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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Investment properties
3 Smt Ave, Beverly, MA 01915-4826
Individually Owned
2-yr Hold
Free & Clear
Property ID
US38-0805749
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
2,139 SF
Lot
0.13 ac (5,493 SF)
Zoning code
CC
APN
BEVE M:0001 B:0068 L:
UPID
US38-0805749
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
$700k
CAP Approach
CAP
$665k
Comparable Approach
Comparable
$731k
Blend (final)
Blend
$700k
Owner & transaction history
Robert I Boudreau Lt · 2 yrs held
Robert I Boudreau Lt
since 2024
Last sale
$700,000
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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
$720,000
6.5%
$665,000
7%
$620,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$645,000
Current use
OFFICE BUILDING
$550,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Jun 11 2024)
Last sale anchor
$700k
Jun 11 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
$327 / 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
$4,712
Tax year 2019
Assessed value
$498,100
Assessed 2024
Previous assessed
$498,100
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$293,100
Assessed improvement
$205,000
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
1920
Construction
FRAME
Heating
FORCED AIR
Buildings
2
Stories
2
Units
3
Rooms
6
Bathrooms
2
Total area
2,139 SF
Lot
0.13 ac (5,493 SF)
Zoning code
CC
APN
BEVE M:0001 B:0068 L:
UPID
US38-0805749
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
$645,000
OFFICE BUILDING
Est. value
$550,000
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
1920
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
2
Units
3
Rooms
6
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Robert I Boudreau Lt
Individual
Free & Clear · 2 yrs held
Mailing address
11 DEARBORN ST, SALEM, MA 01970-2449
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2024
—
Robert I Boudreau Lt
Robert I Boudreau
Quit Claim Deed
related
—
Oct 16, 2023
$700,000
Robert I Boudreau
3 Summit Avenue RT
Quit Claim Arm's Length For Ne States
$400,000 · Bangor Savings Bank
Apr 13, 1994
$99,900
Summit Ave RT
Jabo RT
Grant Deed
$97,900 · Zenon Grzybowski
Mar 6, 1992
$18,000
Jabo RT
C F H RT
Grant Deed
—
Jan 3, 1989
—
C F H Realty Tr
—
Deed Of Trust
related
$217,500 · Shawmut Arlington Tr
Feb 3, 1988
—
C F H Realty Trust
—
Deed Of Trust
related
$100,000 · Gary Needham
Oct 29, 1987
—
Cfh RT
—
Deed Of Trust
related
$60,000 · 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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