81 Warfield Hull — Photo 1 of 33
$850,000
Investment Analysis — 81 Warfield
Hull, MA 02045 — Kenberma
Based on HUD Small Area Fair Market Rent for Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area, a 4-bedroom in 02045 carries an estimated $3,500/mo in gross rent — about a 3.18% cap rate and $27,070/yr in estimated NOI at the $850,000 list price. Adjust every assumption in the calculator below.
Beds
4
Baths
2
SqFt
1,970
Style
Single Family
Built
1955
Pristine 4-bedroom, 2-bath home set on a beautiful, spacious lot with multiple outdoor spaces to enjoy. The main level features hardwood floors throughout, 3 bedrooms and a full bath, bright kitchen with stainless steel appliances, breakfast area and convenient cabinet pullouts, dining room, living room and a wonderful screened-in porch that was gutted and rebuilt just 2 years ago. A covered front porch offers another perfect spot to relax. The finished lower level provides additional living space with a recreation/TV room, 4th bedroom and full bath. Meticulously maintained and truly move-in ready with a 3-year-old heating system and oil tank, newer water heater, 3-year-old driveway, well water for the lawn and new gazebo. Town water and town sewer. Fantastic location close to the beach, restaurants, bakery and shops, and just minutes to the commuter boat to Boston and Logan Airport.
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: 900 sq ft (the lesser of 900 sq ft or half the 1,970 sq ft principal dwelling). Lot size: 7,200 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
Range • Dishwasher • Trash Compactor • Microwave • Refrigerator • Washer • Dryer
Neighborhood
Public Transportation • Shopping • Tennis Court(s) • Park • Medical Facility • Marina
Geography
Floorplan Breakdown
Structural Layout
Living Room
Lvl First11 x 12.416666666
Flooring - Hardwood
Dining Room
Lvl First11 x 10.5
Flooring - Hardwood
Kitchen
Lvl First11.833333333 x 10.833333333
Closet/Cabinets - Custom Built, Flooring - Stone/Ceramic Tile, Dining Area, Balcony - Exterior, Countertops - Stone/Granite/Solid, Breakfast Bar / Nook, Open Floorplan, Recessed Lighting, Stainless Steel Appliances
Family Room
Lvl Basement19.416666666 x 17.166666666
Flooring - Wall to Wall Carpet
Primary Bedroom
Lvl First11.916666666 x 14.916666666
Ceiling Fan(s), Closet, Flooring - Hardwood
Bedroom 2
Lvl First11.916666666 x 12
Bedroom 3
Lvl First11.916666666 x 11.916666666
Ceiling Fan(s), Closet, Flooring - Hardwood
Bedroom 4
Lvl Basement15.166666666 x 8.75
Flooring - Wall to Wall Carpet
Bathroom 1
Lvl First6 x 7.916666666
Bathroom - Full
Bathroom 2
Lvl Basement9.583333333 x 4.916666666
Bathroom - Full
Listing Agent: Diane M. Marchione
Listing Office: Conway - Hingham
MLS® Number: 73574772
