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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Investment properties
276-278 Rantoul St Beverly, MA 01915
Entity Owned
4-yr Hold
Property ID
US38-0210058
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Construction
FRAME
Total area
3,930 SF
Lot
0.06 ac (2,509 SF)
Zoning code
CC
APN
BEVE M:0011 B:0022 L:
UPID
US38-0210058
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
$840k
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.02M
Owner & transaction history
276 Rantoul Street LLC · 4 yrs held
276 Rantoul Street LLC
since 2022
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$860,000
ML approach
$840,000
CAP Approach
CAP Return
Estimation
6%
$1,325,000
6.5%
$1,225,000
7%
$1,135,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,185,000
Current use
OFFICE BUILDING
$1,010,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±10% · vs last sale $1.00M (Feb 7 2022)
Last sale anchor
$1.00M
Feb 7 2022
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
$260 / 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
$819,100
Assessed 2024
Previous assessed
$819,100
+0.0% YoY
Assessed land
$248,200
Assessed improvement
$570,900
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
1890
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
13
Rooms
12
Bathrooms
4
Total area
3,930 SF
Lot
0.06 ac (2,509 SF)
Zoning code
CC
APN
BEVE M:0011 B:0022 L:
UPID
US38-0210058
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
$1.2M
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
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
1890
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
13
Rooms
12
Bathrooms
4
Lot
0.06 ac
Current owner
From public records · entity-resolved
276 Rantoul Street LLC
Entity
Mailing address
43 MARCH ST APT #3, SALEM, MA 01970-2659
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
$1,000,000
276 Rantoul Street LLC
Reza Mojtabai
Quit Claim Arm's Length For Ne States
$522,500 · Middlesex Fsla
Feb 7, 2022
—
Reza Mojtabai
276-278 Rantoul St LLC
Correction Deed
related
$418,000 · Middlesex Fsla
Mar 4, 2019
—
Reza Mojtabai
276-278 Rantoul St LLC
Quit Claim Deed
related
$485,000 · Beverly Bank & Trust Co NA
Jan 6, 2014
$520,000
276-278 Rantoul St LLC
Funding,century
Quit Claim Deed
$460,000 · Primecap LLC
Sep 25, 2006
—
Century Funding
—
Deed Of Trust
related
$950,000 · Primecap LLC
Mar 7, 2006
$475,000
Century Funding
Tadiello,barbara R
Grant Deed
$400,000 · Zwi Kohorn
Mar 8, 1991
—
Lino Tadiello
—
Deed Of Trust
related
$33,744 · Beverly City
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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