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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Investment properties
485 Nantasket Ave Hull, MA 02045-2556
Entity Owned
5-yr Hold
Property ID
US38-2406074
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2001
Construction
FRAME
Total area
6,068 SF
Lot
0.22 ac (9,540 SF)
Zoning code
BUS
APN
HULL M:00026 P:00163
UPID
US38-2406074
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
$950k
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$920k
Blend (final)
Blend
$905k
Owner & transaction history
Kenberma Flats LLC · 5 yrs held
Kenberma Flats LLC
since 2021
Last sale
$900,000
6 recorded transactions
Zoning & alternative use
BUS · Hull, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.4M
+24.7%
Retail stores
$1.3M
+13.9%
Auto repair, garage
$1.3M
+13.6%
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
$995,000
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,105,000
Current use
INDUSTRIAL (GENERAL)
$1,380,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$1,260,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,255,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,225,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $900k (May 21 2021)
Last sale anchor
$900k
May 21 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
$149 / 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
$10,576
Tax year 2024
Assessed value
$907,800
Assessed 2024
Previous assessed
$844,800
+7.5% YoY
Effective rate
1.17%
On assessed value
Assessed land
$274,400
Assessed improvement
$633,400
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
2001
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
3
Rooms
12
Bathrooms
5
Total area
6,068 SF
Lot
0.22 ac (9,540 SF)
Zoning code
BUS
APN
HULL M:00026 P:00163
UPID
US38-2406074
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
3
Rooms
12
Bathrooms
5
Lot
0.22 ac
Current owner
From public records · entity-resolved
Kenberma Flats LLC
Entity
Mailing address
PO BOX 635, WESTON, MA 02493-0004
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2021
$900,000
Kenberma Flats LLC
Tetragrammaton LLC
Quit Claim Arm's Length For Ne States
$675,000 · Hingham Institution For Savings
May 29, 2013
$885,300
Tetragrammaton LLC
Jsig Hull A LLC
Quit Claim Deed
$630,000 · Hingham Institute For Savings
Apr 1, 2008
$875,000
Jsig Hull A LLC
Santry Prop RT
Grant Deed
$656,250 · Hingham Institute For Savings
May 18, 2006
—
Santry Prop RT
—
Deed Of Trust
related
$500,000 · Hingham Institute For Savings
Sep 18, 2003
—
Santry Prop RT
—
Deed Of Trust
related
$450,000 · Hingham Institute For Savings
Apr 12, 2001
—
485 Nantasket RT
—
Deed Of Trust
related
$450,000 · 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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