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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Investment properties
25 Hale St, Beverly, MA 01915-5268
Entity Owned
1-yr Hold
Property ID
US38-0690369
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1902
Construction
FRAME
Total area
5,796 SF
Lot
0.22 ac (9,374 SF)
Zoning code
R6
APN
BEVE M:0011 B:0492 L:
UPID
US38-0690369
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
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.26M
Owner & transaction history
25 Hale Street LLC · 1 yrs held
25 Hale Street LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
R6 · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+14.7%
Apartment house (5+ units)
$1.9M
+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
$1,255,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,745,000
Current use
RESTAURANT
$2,000,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,855,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$1,490,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±10% · vs last sale $1.26M (Aug 30 2024)
Last sale anchor
$1.26M
Aug 30 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
$217 / 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
$1,099,600
Assessed 2024
Previous assessed
$1,099,600
+0.0% YoY
Assessed land
$454,500
Assessed improvement
$645,100
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
1902
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Rooms
15
Bathrooms
8
Total area
5,796 SF
Lot
0.22 ac (9,374 SF)
Zoning code
R6
APN
BEVE M:0011 B:0492 L:
UPID
US38-0690369
Jurisdiction
BEVERLY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R6 · Beverly, MA
Zoning R6 · permitted uses
R6 · 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
$1.7M
RESTAURANT
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.5M
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
1902
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Rooms
15
Bathrooms
8
Lot
0.22 ac
Current owner
From public records · entity-resolved
25 Hale Street LLC
Entity
Mailing address
25 HALE ST S APT #2, BEVERLY, MA 01915-5268
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
$1,255,000
25 Hale Street LLC
Red Bird Irt
Deed
$1,004,000 · Bankgloucester (gloucester Coop Ban
May 29, 2024
—
Mavis W Jaworski
Broken Arrow RT
Quit Claim Deed
related
—
Apr 14, 2006
—
Broken Arrow RT
—
Deed Of Trust
related
$300,000 · Beverly National Bank
Jun 18, 1998
—
Broken Arrow RT
—
Deed Of Trust
related
$110,000 · Heritage Cp Bank
Jun 10, 1998
$325,000
Broken Arrow RT
Klemis RT
Grant Deed
$300,000 · Heritage Cp Bank
Oct 29, 1997
—
Klemis RT
—
Deed Of Trust
related
$20,000 · Heritage Cp Bank
Mar 27, 1995
—
Klemis RT
—
Deed Of Trust
related
$480,000 · Heritage Cp Bank
Dec 18, 1991
—
Klemis RT
—
Deed Of Trust
related
$344,000 · Beverly National Bank
Nov 23, 1988
—
Klemis Rlty Trust
—
Deed Of Trust
related
$80,000 · Warren Five Cts Savings
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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