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Property profile & analytics
OFF-MARKET
Estimated value
$45,580,000
Investment properties
211 Rantoul St Beverly, MA 01915-4289
Entity Owned
1-yr Hold
Property ID
US38-0493783
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2018
Construction
STEEL FRAME
Total area
112,023 SF
Lot
0.74 ac (32,274 SF)
Zoning code
CC
APN
BEVE M:0011 B:0202 L:
UPID
US38-0493783
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
$34.90M
Comparable Approach
Comparable
$43.81M
Blend (final)
Blend
$45.58M
Owner & transaction history
199-211 Rantoul Owner LLC · 1 yrs held
199-211 Rantoul Owner LLC
since 2025
Last sale
$51.8M
4 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$38.7M
+14.7%
Apartment house (5+ units)
$35.8M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$37,810,000
6.5%
$34,900,000
7%
$32,405,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$33,715,000
Current use
RESTAURANT
$38,665,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$35,820,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$28,790,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$45.58M
Range $41.02M – $50.14M · ±10% · vs last sale $51.81M (Jan 28 2025)
Last sale anchor
$51.81M
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
$407 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$39,741
Tax year 2019
Assessed value
$29,870,900
Assessed 2024
Previous assessed
$29,870,900
+0.0% YoY
Effective rate
0.13%
On assessed value
Assessed land
$9,595,000
Assessed improvement
$20,275,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2018
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
6
Units
101
Rooms
322
Bathrooms
118
Total area
112,023 SF
Lot
0.74 ac (32,274 SF)
Zoning code
CC
APN
BEVE M:0011 B:0202 L:
UPID
US38-0493783
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
$33.7M
RESTAURANT
Est. value
$38.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$35.8M
OFFICE BUILDING
Est. value
$28.8M
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
2018
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
6
Buildings
1
Units
101
Rooms
322
Bathrooms
118
Lot
0.74 ac
Current owner
From public records · entity-resolved
199-211 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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2025
$51,810,000
199-211 Rantoul Owner LLC
Beverly Crossing Ford LLC
Deed
$60,722,200 · Hartford Fire Insurance Company
Jun 15, 2021
—
Beverly Csng Ford LLC
—
Deed
related
$31,500,000 · Eastern Bank
Jul 29, 2015
$3,300,000
Windover Ford LLC
Leary Realty 5 LLC
Quit Claim Deed
related
—
Dec 14, 2006
$2,000,000
Leary Realty 5 LLC
Mulcahy,barbara C Tr
Grant Deed
$1,000,000 · Gary Needham
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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