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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Turn key restaurants
42 State Park Rd Hull, MA 02045-3225
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1947908
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1910
Construction
FRAME
Total area
3,893 SF
Lot
0.52 ac (22,542 SF)
Zoning code
CRC
APN
HULL M:00048 P:00015
UPID
US38-1947908
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
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.33M
Owner & transaction history
Hull State Park LLC · 4 yrs held
Hull State Park LLC
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
CRC · 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
$1,305,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±10% · vs last sale $1.30M (Nov 16 2021)
Last sale anchor
$1.30M
Nov 16 2021
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
$340 / 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
$8,468
Tax year 2024
Assessed value
$726,900
Assessed 2024
Previous assessed
$680,000
+6.9% YoY
Effective rate
1.16%
On assessed value
Assessed land
$581,200
Assessed improvement
$145,700
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1910
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
4
Total area
3,893 SF
Lot
0.52 ac (22,542 SF)
Zoning code
CRC
APN
HULL M:00048 P:00015
UPID
US38-1947908
Jurisdiction
HULL
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CRC · Hull, MAZoning CRC · permitted uses
CRC · Hull, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1910
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
4
Lot
0.52 ac
Current owner
From public records · entity-resolved
Hull State Park LLC
Entity
Mailing address
832 DORCHESTER AVE, DORCHESTER, MA 02125-1172
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2021
$1,300,000
Hull State Park LLC
42 State Park Road RT
Quit Claim Arm's Length For Ne States
$1,200,000 · Thomas Mcelhinney
May 15, 2017
$588,500
42 State Park Road Realty Trust
Hingham Inst For Svgs
Quit Claim Deed
—
May 15, 2017
$625,000
Hingham Inst For Svgs
Hingham Inst For Svgs|buckley,steven
Foreclosure
related
—
Feb 14, 2017
$625,000
Hingham Inst For Svgs
Hingham Inst For Svgs|ledges LLC
Foreclosure
related
—
Jun 8, 2015
$700,000
Ledges LLC
Hingham Inst For Savin
Quit Claim Arm's Length For Ne States
$525,000 · Hingham Institution For Savings
May 29, 2015
$610,000
Hingham Inst For Savings
42 State Park Road LLC
Quit Claim Deed
—
Jul 8, 2010
$900,000
42 State Park Rd LLC
Fes Realty LLC
Grant Deed
$600,000 · Hingham Institute For Savings
Mar 31, 2006
$1,000,000
Fes Realty LLC
Crystal Ft
Grant Deed
$650,000 · Hingham Institute For Savings
Mar 31, 2006
$10,000
Fes Realty LLC
Crystal Ft
Grant Deed
$650,000 · Hingham Institute For Savings
Jun 22, 2004
$1
Crystal Ft
Morel,christopher R
Grant Deed
related
—
Jan 26, 2004
—
Christohe R Morel
—
Deed Of Trust
related
$350,000 · Hingham Institute For Savings
Sep 6, 2001
$497,000
Christophe R Morel
Water St T
Grant Deed
$300,000 · Hingham Institute For Savings
Sep 6, 2001
$197,000
Christophe R Morel
Water St T
Grant Deed
$300,000 · Hingham Institute For Savings
Sep 6, 2001
—
Christophe R Morel
—
Deed Of Trust
related
$20,000 · Zenon Grzybowski
Mar 16, 2001
$66,424
St T Water
Atlantic View RT
Grant Deed
—
Mar 13, 1996
$35,000
Atlantic View RT
Chase Financial T
Grant Deed
$35,000 · Zuckerman Family Nomi
Mar 13, 1996
—
Atlantic View RT
—
Deed Of Trust
related
$35,000 · Zuckerman Family Nomi
Oct 23, 1995
$50,000
Atlantic View RT
Balcarra RT
Grant Deed
—
May 25, 1995
$300,000
Balcarra RT
Oceanview RT
Grant Deed
$300,000 · Zuckerman Family Nomi
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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