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Property profile & analytics
OFF-MARKET
Estimated value
$3,400,000
Retail properties & Spaces
434 Rantoul St Beverly, MA 01915-3209
Entity Owned
17-yr Hold
Free & Clear
Property ID
US38-1076208
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2009
Construction
FRAME
Total area
16,087 SF
Lot
1.59 ac (69,073 SF)
Zoning code
CC
APN
BEVE M:0020 B:0104 L:
UPID
US38-1076208
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
$4.07M
Comparable Approach
Comparable
$3.38M
Blend (final)
Blend
$3.40M
Owner & transaction history
Ardi Co LLC · 17 yrs held
Ardi Co LLC
since 2009
2 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+55.2%
Apartment house (5+ units)
$5.1M
+43.8%
Commercial (general)
$4.8M
+35.3%
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%
$4,405,000
6.5%
$4,065,000
7%
$3,775,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,580,000
Current use
RESTAURANT
$5,550,000
Change: +55% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,145,000
Change: +44% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,840,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$4,135,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,855,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$3.40M
Range $3.06M – $3.74M · ±10%
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
$211 / 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
$75,011
Tax year 2024
Assessed value
$3,418,900
Assessed 2024
Previous assessed
$3,418,900
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$1,139,700
Assessed improvement
$2,279,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2009
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
16,087 SF
Lot
1.59 ac (69,073 SF)
Zoning code
CC
APN
BEVE M:0020 B:0104 L:
UPID
US38-1076208
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
RETAIL STORES Current
Est. value
$3.6M
RESTAURANT
Est. value
$5.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.1M
COMMERCIAL (GENERAL)
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.9M
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2009
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
1.59 ac
Current owner
From public records · entity-resolved
Ardi Co LLC
Entity
Free & Clear · 17 yrs held
Mailing address
635 MASSACHUSETTS AVE STE #10, ARLINGTON, MA 02476-5007
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2009
$1
Ardi Co LLC
Meguerditchian,dikran
Grant Deed
—
Mar 24, 1992
—
Dikran Meguerditchian
—
Deed Of Trust
related
$1,400,000 · Beverly National Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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