85 Beach Avenue, Hull, MA 02045

85 Beach Avenue Hull MA 02045
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Owner Information
Owner 1
Craig I Hartman
Owner 2
Keno Realty Trust
Owner's Address
85 Beach Ave Hull, MA 02045-0000
Market Sale Information
Most recent sale date
8/12/2005
Previous sale date
9/23/1996
Transfer document #
31126-135
Previous transfer document
14666-332
Grantor
Michael I Hartman
Previous grantor
Michael Hartman
Most recent sale price
$1.00
Previous sale price
$1.00
Site Information
Property ID
23-158
Lot Size
0.19
Use Code
101 - Residential, single family
Zoning
SFA
Building Style
Colonial
Number of Rooms
8
Stories
Number of Beds
5
Year Built
1994
Number of full baths
1
Condition
Good-Vg
Number of half baths
0
Finished Area
1965
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
0
Interior walls
Drywall
Floor type
Carpet/Lamin
Solar Hot Water
No
Roof Structure
Gable
Heating type
Forced H/W
Roof Cover
Asphalt Sh
Heating fuel
Gas
Frame type
Wood
Air Condition (%)
Sidings
Clapboard
Assessment Information
Fiscal Year
2024
Land Value
$567,900.00
Total value
$971,400.00
Building value
$402,600.00
Estimated tax
$11,821.00
Yard improvement value
$900.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
19941995199619971998199920002001200220032004200520062007200820092010201120122013201420152016201720182019202020212022$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
Subject Property90 Kingsley Road92 Hampton Circle22 Front Street118 Samoset Avenue4 Stafford Road74 Kenberma Street46 D Street58 D Street74 Samoset Avenue27 Packard Avenue165 Nantasket Road110 Draper Avenue87 Bay Street122 Manomet Avenue49 Bay Street7 Vernon Avenue85 Beach Avenue$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Total Assessment ($)Total Assessment
Address 85 Beach Avenue A) 118 Samoset AvenueB) 74 Samoset AvenueC) 110 Draper AvenueD) 90 Kingsley RoadE) 22 Front StreetF) 4 Stafford RoadG) 122 Manomet AvenueH) 74 Kenberma StreetI) 7 Vernon AvenueJ) 27 Packard AvenueK) 165 Nantasket RoadL) 58 D StreetM) 46 D StreetN) 87 Bay StreetO) 49 Bay StreetP) 92 Hampton Circle
Photo
Plan
Map
Proximity 0.10.20.30.30.30.30.30.30.40.50.60.80.80.91.01.0
Last Sold 7/11/20253/3/20258/5/20256/27/20255/14/20255/30/20253/3/20256/10/20257/15/20256/4/20253/10/20254/29/20255/21/20257/1/20257/30/20257/1/2025
Price $855,000$1,225,000$820,000$400,000$635,000$625,000$1,090,000$635,000$1,385,000$810,000$705,000$600,000$800,000$1,255,000$995,000$597,000
Net Living Area 1,7501,9652,0071,4841,8881,7502,0531,5212,3261,7682,1471,5801,5482,2572,1781,492
Stories
Sale Price/sft $0.00$488.57$623.41$408.57$269.54$336.33$357.14$530.93$417.49$595.44$458.14$328.37$379.75$516.80$556.05$456.84$400.13
Style ColonialColonialColonialColonialRanchSplit EntBungalowColonialCol/Old StylColonialColonialGambrelColonialColonialColonialColonialCol/Old Styl
Age 19941920191619181955196819401920192020211984192019001950200419201900
Rooms 877656697681076897
Bedrooms 54433336534453354
Full baths 11211221111211141
Half baths 00110001001010200
Gross Living Area
Heating Fuel GasGasGasGasOilOilGasGasGasGasGasOilGasGasGasGasNone
Detached Garage
Lot Size 0.190.070.130.230.120.130.080.160.080.310.190.280.120.120.120.090.1
Roof Cover Asphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt ShAsphalt Sh
AEM Value - Building $402,600.00$209,000$275,500$340,500$158,300$180,500$259,700$388,800$261,900$639,900$338,300$300,700$203,900$260,000$445,600$634,500$168,400
AEM Value - Land $567,900.00$173,900$202,000$235,600$182,000$191,500$165,200$291,100$166,300$277,200$220,800$307,600$261,300$195,600$227,500$214,500$203,400
AEM Value - Other $900.00$0$5,900$33,400$300$300$0$2,600$0$0$0$300$5,000$1,000$0$0$0
AEM Value - Total $971,400.00$382,900$483,400$609,500$340,600$372,300$424,900$682,500$428,200$917,100$559,100$608,600$470,200$456,600$673,100$849,000$371,800
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 85 Beach Avenue 8/12/2005 $1 0 Colonial 1,965 0.19 5 1-0 -
  Criteria
A 118 Samoset Avenue 7/11/2025 $855,000 0.1 Colonial 1,750 0.07 4 1-0
B 74 Samoset Avenue 3/3/2025 $1,225,000 0.2 Colonial 1,965 0.13 4 2-1
C 110 Draper Avenue 8/5/2025 $820,000 0.3 Colonial 2,007 0.23 3 1-1
D 90 Kingsley Road 6/27/2025 $400,000 0.3 Ranch 1,484 0.12 3 1-0
E 22 Front Street 5/14/2025 $635,000 0.3 Split Ent 1,888 0.13 3 2-0
F 4 Stafford Road 5/30/2025 $625,000 0.3 Bungalow 1,750 0.08 3 2-0
G 122 Manomet Avenue 3/3/2025 $1,090,000 0.3 Colonial 2,053 0.16 6 1-1
H 74 Kenberma Street 6/10/2025 $635,000 0.3 Col/Old Styl 1,521 0.08 5 1-0
I 7 Vernon Avenue 7/15/2025 $1,385,000 0.4 Colonial 2,326 0.31 3 1-0
J 27 Packard Avenue 6/4/2025 $810,000 0.5 Colonial 1,768 0.19 4 1-1
K 165 Nantasket Road 3/10/2025 $705,000 0.6 Gambrel 2,147 0.28 4 2-0
L 58 D Street 4/29/2025 $600,000 0.8 Colonial 1,580 0.12 5 1-1
M 46 D Street 5/21/2025 $800,000 0.8 Colonial 1,548 0.12 3 1-0
N 87 Bay Street 7/1/2025 $1,255,000 0.9 Colonial 2,257 0.12 3 1-2
O 49 Bay Street 7/30/2025 $995,000 1.0 Colonial 2,178 0.09 5 4-0
P 92 Hampton Circle 7/1/2025 $597,000 1.0 Col/Old Styl 1,492 0.1 4 1-0
Averages 79 days $839,500 0.50 --- 1,857 0.15 --- ---  

