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Property profile & analytics
OFF-MARKET
Estimated value
$4,800,000
Warehouses
95 Sam Fonzo Dr Beverly, MA 01915-1000
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0669646
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2019
Construction
STEEL FRAME
Total area
26,471 SF
Lot
2.34 ac (102,087 SF)
Zoning code
IR
APN
BEVE M:0078 B:0002 L:
UPID
US38-0669646
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
$4.92M
CAP Approach
CAP
$5.26M
Comparable Approach
Comparable
$3.88M
Blend (final)
Blend
$4.80M
Owner & transaction history
Cc Fab LLC · 3 yrs held
Cc Fab LLC
since 2023
Last sale
$4.8M
7 recorded transactions
Zoning & alternative use
IR · Beverly, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.0M
+114.0%
Office building
$6.8M
+82.8%
Auto repair, garage
$6.3M
+70.4%
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
$4,695,000
ML approach
$4,915,000
CAP Approach
CAP Return
Estimation
6%
$5,700,000
6.5%
$5,260,000
7%
$4,885,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,720,000
Current use
COMMERCIAL (GENERAL)
$7,965,000
Change: +114% · Conversion: Difficult
OFFICE BUILDING
$6,805,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,340,000
Change: +70% · Conversion: Easy
RETAIL STORES
$5,885,000
Change: +58% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,335,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$4.80M
Range $4.32M – $5.28M · ±10% · vs last sale $4.80M (May 22 2023)
Last sale anchor
$4.80M
May 22 2023
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
$181 / 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
$49,238
Tax year 2024
Assessed value
$2,244,200
Assessed 2024
Previous assessed
$2,244,200
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$578,100
Assessed improvement
$1,666,100
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
2
Total area
26,471 SF
Lot
2.34 ac (102,087 SF)
Zoning code
IR
APN
BEVE M:0078 B:0002 L:
UPID
US38-0669646
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
WAREHOUSE, STORAGE Current
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$8.0M
OFFICE BUILDING
Est. value
$6.8M
AUTO REPAIR, GARAGE
Est. value
$6.3M
RETAIL STORES
Est. value
$5.9M
INDUSTRIAL (GENERAL)
Est. value
$4.3M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
2
Lot
2.34 ac
Current owner
From public records · entity-resolved
Cc Fab LLC
Entity
Mailing address
95 SAM FONZO DR, BEVERLY, MA 01915-1000
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2024
—
Cc Fab LLC
—
Deed
related
$1,867,000 · Bay Colony Development Corp
May 22, 2023
$4,800,000
Cc Fab LLC
Qs Lending T
Quit Claim Arm's Length For Ne States
$2,755,000 · M & T Bank
Jan 25, 2023
$3,975,000
Qs Lending T
The Coastal Group LLC
Foreclosure
related
—
Jul 22, 2022
—
North Shore Industrial
Coastal Group LLC
Quit Claim Deed
related
—
Feb 17, 2021
—
Coastal Grp LLC
—
Deed
related
$3,150,000 · Steven A Ross
Nov 22, 2019
—
Coastal Group LLC
—
Deed
related
$3,018,000 · Century Bank & Trust
Nov 28, 2018
—
Coastal Group LLC
—
Deed
related
$2,162,000 · Century Bank & Trust Co
Aug 11, 2017
$425,000
Coastal Group LLC
C Ronald Vitale
Quit Claim Arm's Length For Ne States
$478,242 · Century Bank & Trust Co
Aug 11, 2017
—
Century B & T Co
—
Deed
related
$401,958 · Coastal Group LLC
Aug 23, 2007
$20,000
C Ronald Vitale
Beverly City Of
Grant Deed
—
Dec 7, 2004
$1
C Ronald Vitale
Vitale,c Ronald
Grant Deed
related
—
—
—
Century B & T Co
—
Deed Of Trust
related
$401,958 · Coastal Group LLC
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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