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    Property profile & analytics

    475 Nantasket Ave Hull, MA 02045-2549

    • Residential income homes
    • 4,242 SF
    • 0.23 lot acres
    OFF-MARKET
    Last Sale
    Oct 13, 2021
    $1,000,000
    Value Estimations
    $1,000,000
    Show details
    Cap Rate Potential
    6.6%
    Residential income homes
    Location Intelligence
    Property ID
    US38-1739612
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Residential income homes

    Property Details for 475 Nantasket Ave

    Year built
    1920
    Construction
    FRAME
    Lot size
    0.23 lot acres
    Property size
    4,242 SF
    Zone code
    BUS
    Property type
    Residential income homes
    Property subtype
    Serviced apartments
    APN
    HULL M:00026 P:00216
    APU
    HULLM00026P00216

    Description

    This 14-unit rooming house at 475 Nantasket Ave, Hull, MA 02045 presents a compelling value-add investment opportunity. The 4,242 square foot, three-story building, constructed in 1920, sits on a prime location in Hull, Plymouth County. Currently operating as a rooming house, the property offers significant redevelopment potential, with permitted BUS zoning allowing for conversion into a three-family dwelling. The asking price is $1,300,000, translating to $306.46 per square foot and $92,857.14 per unit. The property boasts a 5.84% cap rate, indicating strong potential for return on investment. Investors will appreciate the historical charm of this building combined with the flexibility to either maintain the existing 14-unit configuration or pursue a lucrative redevelopment project. This property offers a unique blend of immediate income generation and long-term growth potential in a highly desirable Massachusetts coastal town. The property's size and location make it an attractive prospect for those seeking a multifamily investment with substantial upside. This is a rare opportunity to acquire a well-situated property with significant potential for value appreciation and strong cash flow. Don't miss this chance to capitalize on the thriving Hull real estate market.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,005,000
      ML approach
      $985,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,100,000
      6.5%
      $1,015,000
      7%
      $945,000

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $655,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Hull
    County
    Plymouth
    State
    Massachusetts
    Longitude
    -70.8727
    Latitude
    42.2812
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $8,741
    $263,500
    $486,800
    $750,300
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $795,000
      5,354 SF

      102 Revere St

      BOARDING/ROOMING HOUSE • 5,354 SF
      102 Revere St, Hull, MA 02045-2511
      View Details
    • Value Estimation by Request
      2,544 SF

      24 Park Ave

      BOARDING/ROOMING HOUSE • 2,544 SF
      24 Park Ave, Hull, MA 02045-3110
      View Details
    • Value Estimation by Request
      5,930 SF

      12 Park Ave

      BOARDING/ROOMING HOUSE • 5,930 SF
      12 Park Ave, Hull, MA 02045-3110
      View Details
    • Value Estimation
      $1,090,000
      8,964 SF

      159 Nantasket Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 8,964 SF
      159 Nantasket Ave, Hull, MA 02045-3102
      View Details
    • Value Estimation by Request
      1,062 SF

      15 Hull Shr Dr

      OFFICE/RESIDENTIAL (MIXED USE) • 1,062 SF
      15 Hull Shr Dr, Hull, MA 02045-2735
      View Details
    • Value Estimation by Request
      5,907 SF

      557 Nantasket Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 5,907 SF
      557 Nantasket Ave, Hull, MA 02045-2334
      View Details

    Similar Nearby for Sale

    • $699,000

      Steps From Nantasket Beach

      Two-family home near Nantasket Beach, sold as-is.
      4 Atherton Rd, Hull, MA 02045
      View Details
    • $1,100,000

      Hull Mixed-Use Redevelopment Opportunity

      Versatile mixed-use property with development potential in central Hull.
      28 Bay Ave East, Hull, MA 02045
      View Details
    • $1,449,000
      0.14 Acres

      Nantasket Beach Restaurant Opportunity

      Turnkey Restaurant, Ocean Views, High Traffic
      145 Nantasket Ave, Hull, MA 02045
      View Details
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    475 Nantasket Ave
    Hull, MA 02045-2549
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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