Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$5,835,000
Manufacturing properties
40 Sam Fonzo Dr Beverly, MA 01915-1034
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-0883270
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2019
Construction
STEEL FRAME
Total area
36,398 SF
Lot
5.33 ac (231,987 SF)
Zoning code
IR
APN
BEVE M:0065 B:004B L:
UPID
US38-0883270
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
$5.96M
Comparable Approach
Comparable
$7.95M
Blend (final)
Blend
$5.84M
Owner & transaction history
40 Sam Fonzo Drive LLC · 6 yrs held
40 Sam Fonzo Drive LLC
since 2020
Last sale
$1
5 recorded transactions
Zoning & alternative use
IR · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.4M
+57.0%
Auto repair, garage
$8.7M
+46.3%
Retail stores
$8.1M
+35.8%
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%
$6,455,000
6.5%
$5,955,000
7%
$5,530,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,960,000
Current use
OFFICE BUILDING
$9,355,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,720,000
Change: +46% · Conversion: Easy
RETAIL STORES
$8,095,000
Change: +36% · Conversion: Moderate
WAREHOUSE, STORAGE
$5,120,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$5.84M
Range $5.25M – $6.42M · ±10% · vs last sale $1 (Feb 7 2020)
Last sale anchor
$1
Feb 7 2020
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
$160 / 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
$111,769
Tax year 2024
Assessed value
$5,094,300
Assessed 2024
Previous assessed
$5,094,300
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$1,561,400
Assessed improvement
$3,532,900
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
4
Total area
36,398 SF
Lot
5.33 ac (231,987 SF)
Zoning code
IR
APN
BEVE M:0065 B:004B L:
UPID
US38-0883270
Jurisdiction
BEVERLY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
IR · Beverly, MA
Zoning IR · permitted uses
IR · 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
INDUSTRIAL (GENERAL) Current
Est. value
$6.0M
OFFICE BUILDING
Est. value
$9.4M
AUTO REPAIR, GARAGE
Est. value
$8.7M
RETAIL STORES
Est. value
$8.1M
WAREHOUSE, STORAGE
Est. value
$5.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
2019
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
4
Lot
5.33 ac
Current owner
From public records · entity-resolved
40 Sam Fonzo Drive LLC
Entity
Free & Clear · 6 yrs held
Mailing address
40 SAM FONZO DR, BEVERLY, MA 01915-1034
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 14, 2020
—
40 Sam Fonzo Drive LLC
—
Deed
related
$3,500,000 · Century Bk
Feb 7, 2020
—
40 Sam Fonzo Drive LLC
S Ret
Quit Claim Deed
related
—
May 25, 2010
$1
Fonzo Realty LLC
S&d RT
Grant Deed
—
Jun 27, 2008
$425,000
Fonzo,salvatore Tr
Beverly City Of
Grant Deed
—
—
—
40 Sam Fonzo Drive LLC
—
Deed Of Trust
related
$3,500,000 · Century Bk
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 40 Sam Fonzo Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
