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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Investment properties
278 Nantasket Ave Hull, MA 02045-2927
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0553779
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
2,465 SF
Lot
0.04 ac (1,764 SF)
Zoning code
BUS
APN
HULL M:00034 P:00092
UPID
US38-0553779
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
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$703k
Blend (final)
Blend
$955k
Owner & transaction history
Nantusket Beach Rlty LLC · 3 yrs held
Nantusket Beach Rlty LLC
since 2022
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
BUS · Hull, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,120,000
ML approach
$1,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±10% · vs last sale $950k (Nov 17 2022)
Last sale anchor
$950k
Nov 17 2022
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
$387 / 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
$9,035
Tax year 2024
Assessed value
$775,500
Assessed 2024
Previous assessed
$590,200
+31.4% YoY
Effective rate
1.17%
On assessed value
Assessed land
$171,800
Assessed improvement
$603,700
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
1920
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Rooms
5
Bathrooms
3
Total area
2,465 SF
Lot
0.04 ac (1,764 SF)
Zoning code
BUS
APN
HULL M:00034 P:00092
UPID
US38-0553779
Jurisdiction
HULL
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
BUS · Hull, MA
Zoning BUS · permitted uses
BUS · 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.
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Rooms
5
Bathrooms
3
Lot
0.04 ac
Current owner
From public records · entity-resolved
Nantusket Beach Rlty LLC
Entity
Mailing address
43 JACOBS TER, NEWTON, MA 02459-2818
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
—
Nantusket Beach Rlty LLC
—
Deed
related
$100,000 · Bankgloucester (gloucester Coop Bank)
Jan 26, 2024
—
Nantasket Beach Rlty LLC
—
Deed
related
$100,000 · Mariya Semyoniv
Nov 17, 2022
$950,000
Nantusket Beach Rlty LLC
Donovans Beach Front LLC
Quit Claim Arm's Length For Ne States
$855,000 · Bankgloucester (gloucester Coop Ban
Nov 14, 2017
$345,000
Donovans Beach Front LLC
Lussier,maurice
Quit Claim Deed
—
Oct 22, 2008
—
Maurice G Lussier
—
Deed Of Trust
related
$200,000 · Wells Fargo Mortgage
Feb 27, 2001
—
Maurice G Lussier
—
Deed Of Trust
related
$155,000 · Rockland Trust Co
Jun 11, 1999
—
Maurice G Lussier
—
Deed Of Trust
related
$110,000 · Hingham Institute For Savings
May 14, 1997
—
Maurice G Lussier
—
Deed Of Trust
related
$65,800 · Mortgage Lender Net
Jan 6, 1997
$94,000
Maurice G Lussier
Palmer,robert L JR
Grant Deed
—
Jul 9, 1996
—
Robert L Palmer JR.
—
Deed Of Trust
related
$1,000,000 · Braintree Savings Bank
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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