Oceanfront Duplex With Beach
For Sale
$1,450,000
278 Nantasket Avenue, Hull, MA 02045
Two occupied units offer private patios, coastal views, and access to a furnished beachfront setting.
Property Size2,465 SF
Days on Market23
Property Features for 278 Nantasket Avenue
General Information
Standard status
Active
Size
2,465 SF
Total Parking Spaces
2
Property subtype
Multifamily
Occupancy
100%
Financials
Gross Income
$78,540
Average Monthly Rent
$3,272
Additional Details
Furnished
Yes
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,187
Amenities
private beach access
oceanfront observation deck
private patios
European spa
fireplaces
BBQ area
private parking
Building Details
Building Size
2,465 SF
Year Built
1929
Listing Agency:
Northeast Private Client Group, LLC
(857) 216-7792
Listed By:
Tom Egbers
Source:
Classifiedrealtygroup
Added: Aug 9
Changed: Aug 29
Last Checked: Aug 30 at 2:01PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Northeast Private Client Group, LLC
Investment Insights
Based on property information with market context.
This 2,465-square-foot duplex contains two occupied residential units in an oceanfront setting. The property includes an observation deck, private patios, fireplaces, a European spa, BBQ area, private parking, and direct private beach access. Panoramic Atlantic Ocean views extend the coastal character of the property, which was built in 1929 and designed by Sky Design.
The property is located at 278 Nantasket Avenue in Hull, Massachusetts, near restaurants, cafés, entertainment, and the MBTA ferry connection to Boston. It is zoned BUS and is offered as-is, with furnishings available as an option. The two-unit configuration supports both residential occupancy and the short-term rental history documented for the property.
The property is located at 278 Nantasket Avenue in Hull, Massachusetts, near restaurants, cafés, entertainment, and the MBTA ferry connection to Boston. It is zoned BUS and is offered as-is, with furnishings available as an option. The two-unit configuration supports both residential occupancy and the short-term rental history documented for the property.
Key Highlights
- Oceanfront duplex with 2,465 SF of building area
- Two fully occupied residential units
- Direct private access to the beach
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$41,659
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$833,180
$833.2K
Cap Rate 7%
$595,129
$595.1K
Cap Rate 9%
$462,878
$462.9K
Market Conditions
NOI Build-Up for 2,465 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$62.9K $25.50/SF
− Vacancy
−$3.3K −$1.36/SF
EGI
$59.5K $24.14/SF
− OpEx
−$17.9K −$7.24/SF
NOI
$41.7K $16.90/SF
Area
Plymouth County, MA
Vacancy
5.32%
Lease Rate
$25.50 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$833,180
Cap Rate 7%
$595,129
Cap Rate 9%
$462,878
Alternative Uses
Best Use
Multifamily LT 5
$595.1K
$520.7K – $694.3K
NOI $41,659 @ 7.0% cap · market cap 2.87%
Second Best
Apartment 5plus
$548.5K
$479.9K – $639.9K
NOI $38,395 @ 7.0% cap · market cap 2.65%
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,149 @ 7.0% cap · market cap 7.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
240
Businesses Nearby
Explore this area
Business Placement
Demographics for 02045, MA
10,072
Population
5,733
Households
1.8
Avg Household Size
54
Median Age
52%
College-Educated
97%
High-School Grad
2.7 sq mi
ZIP Area
3,730
Density / Sq Mi
$127,112
Median Household Income
$63,327
Median Earnings
$1,885
Median Rent
$606,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two occupied units offer private patios, coastal views, and access to a furnished beachfront setting.
Where is this duplex located?
The property is located at 278 Nantasket Avenue Hull, MA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Oceanfront duplex with 2,465 SF of building area; Two fully occupied residential units; Direct private access to the beach
