22-R Valley Beach Ave Hull — Photo 1 of 39
$599,000
Investment Analysis — 22-R Valley Beach Ave
Hull, MA 02045
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 3.97% cap rate and $23,797/yr in estimated NOI at the $599,000 list price. Adjust every assumption in the calculator below.
Beds
3
Baths
1.5
SqFt
1,144
Style
Single Family
Built
1900
Welcome to Hull! Amongst a neighborhood of million dollar homes, this beautiful gem is tucked into a hillside and set back from the road with recently updated kitchen, heating system, hardwood floors, and a large deck with retractable awning, making this space a perfect retreat from daily life. Enjoy your morning coffee watching the sunrise over Gunrock Beach that is just at the end of the street, and your evening cocktail around the private firepit behind the house. This home offers you easy access to all that Hull has to offer - the history of Fort Revere, the greatness of Nantasket Beach, kayaking and boating the Weir River Estuary, fantastic restaurants and music and if traveling to Boston is needed, quick access to the commuter rail and the commuter boat.
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: 572 sq ft (the lesser of 900 sq ft or half the 1,144 sq ft principal dwelling). Lot size: 5,632 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 MLS and other third-party data may be inaccurate or out of date.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.
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Property Details
Financials
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Interior Specifications
Climate & Utilities
Building & Exterior
Property & Lot
Amenities & Appliances
Gas Water Heater • Range • Dishwasher • Microwave • Refrigerator • Washer • Dryer
Neighborhood
Public Transportation • Shopping • Marina • T-Station
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl FirstFlooring - Hardwood
Dining Room
Lvl FirstFlooring - Stone/Ceramic Tile
Kitchen
Lvl FirstFlooring - Stone/Ceramic Tile, Countertops - Stone/Granite/Solid, Recessed Lighting, Remodeled
Primary Bedroom
Lvl SecondCloset, Flooring - Wall to Wall Carpet
Bedroom 2
Lvl SecondBedroom 3
Lvl SecondFlooring - Hardwood
Bathroom 1
Lvl SecondBathroom - Full, Bathroom - Tiled With Tub, Flooring - Stone/Ceramic Tile
Bathroom 2
Lvl FirstBathroom - Half, Flooring - Stone/Ceramic Tile, Dryer Hookup - Gas, Washer Hookup
Listing Agent: Catherine Starr
Listing Office: Conway - Plymouth
MLS® Number: 73576058
