31 Black Valley Road, Centerville, MA 02632

31 Black Valley Road Centerville MA 02632

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Owner Information

Owner 1

Anthony Guglielmo

Owner 2

Owner's Address

31 Black Valley Road Centerville, MA 02632

Market Sale Information

Most recent sale date

6/26/2020

Previous sale date

6/28/2007

Transfer document #

33023-0148

Previous transfer document

22149-0293

Grantor

David Cook

Previous grantor

Donald Gay

Most recent sale price

$365,000.00

Previous sale price

$322,000.00

Site Information

Property ID

147-101

Lot Size

0.41

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1988

Number of full baths

Condition

Number of half baths

Finished Area

1594

Number of Kitchen

Gross Living Area

3820

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Hot Water

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Gas

Frame type

Air Condition (%)

Sidings

Vinyl Siding

Assessment Information

Fiscal Year

2024

Land Value

$154,200.00

Total value

$596,900.00

Building value

$385,100.00

Estimated tax

$3,313.00

Yard improvement value

$57,600.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$612,782 to $631,151

$612,782 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,516	$582,807
	sft x ($582,807/1,516 sft)	$612,782

$631,151 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$551,179	$582,807
	x ($582,807/$551,179)	$631,151

Comparable Properties

Mailing Labels $Valuation Report

Total Appraisal
Building Appraisal
Land Appraisal
Last Sale Price
Net Living Area
Number of Bedrooms
Lot Size
Year Built

