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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Commercial land
350 Rantoul St Beverly, MA 01915-3235
Entity Owned
5-yr Hold
Property ID
US38-2327819
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1900
Construction
WOOD FRAME
Total area
5,382 SF
Lot
0.09 ac (3,947 SF)
Zoning code
CC
APN
BEVE M:0011 B:0042 L:
UPID
US38-2327819
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
$1.94M
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.77M
Owner & transaction history
350-354 Rantoul St LLC · 5 yrs held
350-354 Rantoul St LLC
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.9M
+14.7%
Apartment house (5+ units)
$1.7M
+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
$2,030,000
ML approach
$1,940,000
CAP Approach
CAP Return
Estimation
6%
$1,815,000
6.5%
$1,675,000
7%
$1,555,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,620,000
Current use
RESTAURANT
$1,860,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,720,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$1,385,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±10% · vs last sale $1.60M (Mar 5 2021)
Last sale anchor
$1.60M
Mar 5 2021
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
$329 / 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
Tax billed
$7,166
Tax year 2024
Assessed value
$326,600
Assessed 2024
Previous assessed
$326,600
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$326,600
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1900
Construction
WOOD FRAME
Heating
HOT WATER
Stories
3
Rooms
12
Bathrooms
6
Total area
5,382 SF
Lot
0.09 ac (3,947 SF)
Zoning code
CC
APN
BEVE M:0011 B:0042 L:
UPID
US38-2327819
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
$1.6M
RESTAURANT
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.4M
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
WOOD FRAME
Heating
HOT WATER
Stories
3
Rooms
12
Bathrooms
6
Lot
0.09 ac
Current owner
From public records · entity-resolved
350-354 Rantoul St LLC
Entity
Mailing address
1700 SHAWSHEEN ST, TEWKSBURY, MA 01876-1685
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2021
$1,600,000
350-354 Rantoul St LLC
Flint Properties LLC
Quit Claim Arm's Length For Ne States
—
Nov 15, 2006
$650,000
Flint Prop LLC
Windover Prop LLC
Grant Deed
$487,500 · Sovereign Bank
Jul 31, 2006
—
Windover Prop LLC
—
Deed Of Trust
related
$800,000 · Salem Five Cents Savings Bank
Nov 4, 2004
$555,000
Windover Prop LLC
Odyssey Prop LLC
Grant Deed
—
Dec 13, 1990
—
Arby RT
—
Deed Of Trust
related
$17,850 · Beverly City
Mar 1, 1990
$305,000
Arby RT
Warren 5c Sb
Grant Deed
$294,000 · Warren Five Cts Savings
Jul 26, 1988
—
David T Ramsey
—
Deed Of Trust
related
$2,045,000 · Warren Five Cts Savings
Oct 8, 1987
—
David T Ramsey
—
Deed Of Trust
related
$1,554,000 · 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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