Estimation of Market Value - $1,200,108

As of today, 08/17/2025, the estimated market value of 85 Beach Avenue, Hull considering the above 16 comparable properties is $1,200,108.

 

In estimating the current market value, RealtyInSite follows the sales comparison (market) approach which is an approach based on the principles of supply and demand (principle of change) and the principle of substitution. The principle of substitution assumes that a prudent person will pay no more for a property than it would cost to purchase a comparable substitute property.

 

Comparable sales data are applied to arrive at an estimate of value. By default, comparable properties are those properties located within 1 mile of the subject property that have sold within the last 6 months and have a similar size of living area. The table shown above lists the comparable properties that were considered. Note that which properties are considered comparables can be adjusted by varying the selection criteria or deleting non-representative properties.

Neighboring Properties
Mailing Labels
Copy to Clipboard
Subject Property114-A Samoset Avenue107 Samoset Avenue104 Samoset Avenue108 Samoset Avenue102 Samoset Avenue114 Samoset Avenue101 Samoset Avenue105 Samoset Avenue103 Samoset Avenue106 Samoset Avenue137 Kenberma Street139 Kenberma Street135 Kenberma Street85 Manomet Avenue112 Samoset Avenue116 Samoset Avenue81 Manomet Avenue79 Manomet Avenue110 Samoset Avenue100 Samoset Avenue73 Manomet Avenue1 Alden Street83 Manomet Avenue145 Kenberma Street2 Alden Street85 Beach Avenue77 Manomet Avenue$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 85 Beach Avenue 8/12/2005 $1 0 Colonial 1,965 0.19 5 1-0 -
  Criteria
A 149 Kenberma Street 8/30/2016 $1 0.0 Colonial 1,834 0.12 4 1-1
B 87 Beach Avenue 8/1/2011 $1,000,000 0.0 Gambrel 4,156 0.18 5 3-0
C 8 Alden Street-Lot 157 7/28/1998 $365,000 0.0 0.14 0 0-0
D 8 Alden Street Unit A 6/19/2015 $199,900 0.0 Condo-Grdn 995 0 2 1-0
E 8 Alden Street Unit B 6/4/2001 $225,000 0.0 Condo-Grdn 1,238 0 3 1-0
F 8 Alden Street Unit C 6/27/2001 $209,900 0.0 Condo-Grdn 900 0 2 2-0
G 8 Alden Street Unit D 8/9/2022 $401,000 0.0 Condo-Grdn 900 0 2 1-0
H 150 Kenberma Street 2/26/2014 $1 0.0 Gambrel 4,745 0.2 7 2-1
I 146 Kenberma Street 6/1/2010 $405,000 0.0 Cape 1,224 0.08 3 2-0
J 147 Kenberma Street 2/27/2014 $1 0.0 Col/Old Styl 2,500 0.12 6 1-2
K 76 Manomet Avenue 1/29/2016 $1 0.0 Ranch 2,665 0.2 3 1-1
L 144 Kenberma Street 11/1/2023 $1,395,000 0.0 Colonial 1,848 0.09 6 2-0
