Renovated Duplex with Private
For Sale
$845,000
574 Nantasket Ave, Hull, MA 02045
Two-unit residential property with updated systems, separate entrances, outdoor space, and off-street parking near Nantasket Beach.
Property Size2,962 SF
Price / SF$285.28
Days on Market70
Property Features for 574 Nantasket Ave
General Information
Standard status
Active
Size
2,962 SF
Total Parking Spaces
5
Property subtype
Multi-Family
Zoning
SFA
Units
Unit Mix
1 x 4BR, 1 x 2BR
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,517
Amenities
private deck
paved backyard
Building Details
Building Size
2,962 SF
Year Built
1930
Year Renovated
2018
Buildings
1
Stories
3
Listing Agency:
REMAX Andrew Realty Services
(978) 578-5013
Listed By:
Chris Bernier
(978) 578-5013
Source:
Churchillprop
Added: Jun 23
Changed: Aug 30
Last Checked: Aug 30 at 6:07PM
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 REMAX Andrew Realty Services
Investment Insights
Based on property information with market context.
This 2,962-square-foot duplex in Hull was rebuilt in 2018 and includes two separately configured residences. The upper apartment has an open living and kitchen arrangement, four bedrooms, and access to a substantial private deck. The lower apartment offers its own entrance, an open living and kitchen area, and two bedrooms. A paved rear yard and off-street parking support both units.
The renovation included kitchens, bathrooms, plumbing, electrical service, roofing, windows, weatherproof insulation, tile flooring, and Navien tankless gas heating systems serving each residence. Built in 1930 and zoned SFA, the property is located near Nantasket Beach, restaurants, shops, Route 3A, the Boston Ferry, and commuter rail.
The renovation included kitchens, bathrooms, plumbing, electrical service, roofing, windows, weatherproof insulation, tile flooring, and Navien tankless gas heating systems serving each residence. Built in 1930 and zoned SFA, the property is located near Nantasket Beach, restaurants, shops, Route 3A, the Boston Ferry, and commuter rail.
Key Highlights
- 2,962 SF duplex with two residential units
- Rebuilt in 2018 with updated kitchens, baths, plumbing, electrical, roof, windows, and insulation
- Upper unit includes four bedrooms and a private deck
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
$50,059
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
5.92%
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%
$1,001,180
$1.0M
Cap Rate 7%
$715,129
$715.1K
Cap Rate 9%
$556,211
$556.2K
Market Conditions
NOI Build-Up for 2,962 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
$75.5K $25.50/SF
− Vacancy
−$4.0K −$1.36/SF
EGI
$71.5K $24.14/SF
− OpEx
−$21.5K −$7.24/SF
NOI
$50.1K $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%
$1,001,180
Cap Rate 7%
$715,129
Cap Rate 9%
$556,211
Alternative Uses
Best Use
Multifamily LT 5
$715.1K
$625.7K – $834.3K
NOI $50,059 @ 7.0% cap · market cap 5.92%
Second Best
Apartment 5plus
$659.1K
$576.7K – $768.9K
NOI $46,136 @ 7.0% cap · market cap 5.46%
Theoretical Best
Office A
$1.75M
$1.53M – $2.05M
NOI $122,745 @ 7.0% cap · market cap 14.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
221
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-unit residential property with updated systems, separate entrances, outdoor space, and off-street parking near Nantasket Beach.
Where is this duplex located?
The property is located at 574 Nantasket Ave Hull, MA.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: 2,962 SF duplex with two residential units; Rebuilt in 2018 with updated kitchens, baths, plumbing, electrical, roof, windows, and insulation; Upper unit includes four bedrooms and a private deck
