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Property profile & analytics
OFF-MARKET
Estimated value
$1,350,000
Investment properties
165 Nantasket Ave Hull, MA 02045-3102
Individually Owned
11-yr Hold
Property ID
US38-0340190
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
8,301 SF
Lot
0.14 ac (6,290 SF)
Zoning code
MFA
APN
HULL M:00038 P:00025
UPID
US38-0340190
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
by Request
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.35M
Owner & transaction history
Sandpiper Real Estate · 11 yrs held
Sandpiper Real Estate
since 2014
7 recorded transactions
Zoning & alternative use
MFA · Hull, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+44.8%
Industrial (general)
$1.9M
+24.7%
Retail stores
$1.7M
+13.9%
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 Hull submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hull 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,335,000
6.5%
$1,235,000
7%
$1,145,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,510,000
Current use
RESTAURANT
$2,190,000
Change: +45% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,885,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$1,720,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,715,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,675,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$1.35M
Range $1.22M – $1.49M · ±10%
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
$163 / 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
$18,807
Tax year 2024
Assessed value
$1,614,300
Assessed 2024
Previous assessed
$1,458,500
+10.7% YoY
Effective rate
1.17%
On assessed value
Assessed land
$196,400
Assessed improvement
$1,417,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
18
Rooms
18
Bathrooms
20
Total area
8,301 SF
Lot
0.14 ac (6,290 SF)
Zoning code
MFA
APN
HULL M:00038 P:00025
UPID
US38-0340190
Jurisdiction
HULL
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
MFA · Hull, MA
Zoning MFA · permitted uses
MFA · Hull, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hull. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
INDUSTRIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
18
Rooms
18
Bathrooms
20
Lot
0.14 ac
Current owner
From public records · entity-resolved
Sandpiper Real Estate
Individual
Mailing address
29 ADAMS ST, BRAINTREE, MA 02184-1902
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2025
—
Sandpiper Real Estate LLC
—
Deed
related
$1,100,000 · Reading Cooperative Bank
Apr 10, 2020
—
Sandpiper Real Estate LLC
—
Deed
related
$1,100,000 · Wakefield Cooperative Bank
May 4, 2017
—
Sandpiper Real Estate
—
Deed
related
$600,000 · Coastal Heritage Bank
Oct 8, 2014
$1,000,000
Sandpiper Real Estate
165 Nantasket RT
Quit Claim Arm's Length For Ne States
$800,000 · S Bank
Apr 30, 2001
—
165 Nantasket RT
—
Deed Of Trust
related
$150,000 · Rhonda Lee Fried
Jan 12, 2001
—
165 Nantasket RT
—
Deed Of Trust
related
$400,000 · Atlantic Bank Of New York
Oct 7, 1998
—
165 Nantasket RT
—
Deed Of Trust
related
$75,000 · Misc Other
Dec 24, 1996
—
165 Nantasket Ave RT
—
Deed Of Trust
related
$75,000 · Edmund Laurie
Jul 20, 1993
—
165 Nantasket RT
—
Deed Of Trust
related
$175,000 · Zions First National Bank
Jul 19, 1993
$150,000
165 Nantasket RT
Rockland Trust Co
Grant Deed
—
Aug 27, 1990
$500,000
Rockland Trust Co
Oceanside RT
Grant Deed
—
Aug 29, 1989
—
Oceanside RT
—
Deed Of Trust
related
$9,809 · Zuckerman Family Nomi
Feb 8, 1988
—
Oceanside RT
—
Deed Of Trust
related
$750,000 · Rockland Trust Co
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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