Entity Owned Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1993
Construction
FRAME
Total area
60,343 SF
Lot
4.08 ac (177,507 SF)
Zoning code
HD
APN
BEVE M:0043 B:097B L:
UPID
US38-0864328
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Nursing Home Retirement Community
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.89M
Owner & transaction history
Zoning & alternative use
HD · Beverly, MA
Zoning description
Hospital District (HD), or Beverly Harbor District (BHD) zones. Additionally, the Design Review Board will review all projects that involve new noncommercial uses on or in first floor street-facing facades in the CC Zoni…
General category
CIVIC_INSTITUTIONAL
Top alternative use upside
Restaurant
$20.8M
+8.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$13.89M
Value range
$12.50M – $15.28M
±10% around blend
Estimated value / SF
$230 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$12.50M
blend $13.89M
$15.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
60,343 SF
Lot area
4.08 ac
Year built
1993
Stories
3
APN
BEVE M:0043 B:097B L:
Zoning
HD
Assessed value
$13,130,200
Annual tax
$147,452
3
Income approach: direct capitalization
Partial preview
Income approach indication
$14.12M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$15.30M
@ 6.5% CAP return
$14.12M
@ 7% CAP return
$13.11M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$13.89M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 31 sales
$320
-28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $230/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+8%
vs current-use indication
Apartment House (5+ Units) · current use
Commercial (general)
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$13.13M
Move the market yield to see immediate price impact.
Value / SF
$218
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$827k
$16.54M
$11.82M
$9.19M
$919k
$18.38M
$13.13M
$10.21M
$1.01M
$20.22M
$14.44M
$11.23M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$147,452
Tax year 2024
Assessed value
$13,130,200
Assessed 2024
Previous assessed
$13,130,200
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$8,075,000
Assessed improvement
$5,055,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1993
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
85
Rooms
86
Bathrooms
97
Total area
60,343 SF
Lot
4.08 ac (177,507 SF)
Zoning code
HD
APN
BEVE M:0043 B:097B L:
UPID
US38-0864328
Jurisdiction
BEVERLY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
HD · Beverly, MAZoning HD · permitted uses
HD · Beverly, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
Hospital District (HD), or Beverly Harbor District (BHD) zones. Additionally, the Design Review Board will review all projects that involve new noncommercial uses on or in first floor street-facing facades in the CC Zoni…
General category
CIVIC_INSTITUTIONAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1993
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
85
Rooms
86
Bathrooms
97
Lot
4.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
HD
CIVIC_INSTITUTIONAL
Jurisdiction
Beverly, MA
Recorded code
HD
Official district
HD
Official district profile
What the municipal code says about HD
Zoning description
Hospital District (HD), or Beverly Harbor District (BHD) zones. Additionally, the Design Review Board will review all projects that involve new noncommercial uses on or in first floor street-facing facades in the CC Zoni…
General category
CIVIC_INSTITUTIONAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HD in Beverly, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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