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Property profile & analytics
OFF-MARKET
Estimated value
$2,275,000
Investment properties
240 Rantoul St, Beverly, MA 01915-4267
Entity Owned
1-yr Hold
Property ID
US38-1661651
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
9,202 SF
Lot
0.21 ac (8,999 SF)
Zoning code
CC
APN
BEVE M:0011 B:0015 L:
UPID
US38-1661651
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
$2.87M
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.28M
Owner & transaction history
Jdg Investments LLC · 1 yrs held
Jdg Investments LLC
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+14.7%
Apartment house (5+ units)
$2.9M
+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%
$3,105,000
6.5%
$2,865,000
7%
$2,660,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,770,000
Current use
RESTAURANT
$3,175,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,940,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$2,365,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.28M
Range $2.05M – $2.50M · ±10% · vs last sale $2.20M (Aug 26 2024)
Last sale anchor
$2.20M
Aug 26 2024
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
$247 / 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
$1,251,600
Assessed 2024
Previous assessed
$1,251,600
+0.0% YoY
Assessed land
$376,600
Assessed improvement
$875,000
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
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
6
Rooms
20
Bathrooms
7
Total area
9,202 SF
Lot
0.21 ac (8,999 SF)
Zoning code
CC
APN
BEVE M:0011 B:0015 L:
UPID
US38-1661651
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
$2.8M
RESTAURANT
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.4M
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
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
6
Rooms
20
Bathrooms
7
Lot
0.21 ac
Current owner
From public records · entity-resolved
Jdg Investments LLC
Entity
Mailing address
PO BOX 5516, BEVERLY, MA 01915-0519
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2024
$2,200,000
Jdg Investments LLC
240-244 Rantoul RT
Deed
$2,050,000 · Richard R Audette
Jul 7, 2023
—
240-244 Rantoul RT
—
Deed
related
$125,000 · Salem Five Cents Savings Bank
May 25, 2018
—
240-244 Rantoul RT
—
Deed
related
$400,000 · Salem Five Cents Savings Bank
Nov 18, 2011
—
240-244 Rantoul RT
—
Deed Of Trust
related
$50,000 · Salem Five Cents Savings Bank
May 12, 2009
—
240-244 Rantoul RT
—
Deed Of Trust
related
$50,000 · Salem Five Cents Savings Bank
Sep 4, 2003
—
240-244 Rantoul RT
—
Deed Of Trust
related
$120,000 · Salem Five Cents Savings Bank
Dec 19, 2000
—
240-244 Rantoul St. RT
—
Deed Of Trust
related
$25,000 · Beverly National Bank
Sep 27, 1990
$317,500
Audette,richard R Tr
Barnside Rlty Corp
Grant Deed
$254,000 · Beverly National Bank
Nov 13, 1987
—
RT Dmd
—
Deed Of Trust
related
$450,000 · Bank Of New England
Aug 13, 1987
—
Dmd RT Of Beverly
—
Deed Of Trust
related
$50,000 · Bank Of New England
Mar 18, 1987
—
RT Dmd
—
Deed Of Trust
related
$350,000 · Bank Of New England
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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