M 75 Beach Avenue 11/12/2019 $100 0.0 Colonial 2,190 0.17 4 1-1
N 89 Beach Avenue 1/1/1900 $0 0.0 Colonial 2,584 0.13 6 1-1
O 68 Manomet Avenue 12/17/2019 $1 0.0 Gambrel 1,787 0.14 5 1-1
P 7 Alden Street 11/23/2020 $1 0.0 Victorian 2,069 0.12 4 1-1
Q 5 Alden Street 9/21/2017 $1 0.0 Victorian 3,023 0.11 5 3-1
R 66 Manomet Avenue 3/28/2008 $1 0.1 Colonial 2,307 0.17 4 1-1
S 91 Beach Avenue 10/12/2006 $100 0.1 Victorian 2,714 0.15 4 3-0
T 73 Manomet Avenue 6/1/2007 $575,000 0.1 Col/Old Styl 2,277 0.1 2 0-1
U 145 Kenberma Street 5/13/1988 $1 0.1 Colonial 2,912 0.16 6 1-0
V 73 Beach Avenue 11/30/2018 $1,165,125 0.1 Gambrel 3,690 0.29 5 3-1
W 142 Kenberma Street 4/22/2024 $1,400,000 0.1 Victorian 1,879 0.17 4 2-0
X 82 Manomet Avenue 5/23/2003 $270,000 0.1 Ranch 1,574 0.15 2 1-1
Y 2 Alden Street 1/28/2019 $100 0.1 Colonial 2,695 0.1 5 2-1
Z 64 Manomet Avenue 12/23/2013 $1 0.1 Colonial 2,310 0.15 4 1-2
- 93 Beach Avenue 9/5/2003 $850,000 0.1 Victorian 3,402 0.15 5 3-0
- 77 Manomet Avenue 5/16/2022 $1,202,000 0.1 Colonial 2,696 0.11 6 1-1
- 138 Kenberma Street 3/24/2022 $1 0.1 Col/Old Styl 1,482 0.18 4 2-0
- 65 Manomet Avenue 9/30/2016 $584,000 0.1 Convent`Nl 3,877 0.18 3 2-1
- 84 Manomet Avenue 6/13/1995 $180,000 0.1 Ranch 3,257 0.2 3 3-0
- 62 Manomet Avenue 5/3/2022 $1 0.1 Colonial 2,122 0.14 4 2-2
- 69 Beach Avenue 6/21/1995 $100,000 0.1 Colonial 2,269 0.15 5 1-1
- 95 Beach Avenue 5/5/1997 $1 0.1 Colonial 1,982 0.17 4 1-0
- 1 Alden Street 6/29/2021 $725,000 0.1 Gambrel 2,586 0.1 6 1-1
- 79 Manomet Avenue 11/10/1986 $0 0.1 Colonial 1,700 0.16 4 2-0
- 63 Manomet Avenue 12/23/2010 $509,500 0.1 Gambrel 2,062 0.19 2 2-1
- 86 Manomet Avenue 2/23/2021 $1 0.1 Col/Old Styl 1,786 0.05 3 1-0
- 139 Kenberma Street 12/8/2003 $320,000 0.1 Col/Old Styl 1,425 0.12 3 1-1
- 58 Manomet Avenue 1/1/1900 $0 0.1 Colonial 2,874 0.14 5 2-0
- 81 Manomet Avenue 1/2/1998 $1 0.1 Colonial 2,156 0.18 4 2-1
- 97-A Beach Avenue 8/13/2019 $100 0.1 Cape 972 0.12 2 1-0
- 67 Beach Avenue 9/6/2013 $1 0.1 Multi-Conv 3,850 0.14 6 2-0
- 61 Manomet Avenue 5/14/2010 $10 0.1 Colonial 1,900 0.17 4 2-0
- 97 Beach Avenue 8/13/2019 $100 0.1 Victorian 3,943 0.14 5 4-0
- 102 Samoset Avenue 1/13/2015 $1 0.1 Colonial 1,994 0.13 4 1-1
- 104 Samoset Avenue 6/29/2015 $300,000 0.1 Colonial 1,456 0.13 4 1-1
- 83 Manomet Avenue 5/28/2004 $460,000 0.1 Victorian 3,201 0.18 5 2-1
- 96 Samoset Avenue 1/5/2013 $1 0.1 Apt Conv 5,093 0.33 12 8-0
- 100 Samoset Avenue 10/18/1985 $115,000 0.1 Colonial 1,560 0.07 4 2-0
- 59 Manomet Avenue 3/15/1999 $200,000 0.1 Col/Old Styl 1,636 0.18 3 1-1
