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Property profile & analytics
OFF-MARKET
Estimated value
$28,930,000
Investment properties
480 Rantoul St, Beverly, MA 01915-3253
Entity Owned
1-yr Hold
Property ID
US38-1691355
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2017
Construction
STEEL FRAME
Total area
91,168 SF
Lot
2.09 ac (90,923 SF)
Zoning code
CC
APN
BEVE M:0020 B:0107 L:
UPID
US38-1691355
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
$28.40M
Comparable Approach
Comparable
$35.82M
Blend (final)
Blend
$28.93M
Owner & transaction history
480 Rantoul Owner LLC · 1 yrs held
480 Rantoul Owner LLC
since 2025
Last sale
$29.9M
6 recorded transactions
Zoning & alternative use
CC · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$31.5M
+14.7%
Apartment house (5+ units)
$29.2M
+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
$27,440,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$30,770,000
6.5%
$28,400,000
7%
$26,375,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$27,440,000
Current use
RESTAURANT
$31,465,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$29,150,000
Change: +6% · Conversion: Moderate
OFFICE BUILDING
$23,430,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$28.93M
Range $26.04M – $31.82M · ±10% · vs last sale $29.94M (Jan 28 2025)
Last sale anchor
$29.94M
Jan 28 2025
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
$317 / 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 2017Property tax & assessments
Tax year 2017
Tax billed
$13,002
Tax year 2017
Assessed value
$24,425,200
Assessed 2024
Previous assessed
$24,425,200
+0.0% YoY
Effective rate
0.05%
On assessed value
Assessed land
$8,212,800
Assessed improvement
$16,212,400
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
2017
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
5
Units
91
Rooms
296
Bathrooms
109
Total area
91,168 SF
Lot
2.09 ac (90,923 SF)
Zoning code
CC
APN
BEVE M:0020 B:0107 L:
UPID
US38-1691355
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
$27.4M
RESTAURANT
Est. value
$31.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$29.2M
OFFICE BUILDING
Est. value
$23.4M
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
2017
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
5
Buildings
1
Units
91
Rooms
296
Bathrooms
109
Lot
2.09 ac
Current owner
From public records · entity-resolved
480 Rantoul Owner LLC
Entity
Mailing address
116 RANTOUL ST, BEVERLY, MA 01915-4256
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 28, 2025
$29,940,000
480 Rantoul Owner LLC
Beverly Crossing 480 LLC
Deed
$72,789,500 · Hartford Fire Insurance Company
Sep 27, 2018
—
Beverly Crossing 480 L
—
Deed
related
$18,500,000 · First Ipswich Bank
Jan 11, 2017
$2,300,000
Beverly Crossing 480 LLC
Aston Investments LLC
Quit Claim Deed
related
—
Apr 19, 2016
—
Force Realty LLC
Rantoul Street LLC
Quit Claim Deed
related
—
Aug 25, 1997
$225,000
Rantoul Street LLC
First Beverly Corp
Grant Deed
$393,750 · Warren Five Cts Savings
Aug 28, 1987
$350,000
Rantoul Street RT
Tardiff,doris L
Grant Deed
$350,000 · Beverly Svgs 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.
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