Address 31 Black Valley Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $228.98	Style Ranch	Age 1988	Rooms 7	Bedrooms 3	Full baths 2	Half baths 0	Gross Living Area 3820	Heating Fuel Gas	Lot Size 0.41	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $385,100.00	AEM Value - Land $154,200.00	AEM Value - Other $57,600.00	AEM Value - Total $596,900.00
A) 131 Seth Parker Road	0.1	6/14/2024	$740,000	1,540	1	$480.52	Ranch	1988	7	3	2	0	4080	Gas	0.35	Asph/F Gls/Cmp	$374,600	$152,200	$71,200	$598,000
B) 24 Micah Hamlin Road	0.2	7/18/2024	$699,900	1,952	1	$358.56	Ranch	1986	7	3	2	1	4664	Gas	0.35	Asph/F Gls/Cmp	$493,500	$152,200	$77,700	$723,400
C) 538 Lumbert Mill Road	0.4	7/31/2024	$670,000	1,462	1.75	$458.28	Cape Cod	1979	5	2	3	0	3176	Gas	0.81	Asph/F Gls/Cmp	$317,100	$199,200	$46,900	$563,200
D) 18 Limerick Court	0.4	6/28/2024	$565,000	1,595	1	$354.23	Ranch	1972	7	4	2	0	3998	Gas	0.53	Asph/F Gls/Cmp	$337,900	$159,600	$64,800	$562,300
E) 326 Prince Hinckley Road	0.4	8/30/2024	$640,000	1,640	1	$390.24	Ranch	1984	6	3	2	0	3780	Gas	0.35	Asph/F Gls/Cmp	$428,500	$152,200	$61,000	$641,700
F) 41 Ensign Road	0.4	9/9/2024	$650,000	1,556	1	$417.74	Ranch	1982	6	3	1	1	4172	Gas	0.35	Asph/F Gls/Cmp	$368,800	$152,200	$89,800	$610,800
G) 436 Nye Road	0.4	11/5/2024	$510,000	1,674	1	$304.66	Ranch	1976	6	2	2	0	3276	Gas	0.35	Asph/F Gls/Cmp	$360,300	$152,200	$40,300	$552,800
H) 316 Prince Hinckley Road	0.4	9/23/2024	$605,000	1,958	1	$308.99	Ranch	1979	6	3	2	1	4498	Oil	0.35	Asph/F Gls/Cmp	$477,000	$152,200	$59,400	$688,600
I) 635 Lumbert Mill Road	0.5	10/18/2024	$692,000	1,616	1	$428.22	Ranch	1979	5	3	2	0	4168	Gas	0.76	Asph/F Gls/Cmp	$350,100	$172,400	$56,300	$578,800
J) 645 Lumbert Mill Road	0.5	8/2/2024	$612,500	1,267	1.75	$483.43	Cape Cod	1985	6	3	2	0	3120	Gas	0.62	Asph/F Gls/Cmp	$295,500	$157,100	$39,600	$492,200
K) 63 Elijah Childs Lane	0.5	10/22/2024	$650,000	1,436	1	$452.65	Ranch	1981	7	3	2	0	3480	Gas	0.34	Asph/F Gls/Cmp	$375,600	$151,900	$47,200	$574,700
L) 34 Elijah Childs Lane	0.6	10/30/2024	$600,000	1,316	1	$455.93	Ranch	1981	6	2	2	0	3376	Gas	0.57	Asph/F Gls/Cmp	$318,300	$162,900	$47,000	$528,200
M) 775 Lumbert Mill Road	0.6	9/4/2024	$580,000	1,256	1	$461.78	Ranch	1984	5	3	2	0	3579	Electric	0.45	Asph/F Gls/Cmp	$296,200	$155,500	$63,100	$514,800
N) 113 Ansel Howland Road	0.6	10/15/2024	$600,000	1,760	1	$340.91	Ranch	1983	7	3	2	0	4176	Gas	0.41	Asph/F Gls/Cmp	$384,500	$154,200	$68,800	$607,500
O) 29 Nauset Lane	0.6	8/21/2024	$447,000	1,232	1	$362.82	Ranch	1972	5	3	2	0	2792	Gas	0.39	Asph/F Gls/Cmp	$274,200	$153,600	$41,300	$469,100
P) 162 Buckskin Path	0.6	5/31/2024	$479,750	1,950	1.75	$246.03	Cape Cod	1980	7	4	2	0	4740	Gas	0.42	Asph/F Gls/Cmp	$391,900	$154,500	$57,700	$604,100
