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Property profile & analytics
OFF-MARKET
Estimated value
$5,325,000
Office buildings
85 Sam Fonzo Dr, Beverly, MA 01915-1072
Individually Owned
5-yr Hold
Free & Clear
Property ID
US38-1616641
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
STEEL FRAME
Total area
26,938 SF
Lot
3.83 ac (167,000 SF)
Zoning code
IR
APN
BEVE M:0078 B:013C L:
UPID
US38-1616641
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
$5.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.21M
Blend (final)
Blend
$5.33M
Owner & transaction history
85 Sfd T · 5 yrs held
85 Sfd T
since 2021
Last sale
$4.8M
6 recorded transactions
Zoning & alternative use
IR · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.6M
+24.4%
Commercial (general)
$8.1M
+17.1%
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
$6,020,000
ML approach
$5,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,925,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,615,000
Change: +24% · Conversion: Easy
COMMERCIAL (GENERAL)
$8,110,000
Change: +17% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,455,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$5,990,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$5.33M
Range $4.79M – $5.86M · ±10% · vs last sale $4.75M (May 27 2021)
Last sale anchor
$4.75M
May 27 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
$198 / 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
$99,985
Tax year 2024
Assessed value
$4,557,200
Assessed 2024
Previous assessed
$4,557,200
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$1,626,200
Assessed improvement
$2,931,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
2
Bathrooms
6
Total area
26,938 SF
Lot
3.83 ac (167,000 SF)
Zoning code
IR
APN
BEVE M:0078 B:013C L:
UPID
US38-1616641
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
OFFICE BUILDING Current
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$8.1M
AUTO REPAIR, GARAGE
Est. value
$6.5M
RETAIL STORES
Est. value
$6.0M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2000
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
2
Bathrooms
6
Lot
3.83 ac
Current owner
From public records · entity-resolved
85 Sfd T
Individual
Free & Clear · 5 yrs held
Mailing address
85 SAM FONZO DR, BEVERLY, MA 01915-1072
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2021
$4,750,000
85 Sfd T
Cherry Hill Farm LLC
Quit Claim Arm's Length For Ne States
—
Jun 13, 2018
—
Cherry Hill Farm LLC
—
Deed
related
$700,000 · Salem Five Cents Savings Bank
Oct 30, 2014
$3,500,000
Cherry Hill Farm LLC
Iron Gate Dev LLC
Quit Claim Deed
—
Aug 8, 2006
—
Iron Gate Dev LLC
—
Deed Of Trust
related
$540,000 · Banknorth NA
Jun 8, 2001
—
Iron Gate Dev LLC
—
Deed Of Trust
related
$1,000,000 · Certified Dev Co Massachusetts
Jun 1, 2000
—
Iron Gate Dev LLC
—
Deed Of Trust
related
$3,285,000 · 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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