16 Hillside Rd Hull — Photo 1 of 40
$645,000
Investment Analysis — 16 Hillside Rd
Hull, MA 02045 — Sagamore Hill
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 3-bedroom in 02045 carries an estimated $3,170/mo in gross rent — about a 3.64% cap rate and $23,472/yr in estimated NOI at the $645,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
1.5
SqFt
1,232
Style
Single Family
Built
1930
Watch the sunrise & sunset over the water from this beautifully restored Colonial. Enjoy an inviting open floor plan w/exposed beam, hardwood floors, a double-sided gas fireplace, & sun-filled rooms w/abundant natural light throughout. Kitchen features gas range, Italian granite countertops, ample cabinetry, refrigerator, disposal & dishwasher. Living room opens onto a spacious deck, perfect for relaxing or entertaining. Thoughtful updates & meticulous care are evident throughout, including a 2013 roof, new furnace (2020), new deck flooring and oil tank (2025), newer windows, new bedroom carpeting, and convenient first-floor laundry. The walk-out basement provides ample storage w/ direct access to the backyard and patio. Upstairs are 3 bedrooms, an updated full bath, linen closet.. Enjoy beautiful water views, two-car parking w/potential for three, a fenced-in yard, gardening area & mature fruit-bearing plantings, including cherries, grapes, blackberries, and raspberries. Located on coveted Sagamore Hill, close to the beach, bay, boardwalk, shops, marina, restaurants, and more. Take in views of the Atlantic Ocean, Bay, World’s End, & Paragon Carousel, w/convenient access to the commuter rail & ferry. No flood insurance required...
ADU Potential
Massachusetts allows one accessory dwelling unit by right in single-family zoning districts statewide (M.G.L. c. 40A §3; 760 CMR 71.00, effective Feb 2025). Estimated maximum ADU size for this property: 616 sq ft (the lesser of 900 sq ft or half the 1,232 sq ft principal dwelling). Lot size: 4,312 sq ft.
Based on listing data, which indicates the property type — not the zoning district. Local dimensional, septic (Title 5), and historic-district requirements still apply. Not legal advice — verify with the municipality.
Estimates — not financial advice
These figures are illustrative estimates for informational purposes only — not an appraisal, valuation, or guarantee of rent, income, or returns, and not financial, tax, or investment advice. Rent is either the figure reported on the MLS listing — in-place rent that may differ from market and is not verified against the actual leases — or, where the listing reports none, an estimate from HUD Small Area Fair Market Rents, a government benchmark that may differ from actual market rent. Each figure is labelled with its source. Cap rate, NOI, and returns depend on the assumptions shown, which you can change. MLS and other third-party data may be inaccurate or out of date. Verify all figures independently and consult your own financial, tax, and legal advisors before making any investment decision.
Property Details
Financials
Parking
Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Gas Water Heater • Range
Neighborhood
Public Transportation • Shopping • Park • Walk/Jog Trails • Medical Facility • Marina
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstFlooring - Wood
Dining Room
Lvl FirstFlooring - Wood
Kitchen
Lvl FirstFlooring - Stone/Ceramic Tile, Exterior Access, Open Floorplan
Master Bedroom
Lvl SecondCeiling Fan(s), Closet, Flooring - Wood, Balcony / Deck
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondCloset, Flooring - Wood
Bathroom 1
Lvl FirstBathroom 2
Lvl SecondListing Agent: Gail Hall
Listing Office: Coldwell Banker Realty - Hingham
MLS® Number: 73560774