- 56 Manomet Avenue 6/15/2012 $687,500 0.1 Colonial 2,145 0.15 5 2-0
- 106 Samoset Avenue 9/20/2013 $243,000 0.1 Colonial 2,415 0.16 4 2-1
- 137 Kenberma Street 1/19/2022 $1 0.1 Colonial 1,710 0.07 4 1-1
- 88 Manomet Avenue 12/12/2014 $1 0.1 Colonial 2,512 0.25 5 2-0
- 65 Beach Avenue 3/31/2009 $830,000 0.1 Colonial 1,933 0.13 4 1-1
- 108 Samoset Avenue 6/1/1998 $165,000 0.1 Col/Old Styl 1,506 0.17 3 1-1
- 99 Beach Avenue 11/8/2018 $1 0.1 Colonial 4,720 0.15 7 2-0
- 85 Manomet Avenue 10/6/2015 $225,000 0.1 Colonial 864 0.17 1 1-0
- 57 Manomet Avenue 7/15/2022 $10 0.1 Colonial 2,452 0.17 4 1-0
- 110 Samoset Avenue 12/10/2021 $100 0.1 Colonial 2,040 0.17 3 1-1
- 54 Manomet Avenue 9/25/2009 $485,150 0.1 Colonial 1,961 0.13 4 1-1
- 63 Beach Avenue 6/26/2020 $845,000 0.1 Colonial 2,623 0.15 5 2-1
- 112 Samoset Avenue 11/29/2000 $200,000 0.1 Colonial 2,018 0.17 3 1-0
- 101 Beach Avenue 1/1/1900 $0 0.1 Colonial 2,235 0.15 5 2-0
- 114-A Samoset Avenue 4/24/2000 $1 0.1 Ranch 1,010 0.08 2 1-0
- 90 Manomet Avenue 7/14/2025 $710,000 0.1 Ranch 1,148 0.09 3 1-0
- 55 Manomet Avenue 9/27/2021 $10 0.1 Col/Old Styl 2,564 0.17 5 3-0
- 89 Manomet Avenue 4/22/2016 $1 0.1 Colonial 2,727 0.34 5 1-1
- 52 Manomet Avenue 7/5/2019 $100 0.1 Colonial 1,680 0.16 6 1-1
- 135 Kenberma Street 5/30/2024 $900,000 0.1 Colonial 1,498 0.1 4 1-0
- 90-A Manomet Avenue 8/27/2019 $100 0.1 Ranch 1,148 0.12 3 1-0
- 61 Beach Avenue 10/9/2015 $600,000 0.1 Gambrel 1,759 0.12 4 1-0
- 114 Samoset Avenue 10/26/2013 $312,900 0.1 Colonial 1,456 0.09 4 1-1
- 103 Beach Avenue 12/21/2012 $1 0.1 Split Ent 2,962 0.15 4 3-0
- 101 Samoset Avenue 11/13/2019 $405,000 0.1 Col/Old Styl 1,282 0.12 3 1-1
- 107 Samoset Avenue 8/2/2019 $100 0.1 Col/Old Styl 1,458 0.07 4 1-1
- 53 Manomet Avenue 1/1/1900 $0 0.1 Col/Old Styl 2,173 0.17 4 1-1
- 103 Samoset Avenue 2/25/2011 $282,000 0.1 Colonial 1,679 0.13 4 2-0
- 91 Samoset Avenue 1/1/1900 $0 0.1 Apt Conv 3,404 0.25 9 6-0
- 116 Samoset Avenue 6/8/2016 $195,510 0.1 Colonial 1,841 0.17 4 1-0
- 105 Samoset Avenue 10/1/2014 $370,000 0.1 Col/Old Styl 1,448 0.12 4 1-1
- 90-B Manomet Avenue 5/11/2021 $418,500 0.1 Ranch 1,148 0.09 3 1-1
- 134 Kenberma Street 12/6/2007 $1 0.1 Apt Conv 2,300 0.13 6 4-0
Averages 7222 days $250,380 0.08 --- 2,192 0.14 --- ---  
DISCLAIMER: The information in this report was collected from the concerned Assessors Office and Registry of Deeds.  Compu-Links disclaims any and all representations or warranties as to the accuracy of this information
23-158 85 Beach Avenue