 23, 2020
$890,000
16 Dodge Street LLC
Sayce RT 2
Quit Claim Arm's Length For Ne States
$623,000 · Stoneham Cooperative Bank
May 21, 2018
—
Sayce Trust 2
—
Deed
related
$218,672 · Scott Sayce
May 23, 2016
—
Sayce Ret 2
—
Deed
related
$315,000 · North Shore Bank
May 23, 2013
—
RT 2 Sayce
—
Deed Of Trust
related
$228,000 · North Shore Bank
Feb 25, 2008
—
Sayce RT
—
Deed Of Trust
related
$140,000 · North Shore Bank
—
—
Sayce Trust 2
—
Deed Of Trust
related
$218,672 · Scott Sayce
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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