Q) 173 Nottingham Drive	0.6	9/30/2024	$550,000	1,360	1	$404.41	Ranch	1972	6	3	1	0	2880	Gas	0.34	Asph/F Gls/Cmp	$297,100	$151,900	$32,400	$481,400
R) 25 Renoir Drive	0.7	6/24/2024	$695,000	1,267	1.75	$548.54	Cape Cod	1983	5	3	2	0	2732	Gas	0.38	Asph/F Gls/Cmp	$289,800	$153,200	$40,200	$483,200
S) 143 Nottingham Drive	0.7	11/8/2024	$618,000	1,584	1	$390.15	Ranch	1972	6	3	1	1	3024	Gas	0.34	Asph/F Gls/Cmp	$336,000	$151,900	$37,700	$525,600
T) 34 Rebecca Lane	0.7	11/4/2024	$540,000	1,390	1	$388.49	Ranch	1977	6	2	2	0	2750	Gas	0.36	Asph/F Gls/Cmp	$328,500	$152,600	$35,300	$516,400
U) 117 Prince Hinckley Road	0.7	10/1/2024	$590,000	1,548	1	$381.14	Ranch	1978	7	3	2	0	3968	Oil	0.35	Asph/F Gls/Cmp	$394,300	$152,200	$56,700	$603,200
V) 145 Braley Jenkins Road	0.7	8/9/2024	$610,000	1,589	1.75	$383.89	Cape Cod	1987	6	3	2	0	3448	Gas	0.8	Asph/F Gls/Cmp	$351,400	$173,100	$44,300	$568,800
W) 32 Westminster Road	0.7	9/27/2024	$545,000	1,202	1	$453.41	Ranch	1971	6	3	1	1	3068	Gas	0.34	Asph/F Gls/Cmp	$281,200	$174,700	$49,300	$505,200
X) 35 Stoney Cliff Road	0.7	9/4/2024	$480,000	1,505	1.75	$318.94	Antique	1966	7	3	2	0	3794	Oil	0.35	Asph/F Gls/Cmp	$288,400	$152,200	$61,000	$501,600
Y) 105 Thoreau Drive	0.8	11/15/2024	$599,900	1,276	1.2	$470.14	Cape Cod	1975	6	2	2	0	4384	Oil	0.5	Asph/F Gls/Cmp	$286,000	$157,200	$50,800	$494,000
Z) 111 East Osterville Road	0.8	6/6/2024	$599,900	1,452	1	$413.15	Ranch	1977	6	3	2	0	3193	Gas	0.35	Asph/F Gls/Cmp	$321,100	$152,200	$44,000	$517,300
-) 179 Concord Lane	0.8	7/8/2024	$675,000	1,292	1	$522.45	Ranch	1982	5	2	2	0	3464	Oil	0.46	Asph/F Gls/Cmp	$299,500	$155,900	$55,100	$510,500
-) 929 Old Falmouth Road	0.8	6/3/2024	$67,500	1,431	1.5	$47.17	Cape Cod	1970	6	4	2	0	2931	Gas	0.91	Asph/F Gls/Cmp	$300,200	$174,900	$33,000	$508,100
-) 80 Walnut Street	0.8	7/18/2024	$615,000	1,507	1.5	$408.10	Cape Cod	1970	6	3	2	0	2776	Gas	0.5	Asph/F Gls/Cmp	$312,800	$157,200	$21,700	$491,700
-) 126 Lumbert Mill Road	0.8	7/12/2024	$579,000	1,532	1	$377.94	Ranch	1977	6	3	2	0	3096	Gas	0.35	Asph/F Gls/Cmp	$368,600	$175,100	$35,400	$579,100
-) 120 Walnut Street	0.9	7/15/2024	$480,000	1,824	2	$263.16	Antique	1972	6	3	2	0	3392	Oil	0.49	Asph/F Gls/Cmp	$344,100	$156,800	$38,300	$539,200
-) 16 Washington Bursley Way	0.9	11/14/2024	$650,000	1,476	1	$440.38	Ranch	1977	7	3	2	0	3734	Gas	0.35	Asph/F Gls/Cmp	$344,900	$152,200	$61,100	$558,200
-) 940 Old Stage Road	1.0	11/8/2024	$460,000	1,344	2	$342.26	Colonial	1996	6	3	1	1	2664	Gas	1.23	Asph/F Gls/Cmp	$310,800	$179,600	$39,800	$530,200
-) 6 Stage Coach Road	1.0	6/21/2024	$720,000	1,756	2	$410.02	Colonial	1973	8	4	2	0	3004	Gas	0.38	Asph/F Gls/Cmp	$324,300	$153,200	$38,700	$516,200

