Beylin Development

04/10/2026

10/21/2025

201 North Street, S**o — Prime Opportunity Zone Beylin Development

WE HAVE ROOM FOR INVESTORS ON THIS DEAL. Comment INVESTOR, and I will schedule a meeting with you.

CBRE’s independent appraisal, commissioned by Mascoma Bank and completed October 2025, confirmed that the 201 North Street multifamily project dramatically exceeds expectations — valuing the property millions above projections.
Exceptional Appraised Value
As-Complete Value (Sept 2027): $15.28 Million
As-Stabilized Value (Dec 2027): $15.36 Million
As-Is Land Value (Sept 2025): $1 Million
The uplift from the original land purchase price of $1 Million (Oct 2024) demonstrates massive value creation — a more than 15× increase through entitlement, design, and development.

Project Overview
34 Luxury Townhome Units (17 Duplex Buildings)
4.2 Acre Opportunity Zone Site in S**o, Maine
Average Unit Size: 1,312 SF • Total NRA: 44,608 SF
Projected Completion: September 2027
High-End Finishes: Quartz counters, shaker cabinetry, LVP flooring, stainless appliances, and in-unit laundry
Professional landscaping, ample parking (77 spaces), and modern amenities

Strong Financial Fundamentals
Metric Total/ Per Unit
Effective Gross Income
$1,311,380/
$38,570
Operating Expenses
$351,181/
$10,329
Net Operating Income ( NOI )
$960,199/
$28,241
Cap Rate ( CBRE Assumption )
6.25 %
—
Construction Budget: $12.1 M ( ≈ $356 K per unit )
CBRE confirmed these costs are well-supported by market data, forecasting a developer profit margin exceeding 15 % at stabilization.

Location Advantages
Prime Southern Maine market within the Greater Portland MSA
Near schools, employers, and commuter corridors ( I-95 & Route 1 )
Rapid population and income growth: median household income ≈ $95 K and rising 15 % in five years
Surrounded by new commercial and residential development driving demand

Municipal Status
Fully Approved ( May 2025 ) by the City of S**o Planning Board
Zoning: Medium Density Residential ( MDR )
Conforming Use: Variance granted for parking ratio — all approvals secured

Investment Highlights
-Appraised value far exceeds pro forma expectations
-Located in a Qualified Opportunity Zone with substantial tax advantages
-Strong regional demand and tight rental vacancy ( ≈ 3 % – 4 %)
-Professional team with proven track record in ground-up multifamily projects
-New construction with a projected 50-year economic life

Summary
The CBRE valuation confirms 201 North Street as one of Southern Maine’s most compelling mid-sized multifamily developments.
From a $1 Million land assembly to a $15 Million stabilized asset, this project embodies strong ex*****on, exceptional location fundamentals, and high-confidence returns for investors.
Importantly, the valuation provided utilizes an ultra-conservative 6.25% capitalization rate on what is truly an A+ asset in an A+ location. In reality, a project of this caliber and location would never trade at a 6.25% cap—market evidence suggests that a low 5% range is far more accurate for Class A product in this area. Even using CBRE’s conservative assumptions, the as-built value significantly exceeds our original expectations and internal underwriting benchmarks.
We are extremely pleased with this strong valuation and the extraordinary investment opportunity it reaffirms—proof that disciplined development, prime location selection, and vertically integrated ex*****on continue to deliver exceptional results for our investors.

10/21/2025

It was an absolute pleasure hosting Pepe Izquierdo from Certain Lending over the last two days across Massachusetts, Maine, and New Hampshire.

This is what it looks like when your lending partner walks through over $300 million worth of development under construction — touring sites, studying progress, and seeing firsthand the scale of what’s being built.

We covered serious ground: Yarmouth, S**o, and Windham, Maine; Hanover, Lebanon, Windham, Derry, and Londonderry, New Hampshire. Two full days of driving site to site, showing completed projects, occupied communities, and hundreds of millions more in the pipeline.

The photo here was taken at the top of 298 Main Street in Yarmouth, Maine, where roofing begins this Thursday.

It was great to break bread together and strengthen a relationship built on collaboration, trust, and ex*****on. Certain Lending has proven their ability to move quickly, deliver competitive rates, and handle complex deals with personal attention—something rare in today’s lending world.

We’ve worked with Pepe and the Certain team before, and it’s clear this partnership is only getting stronger.

Next time, we promise to have the helicopter ready—so we can see four states’ worth of projects in one afternoon and then spend the rest of the day just having some fun.

Beylin Development is opening deals to outside investors, and we would love for you to join. Please comment JOIN if you are interested, and we will get on a call to learn more.

10/19/2025

New Gear Alert!

​The new Beylin Development hard hats have officially arrived!

​We're gearing up for a fantastic season of building and couldn't do it without our incredible partners and investors. To show our appreciation, all investors and partners will receive one of these sleek, custom hard hats. Put it on and join us in person to tour the amazing developments you’ve helped bring to life!
​We can’t wait to see you on site. Let's get to work!

​

Tyler Palermo Peter Anania Anthony C Ferreira Anthony Prezioso

09/24/2025

Beylin Development is excited to share that preleasing is now underway at 298 Main Street in Yarmouth, with move-in expected in July 2026.

This project adds just 15 one- and two-bedroom residences to the heart of Yarmouth’s village. While the building is new construction, it was carefully reviewed by the Planning Board and Historic Preservation Committee to ensure it meets historic design standards and fits seamlessly into Main Street’s character.

The homes are designed with style and comfort in mind — featuring European tilt-and-turn windows, wide plank luxury vinyl flooring, modern kitchens with quartz countertops and shaker cabinetry, in-unit washer/dryer hookups, covered parking, and the convenience of ground-floor retail.

