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Property profile & analytics
OFF-MARKET
Estimated value
$3,045,000
Investment properties
202 Rantoul St Beverly, MA 01915-4261
Entity Owned
5-yr Hold
Property ID
US38-1173948
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Construction
FRAME
Total area
14,220 SF
Lot
0.1 ac (4,500 SF)
Zoning code
CC
APN
BEVE M:0010 B:0232 L:
UPID
US38-1173948
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
$3.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.18M
Blend (final)
Blend
$3.05M
Owner & transaction history
Rantoul Holdings LLC · 5 yrs held
Rantoul Holdings LLC
since 2020
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.9M
+14.7%
Apartment house (5+ units)
$4.5M
+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
$2,950,000
ML approach
$3,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,280,000
Current use
RESTAURANT
$4,910,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,545,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$3,655,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$3.05M
Range $2.74M – $3.35M · ±10% · vs last sale $3.08M (Dec 1 2020)
Last sale anchor
$3.08M
Dec 1 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
$214 / 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
$2,847,600
Assessed 2024
Previous assessed
$2,847,600
+0.0% YoY
Assessed land
$1,615,000
Assessed improvement
$1,232,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1850
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
17
Rooms
44
Bathrooms
20
Total area
14,220 SF
Lot
0.1 ac (4,500 SF)
Zoning code
CC
APN
BEVE M:0010 B:0232 L:
UPID
US38-1173948
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
$4.3M
RESTAURANT
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.5M
OFFICE BUILDING
Est. value
$3.7M
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
1850
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
17
Rooms
44
Bathrooms
20
Lot
0.1 ac
Current owner
From public records · entity-resolved
Rantoul Holdings LLC
Entity
Mailing address
2 W 6TH ST UNIT #207, BOSTON, MA 02127-2030
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2025
—
Rantoul Holdings LLC
—
Deed
related
$3,290,000 · Hanscom FCU
Dec 1, 2020
$3,075,000
Rantoul Holdings LLC
Berube Realty LLC
Quit Claim Arm's Length For Ne States
$2,460,000 · North Shore Bank
Oct 1, 2019
—
Berube Realty LLC
—
Deed
related
$1,952,000 · Beverly Bank & Trust Co NA
May 1, 2015
$1,850,000
Berube Realty LLC
Wallis Rantoul Realty
Quit Claim Arm's Length For Ne States
$1,480,000 · Beverly Bank
Jan 27, 2012
—
Wallis Rantoul Realty LLC
—
Deed Of Trust
related
$30,000 · Beverly Cooperative Bank
Aug 4, 2011
—
Wallis Rantoul Realty LLC
—
Deed Of Trust
related
$825,000 · Beverly Cooperative Bank
Apr 8, 2004
—
Daren RT
—
Deed Of Trust
related
$840,000 · North Shore Bank
May 23, 2002
—
Daren RT
—
Deed Of Trust
related
$740,000 · North Shore Bank
Oct 6, 1997
—
Daren RT
—
Deed Of Trust
related
$5,710 · Beverly City
Apr 4, 1997
—
Daren RT
—
Deed Of Trust
related
$675,000 · North Shore Bank
Feb 3, 1997
—
Daren RT
—
Deed Of Trust
related
$7,000 · Heritage Cp Bank
Feb 21, 1996
—
Daren RT
—
Deed Of Trust
related
$652,000 · Heritage Cp Bank
Mar 28, 1995
—
Daren RT
—
Deed Of Trust
related
$12,000 · Heritage Cp Bank
Feb 13, 1992
—
Daren RT
—
Deed Of Trust
related
$662,000 · Heritage Cp Bank
Dec 1, 1989
—
Daren RT
—
Deed Of Trust
related
$675,000 · Heritage Cp Bank
Apr 16, 1987
—
Darren RT
—
Deed Of Trust
related
$625,000 · Heritage Cp Bank
Jan 12, 1987
—
Daren RT
—
Deed Of Trust
related
$550,000 · Heritage Cp Bank
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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