Estimation of Market Value - $621,967

As of today, 11/25/2024, the estimated market value of 31 Black Valley Road, Centerville considering the above 34 comparable properties is $621,967.

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

Total Appraisal
Building Appraisal
Land Appraisal
Last Sale Price
Net Living Area
Number of Bedrooms
Lot Size
Year Built

Address

Last Sold

Sale Price

Dist(m)

Style

LA (sq ft)

Lot(ac)

F-HB

31 Black Valley Road

6/26/2020

$365,000

Ranch

1,594

0.41

2-0

Criteria

A	220 Nye Road	7/30/2002	$100	0.0	Vacant Land		3.01		-
B	206 Nye Road	9/1/2020	$369,900	0.0	Cape Cod	1,512	0.4	3	2-0
C	19 Black Valley Road	8/18/2000	$278,000	0.0	Cape Cod	1,941	0.37	3	2-1
D	198 Nye Road	2/12/2014	$100	0.0	Ranch	1,706	0.34	3	2-0
E	28 Black Valley Road	5/19/1999	$0	0.0	Cape Cod	1,858	0.42	3	2-0
F	186 Nye Road	12/20/2018	$0	0.1	Cape Cod	1,902	0.35	3	2-1
G	136 Goff Terrace	1/19/2017	$284,000	0.1	Ranch	1,242	0.34	3	2-0
H	9 Black Valley Road	2/1/2016	$1	0.1	Ranch	1,802	0.35	3	2-0
I	8 Black Valley Road	6/24/2019	$385,000	0.1	Ranch	1,552	0.35	3	2-0
J	158 Seth Parker Road	12/7/1998	$190,000	0.1	Ranch	1,718	0.34	3	2-0
K	124 Seth Parker Road	4/21/1989	$170,000	0.1	Ranch	1,742	0.34	3	2-0
L	498 Nottingham Drive	4/30/2013	$222,500	0.1	Raised Ranch	1,099	0.45	4	2-0
M	480 Nottingham Drive	5/31/2013	$270,000	0.1	Ranch	936	0.34	2	1-0
N	110 Goff Terrace	2/10/2023	$387,000	0.1	Ranch	1,040	0.43	2	1-0
O	119 Goff Terrace	11/5/2019	$0	0.1	Cape Cod	2,015	0.44	2	2-0
P	112 Seth Parker Road	12/23/2019	$370,000	0.1	Ranch	1,540	0.34	3	2-0
Q	172 Nye Road	9/7/2018	$369,000	0.1	Ranch	1,836	0.34	2	2-0
R	462 Nottingham Drive	12/15/1995	$1	0.1	Ranch	936	0.34	2	1-0
S	118 Goff Terrace	7/30/2002	$100	0.1	Bungalow	1,373	2.83	2	1-0
T	102 Seth Parker Road	12/15/1987	$150,000	0.1	Ranch	1,763	0.34	3	2-0
U	141 Seth Parker Road	3/30/1998	$1	0.1	Ranch	1,742	0.35	3	2-0
V	131 Seth Parker Road	6/14/2024	$740,000	0.1	Ranch	1,540	0.35	3	2-0
W	107 Goff Terrace	7/15/1982	$0	0.1	Ranch	1,120	0.35	2	1-0
X	153 Seth Parker Road	3/26/2007	$1	0.1	Ranch	1,540	0.35	3	2-0
Y	96 Goff Terrace	4/15/1999	$122,100	0.1	Bungalow	1,201	0.37	3	2-0
Z	121 Seth Parker Road	5/22/2015	$335,400	0.1	Ranch	1,632	0.35	3	2-0
-	499 Nottingham Drive	11/30/2010	$1	0.1	Cape Cod	2,213	0.34	3	2-1
-	483 Nottingham Drive	8/30/2007	$1	0.1	Ranch	1,416	0.35	3	2-0
-	163 Seth Parker Road	12/20/2016	$325,000	0.1	Ranch	1,718	0.35	3	2-0
-	241 Nye Road	10/13/2004	$0	0.1	Ranch	1,624	0.5	3	3-0
-	111 Seth Parker Road	12/20/2023	$640,000	0.1	Ranch	1,742	0.35	3	2-0
-	92 Seth Parker Road	6/27/2014	$10	0.1	Ranch	1,432	0.35	2	2-0
-	463 Nottingham Drive	3/30/2018	$1	0.1	Ranch	2,016	0.34	3	2-0
-	444 Nottingham Drive	12/15/1983	$62,500	0.1	Ranch	1,040	0.34	2	2-0
-	95 Goff Terrace	1/7/2014	$273,000	0.1	Cape Cod	1,404	0.35	4	2-0
-	19 Duncan Lane	10/22/2020	$410,000	0.1	Antique	2,180	0.36	3	2-0
-	173 Seth Parker Road	8/20/2009	$335,000	0.1	Ranch	1,955	0.44	3	2-0
-	86 Goff Terrace	12/15/2022	$635,000	0.1	Bungalow	1,860	0.43	4	2-1
-	260 Nye Road	5/28/2002	$134,000	0.1	Split-Level	1,344	0.34	3	2-1
-	101 Seth Parker Road	1/24/2018	$1	0.1	Ranch	1,788	0.35	3	2-0
-	17 Bernard Circle	8/23/2016	$1	0.1	Ranch	1,340	0.34	2	2-1

Averages

5490 days

$181,896

0.09

---

1,545

0.49

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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

147-101 31 Black Valley Road