Residences start at $2,950/month for one-bedrooms and $3,580/month for two-bedrooms, consistent with new luxury apartments in Yarmouth and the greater Portland area.

Beylin Development is excited to announce that preleasing is now underway for 298 Main Street in Yarmouth, with move-in expected in July 2026. This project brings just 15 one and two bedroom residences to the center of Yarmouth’s village. While the building itself is new construction, it was exten...

09/23/2025

We are proud to share that our mixed-use project at 11 Indian Rock Road in Windham has received Major Site Plan Approval. On Wednesday night, the Planning Board voted unanimously in support, and by the next morning, crews were already on site breaking ground.

At 16,000 square feet and three levels, the building has been designed to bring vibrancy and value to the center of town. The lower level will feature a neighborhood bistro paired with office or retail space, while the upper floors will offer two-story luxury condo rentals, with lofted third floors creating cathedral ceilings, modern layouts, and refined finishes.

This project earned unanimous endorsements from the Planning Board, Historic Commission, Economic Development Committee, Design Review Committee, and Technical Review Committee. We are grateful to Karl Dubay and The Dubay Group, Inc. for their planning and engineering leadership, and to Mark Yanowitz with LYF Architects for design work that is elevating this project to new heights.

Construction is now underway, marking an important step in the continued growth and revitalization of Windham’s Village District.

After years of vision, planning, and collaboration, we are proud to share that our mixed use project at 11 Indian Rock Road has received Major Site Plan Approval. On Wednesday night, the Windham Planning Board voted 7 to 0 in unanimous support, and by Wednesday morning, crews were already onsite bre...

08/28/2025

We are excited to announce that 300 North Road in Yarmouth is officially closed.

This project gave us the opportunity to breathe new life into a parcel with great potential by removing an outdated building and replacing it with a thoughtfully designed home. The result is a modern farmhouse that balances craftsmanship with today’s building standards, including a full fire suppression system, passive radon system, and blower door–tested energy performance.

A new family will be moving in shortly, and we’re proud to have created a home that will serve them well for years to come while strengthening one of Maine’s most desirable communities.

We are pleased to share that our latest Yarmouth project, 300 North Road, has officially closed. A family will be moving in shortly, bringing new life to a parcel that had long held potential but was weighed down by an aging building we carefully removed to start fresh. This home represents the bala...

08/13/2025

Our 300 North Road project in Yarmouth is nearing completion after going under contract quickly this summer. This new-construction 5-bedroom, 3-bathroom home reflects our focus on building in high-demand communities where location, design, and quality intersect.

The home sits on a sunny half-acre lot and blends classic farmhouse style with modern finishes. Highlights include a custom kitchen with stone counters and a large island for gathering, coffered ceilings and a fireplace in the living room, a covered back porch for outdoor living, and a vaulted primary suite with a walk-in closet and custom built-ins.

Just minutes from Yarmouth Village, the Royal River, and the coast, 300 North Road will soon welcome a new family into one of Maine’s most sought-after towns, known for its strong schools, walkable charm, and coastal character. This project is another example of how we pair thoughtful design with locations that drive long-term value.

Read the full profile here:

We are pleased to share that our latest Yarmouth project, 300 North Road, is officially under contract just two weeks after being listed. This newly constructed 5-bedroom, 3-bathroom home reflects our approach to delivering high-quality, thoughtfully designed properties in communities with strong de...

08/12/2025

Since joining Beylin Development, Tyler Palermo has become an important part of our operations and development efforts. As Vice President of Operations and Development Coordinator, he combines construction expertise with a sharp understanding of real estate development to help ensure our projects are built efficiently, to high standards, and with long term value in mind.

Read more about Tyler’s background, his approach to development, and the role he plays in shaping our future projects in our latest blog post.

Since joining Beylin Development, Tyler Palermo has become an important part of our operations and development efforts. As Vice President of Operations and Development Coordinator, he combines construction expertise with a sharp understanding of real estate development to help ensure projects are bu...

08/11/2025

We’re excited to share that a five-home subdivision is in the works on John Howland Drive in Yarmouth, Maine. Each home will feature four bedrooms, two and a half bathrooms, and approximately 2,600 square feet of living space in a modern farmhouse design that blends clean lines with timeless curb appeal. Finished basements will be available as an option, offering extra space for living, working, or hosting guests. Located within walking distance to Main Street, these homes offer the rare combination of privacy and walkability, giving future homeowners easy access to shops, dining, and community events. We’ve completed concept review and submitted the project for town approval, with Beylin Homes leading construction and Acorn Engineering providing civil engineering. Opportunities like this are rare in Yarmouth, and we’re proud to bring this one to life. If you’d like to learn more, contact the Beylin Development team.

We’re excited to share the latest from our team at Beylin Development. A five-home subdivision is in the works on John Howland Drive in Yarmouth, Maine. Each home will feature four bedrooms, two and a half bathrooms, with approximately 2,600 square feet of living space. Homes are being designed in...

08/07/2025

Progress is moving fast at 298 Main Street in Yarmouth! Utility relocation is complete, site work is nearly done, and vertical construction is about to begin. The building will be weather tight by the end of September, setting the stage for interior work this fall. This mixed-use project will bring new commercial space to Main Street with modern residential units above—all designed to complement the historic character of downtown Yarmouth and add lasting value to the community.

Things are moving quickly at 298 Main Street, and we’re excited to share a construction update on one of Yarmouth’s newest mixed-use developments. Utility relocation has been completed, and site work is nearly finished. With those critical early phases wrapped, we’re now preparing to go vertic...