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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Office Spaces
57 Water St, Hingham, MA 02043-2241
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-0804320
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1900
Total area
4,122 SF
APN
HING M:62 B:2 L:22
UPID
US38-0804320
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
Current use
Occupant on record · Public records
-
Medaglia Elizabeth E Alternative Medicine Practice Acupuncture
-
Jodi James Salon Hair Salon Nail Salon
-
Skin Radiance Hair Salon Nail Salon
-
Minusha Carpet Installers General Contractor Carpet & Flooring Store
-
blackbird wellness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$737k
Blend (final)
Blend
$775k
Owner & transaction history
Thomas Welby LLC · 2 yrs held
Thomas Welby LLC
since 2023
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
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 Hingham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hingham 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
$685,000
ML approach
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$930,000
Current use
RETAIL STORES
$855,000
Change: -8% · Conversion: Moderate
AUTO REPAIR, GARAGE
$850,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$750,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$775k
Range $698k – $853k · ±10% · vs last sale $850k (Oct 12 2023)
Last sale anchor
$850k
Oct 12 2023
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
$188 / 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
$6,558
Tax year 2024
Assessed value
$604,400
Assessed 2024
Previous assessed
$604,400
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed improvement
$604,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1900
Heating
NONE
Buildings
1
Stories
2
Units
3
Total area
4,122 SF
APN
HING M:62 B:2 L:22
UPID
US38-0804320
Jurisdiction
HINGHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$930,000
RETAIL STORES
Est. value
$855,000
AUTO REPAIR, GARAGE
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$750,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1900
Heating
NONE
Stories
2
Buildings
1
Units
3
Current owner
From public records · entity-resolved
Thomas Welby LLC
Entity
Free & Clear · 2 yrs held
Mailing address
57 WATER ST, HINGHAM, MA 02043-2241
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2023
$850,000
Thomas Welby LLC
57 Water Street LLC
Quit Claim Arm's Length For Ne States
—
Mar 9, 2017
—
57 Water Street LLC
—
Deed
related
$560,000 · Randolph Savings Bank
Feb 6, 2008
$800,000
57 Water Street LLC
Bell,gail P Tr
Grant Deed
$400,000 · Randolph Savings Bank
Feb 6, 2008
—
57 Water Street LLC
—
Deed Of Trust
related
$320,000 · Randolph Savings Bank
Apr 30, 2004
—
Pear Hill RT
—
Deed Of Trust
related
$350,000 · Holbrook Cp Bank
Dec 11, 1998
—
Pear Tree Hill RT
—
Deed Of Trust
related
$260,000 · Horizon Bank & Trust Co
Mar 26, 1990
$170,000
Pear Tree Hill RT
M&r RT
Grant Deed
$138,000 · Weymouth 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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