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Property profile & analytics
FOR LEASE
Office buildings
21 Fottler Rd Hingham, MA 02043
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0413192
For Lease
1 / 18
$22 SF/Yr
21 Fottler Rd, Hingham, MA 02043
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Construction
FRAME
Total area
5,576 SF
Lot
0.41 ac (17,860 SF)
APN
HING M:47 B:0 L:12
UPID
US38-0413192
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
Current use
Occupant on record · Public records
-
Capital Forest Products Garden Center Hardware & Home Improvement
-
Occupational Medical Consulting, LLC Doctor Drug Testing Service
-
Wellness Workdays Wellness Program Health Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.13M
Owner & transaction history
21 Fottler Road Trust · 7 yrs held
21 Fottler Road Trust
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+16.9%
Industrial (general)
$1.3M
+0.7%
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 Hingham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hingham 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,260,000
Current use
RESTAURANT
$1,470,000
Change: +17% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,265,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$1,155,000
Change: -8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,155,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,015,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±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
$202 / 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
$13,000
Tax year 2024
Assessed value
$1,198,200
Assessed 2024
Previous assessed
$1,198,200
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$435,900
Assessed improvement
$762,300
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1954
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Total area
5,576 SF
Lot
0.41 ac (17,860 SF)
APN
HING M:47 B:0 L:12
UPID
US38-0413192
Jurisdiction
HINGHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING Current
RESTAURANT
INDUSTRIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (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
1954
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Lot
0.41 ac
Current owner
From public records · entity-resolved
21 Fottler Road Trust
Trust
Mailing address
21 FOTTLER RD, HINGHAM, MA 02043-1535
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2019
—
21 Fottler Road Trust
Rockaway Bk Realty LLC
Quit Claim Deed
related
—
Jul 1, 2014
$665,000
Rockaway Beach Realty LLC
Fottler Road RT|david,stephen T Tr
Quit Claim Deed
$332,500 · Rockland Tr
Jul 7, 2004
$650,000
Fottler Road RT
Coastal Park RT
Grant Deed
$450,000 · Norwood Coop Bank
Jun 6, 2001
—
Coastal Park RT
—
Deed Of Trust
related
$350,000 · South Shore Cp Bank
May 16, 2001
—
Coastal Park RT
—
Deed Of Trust
related
$800,000 · Sovereign Bank
Jul 30, 1999
$345,000
Jrw Co INC
Pilgrim RT
Grant Deed
$345,000 · Rockland Trust Co
Oct 23, 1995
—
RT Pilgrim
—
Deed Of Trust
related
$500,000 · Shawmut Bank Of Boston
Dec 6, 1990
$240,000
RT Pilgrim
Anderson,arthur
Grant Deed
$401,000 · Shawmut Bank Of Boston
Dec 6, 1990
—
RT Pilgrim
—
Deed Of Trust
related
$401,000 · Shawmut Bank Of Boston
Nov 24, 1989
$210,000
Arthur Anderson
Fottler Rd RT
Grant Deed
$180,000 · Us Trust Norfolk
Aug 25, 1987
$250,000
Fottler Road RT
Anderson,arthur
Grant Deed
$175,000 · Us Trust Norfolk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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