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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Investment properties
822 Nantasket Ave Hull, MA 02045-1563
Trust Owned
10-yr Hold
Property ID
US38-1714417
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
5,522 SF
Lot
0.16 ac (7,074 SF)
Zoning code
CRC
APN
HULL M:00013 P:00010
UPID
US38-1714417
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
$820k
Comparable Approach
Comparable
$907k
Blend (final)
Blend
$795k
Owner & transaction history
Team,j Family Trust · 10 yrs held
Team,j Family Trust
since 2016
4 recorded transactions
Zoning & alternative use
CRC · Hull, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.3M
+24.7%
Retail stores
$1.1M
+13.9%
Auto repair, garage
$1.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,005,000
Current use
INDUSTRIAL (GENERAL)
$1,255,000
Change: +25% · Conversion: Moderate
RETAIL STORES
$1,145,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,140,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$1,115,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$144 / 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
$10,433
Tax year 2024
Assessed value
$895,500
Assessed 2024
Previous assessed
$821,100
+9.1% YoY
Effective rate
1.17%
On assessed value
Assessed land
$183,300
Assessed improvement
$712,200
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
1930
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
4
Rooms
12
Bathrooms
8
Total area
5,522 SF
Lot
0.16 ac (7,074 SF)
Zoning code
CRC
APN
HULL M:00013 P:00010
UPID
US38-1714417
Jurisdiction
HULL
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CRC · Hull, MA
Zoning CRC · permitted uses
CRC · 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
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
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
1930
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
4
Rooms
12
Bathrooms
8
Lot
0.16 ac
Current owner
From public records · entity-resolved
Team,j Family Trust
Trust
Mailing address
5 Q ST, HULL, MA 02045-1618
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2016
$280,000
Team,j Family Trust
822 Nantasket Ave Rea Trust
Quit Claim Deed
$100,000 · Jay Patel
Dec 13, 2013
—
822 Nantasket Avenue RT
Patterson,john
Quit Claim Deed
related
—
Dec 13, 2013
$175,000
822 Nantasket Avenue RT
Patterson,john
Grant Deed
—
Jul 25, 2000
$364,000
John Patterson
Augenstern,arthur
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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