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Property profile & analytics
OFF-MARKET
Estimated value
$8,160,000
Hotels
45th Hull Shr Dr, Hull, MA 02045-2735
Entity Owned
15-yr Hold
Free & Clear
Property ID
US38-0450594
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2001
Construction
STEEL FRAME
Total area
79,203 SF
Lot
1.24 ac (53,831 SF)
Zoning code
BUS
APN
HULL M:00033 P:00001-A
UPID
US38-0450594
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
$9.17M
Comparable Approach
Comparable
$7.15M
Blend (final)
Blend
$8.16M
Owner & transaction history
Nantasket Corp · 15 yrs held
Nantasket Corp
since 2010
7 recorded transactions
Zoning & alternative use
BUS · Hull, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$12.3M
+139.0%
Commercial (general)
$10.4M
+103.2%
Restaurant
$10.3M
+100.0%
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%
$9,930,000
6.5%
$9,170,000
7%
$8,515,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$5,135,000
Current use
OFFICE BUILDING
$12,270,000
Change: +139% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,430,000
Change: +103% · Conversion: Difficult
RESTAURANT
$10,270,000
Change: +100% · Conversion: Difficult
MEDICAL BUILDING
$9,475,000
Change: +84% · Conversion: Difficult
RETAIL STORES
$8,475,000
Change: +65% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,235,000
Change: +60% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,965,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$8.16M
Range $7.34M – $8.98M · ±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
$103 / 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
$175,020
Tax year 2024
Assessed value
$15,023,200
Assessed 2024
Previous assessed
$15,023,200
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,119,400
Assessed improvement
$13,903,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
4
Units
105
Rooms
10
Bathrooms
117
Total area
79,203 SF
Lot
1.24 ac (53,831 SF)
Zoning code
BUS
APN
HULL M:00033 P:00001-A
UPID
US38-0450594
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.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$5.1M
OFFICE BUILDING
Est. value
$12.3M
COMMERCIAL (GENERAL)
Est. value
$10.4M
RESTAURANT
Est. value
$10.3M
MEDICAL BUILDING
Est. value
$9.5M
RETAIL STORES
Est. value
$8.5M
AUTO REPAIR, GARAGE
Est. value
$8.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
HOTEL/MOTEL Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2001
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Stories
4
Buildings
1
Units
105
Rooms
10
Bathrooms
117
Lot
1.24 ac
Current owner
From public records · entity-resolved
Nantasket Corp
Entity
Free & Clear · 15 yrs held
Mailing address
28 JACOME WAY, MIDDLETOWN, RI 02842-5793
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2010
$11,790,271
Nantasket Corp
Surf Nantascot Place LLC
Grant Deed
—
Jun 27, 2005
—
Nantasket Beach Condo LLC
—
Deed Of Trust
related
$5,000,000 · Compass Bank For Savings
Mar 4, 2005
$1
Rjb Mgmt LLC
Bothwell,robert J
Grant Deed
related
—
Dec 29, 2004
$340,000
David S Slutsky
Nantasket Beach Condo LLC
Grant Deed
—
Dec 29, 2004
—
David S Slutsky
—
Deed Of Trust
related
$272,000 · Harborone Cu
Dec 15, 2004
$300,000
James W Ritchie
Nantasket Beach Condo LLC
Grant Deed
—
Nov 19, 2004
$380,000
Carol C Kavanaugh
Nantasket Beach Condo LLC
Grant Deed
—
Nov 2, 2004
$370,000
Robert J Bothwell
Nantasket Beach Condo LLC
Grant Deed
$296,000 · Washington Mutual Bank
Nov 2, 2004
—
Denice M Writesel
—
Deed Of Trust
related
$216,000 · Salem Five Mortgage Corp
Oct 6, 2004
$360,000
Ginter Sotrel
Nantasket Beach Concomini
Grant Deed
$288,000 · Bank Of Canton
Oct 6, 2004
—
Denice M Writesel
—
Deed Of Trust
related
$240,000 · Salem Five Mortgage Corp
Oct 1, 2004
$270,000
Denice M Writesel
Nantasket Beach Condo LLC
Grant Deed
—
Sep 20, 2004
—
Barbara A Fennell
—
Deed Of Trust
related
$20,000 · Mary L Sullivan
Sep 9, 2004
$252,500
Barbara A Fennell
Nantasket Beach Condo LLC
Grant Deed
—
Sep 7, 2004
$350,000
Steven C Milliken
Nantasket Beach Condo LLC
Grant Deed
$320,000 · Salem Five Mortgage Corp
Sep 7, 2004
—
Steven C Milliken
—
Deed Of Trust
related
$320,000 · Salem Five Mortgage Corp
Jun 18, 2004
$10,000,000
Nantasket Beach Condo LLC
Surf Nantascot Place LLC
Grant Deed
related
$5,000,000 · Gary Needham
Feb 28, 2002
—
Surf Nantascot Place
—
Deed Of Trust
related
$600,000 · Gmr Nantasket Nt
Sep 28, 2001
—
Surf Nantascot Aprtmc
—
Deed Of Trust
related
$2,750,000 · Gary Needham
Aug 10, 2001
—
Surf Nantasco Place
—
Deed Of Trust
related
$2,500,000 · Compass Bank For Savings
Jul 18, 2000
$455,000
Surf Nantascot Pl
Building Food INC
Grant Deed
$330,000 · Zenon Grzybowski
Dec 7, 1999
—
Building Food Inic
—
Deed Of Trust
related
$325,000 · Hingham Institute For Savings
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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