25 Huckins Neck Road, Centerville, MA 02632

25 Huckins Neck Road Centerville MA 02632

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Owner Information

Owner 1

Emma K Lass

Owner 2

Owner's Address

25 Huckins Neck Road Centerville, MA 02632

Market Sale Information

Most recent sale date

7/10/2020

Previous sale date

5/29/2020

Transfer document #

C222987-

Previous transfer document

C222585-0

Grantor

Brian J Lass

Previous grantor

Jay A Tuttle

Most recent sale price

$335,000.00

Previous sale price

$335,000.00

Site Information

Property ID

252-011

Lot Size

0.3

Use Code

101 - Residential, single family

Zoning

RD-1

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1965

Number of full baths

Condition

Number of half baths

Finished Area

1256

Number of Kitchen

Gross Living Area

2892

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall

Floor type

Hardwood

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

Wood Shingle

Assessment Information

Fiscal Year

2024

Land Value

$173,200.00

Total value

$526,200.00

Building value

$312,400.00

Estimated tax

$2,747.00

Yard improvement value

$40,600.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$645,369 to $649,559

$645,369 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,254	$644,181
	sft x ($644,181/1,254 sft)	$645,369

$649,559 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$521,844	$644,181
	x ($644,181/$521,844)	$649,559

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 25 Huckins Neck Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $266.72	Style Ranch	Age 1965	Rooms 5	Bedrooms 3	Full baths 2	Half baths 0	Gross Living Area 2892	Heating Fuel Gas	Lot Size 0.3	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $312,400.00	AEM Value - Land $173,200.00	AEM Value - Other $40,600.00	AEM Value - Total $526,200.00
A) 26 Huckins Neck Road	0.0	9/20/2024	$745,000	1,400	1	$532.14	Ranch	1980	5	4	2	0	3896	Gas	0.5	Asph/F Gls/Cmp	$352,800	$180,700	$74,100	$607,600
B) 16 Cottonwood Lane	0.1	6/17/2024	$584,500	1,318	2	$443.47	Bungalow	1985	7	3	2	0	2508	Gas	0.4	Asph/F Gls/Cmp	$233,100	$215,400	$28,600	$477,100
C) 87 Conners Road	0.1	11/15/2024	$699,900	1,175	1	$595.66	Ranch	1951	5	2	1	1	3301	Oil	0.28	Asph/F Gls/Cmp	$271,900	$209,900	$46,200	$528,000
D) 70 Lakeside Drive East	0.2	7/31/2024	$890,000	1,449	1	$614.22	Ranch	1978	5	3	2	1	3563	Gas	0.35	Asph/F Gls/Cmp	$370,000	$213,100	$67,500	$650,600
E) 544 Old Strawberry Hill Road	0.4	10/4/2024	$451,000	994	1.15	$453.72	Cape Cod	1978	6	4	2	0	2732	Oil	0.24	Asph/F Gls/Cmp	$219,900	$147,800	$21,400	$389,100
F) 357 Old Strawberry Hill Road	0.4	11/7/2024	$659,000	1,444	1	$456.37	Ranch	1973	5	3	2	0	3977	Gas	0.44	Asph/F Gls/Cmp	$347,200	$155,200	$71,000	$573,400
G) 595 Phinney's Lane	0.5	10/24/2024	$490,000	1,008	1	$486.11	Ranch	1960	6	3	1	1	2650	Electric	0.5	Asph/F Gls/Cmp	$218,200	$157,200	$50,000	$425,400
H) 57 Holly Point Road	0.5	11/12/2024	$732,000	1,490	1	$491.28	Ranch	1971	5	3	2	0	3896	Gas	0.38	Asph/F Gls/Cmp	$368,100	$214,500	$51,000	$633,600
I) 33 Eventide Lane	0.5	7/24/2024	$777,000	1,344	1	$578.13	Ranch	1997	6	3	2	0	3172	Gas	0.23	Asph/F Gls/Cmp	$382,200	$146,700	$45,600	$574,500
J) 107 Whitehall Way	0.5	5/31/2024	$612,500	1,267	1.75	$483.43	Cape Cod	1986	5	3	2	0	2644	Gas	0.44	Asph/F Gls/Cmp	$276,700	$155,200	$38,800	$470,700
K) 65 Daybreak Lane	0.6	7/16/2024	$815,000	1,476	1	$552.17	Ranch	1999	5	3	2	0	4434	Gas	0.21	Asph/F Gls/Cmp	$426,900	$144,300	$67,900	$639,100
L) 55 Buckwood Drive	0.7	11/5/2024	$510,000	942	1	$541.40	Ranch	1969	5	2	1	0	1911	Gas	0.23	Asph/F Gls/Cmp	$204,400	$146,700	$25,200	$376,300
M) 74 Castlewood Circle	0.8	9/16/2024	$556,000	942	1	$590.23	Ranch	1967	5	2	2	0	2255	Gas	0.18	Asph/F Gls/Cmp	$248,800	$140,800	$45,900	$435,500
N) 46 Wayland Road	0.9	7/25/2024	$635,000	1,330	1.75	$477.44	Cape Cod	1983	6	3	2	0	2666	Gas	0.34	Asph/F Gls/Cmp	$301,300	$136,700	$27,100	$465,100
O) 12 Pond Street	0.9	8/13/2024	$450,000	980	1	$459.18	Ranch	1960	5	2	1	0	2792	Oil	0.22	Asph/F Gls/Cmp	$213,400	$247,400	$43,700	$504,500
P) 5 Canterbury Circle	0.9	11/21/2024	$700,000	1,500	1	$466.67	Ranch	1973	6	3	2	0	3358	Gas	0.4	Asph/F Gls/Cmp	$358,000	$153,900	$87,100	$599,000

Estimation of Market Value - $647,464

As of today, 11/25/2024, the estimated market value of 25 Huckins Neck Road, Centerville considering the above 16 comparable properties is $647,464.

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

25 Huckins Neck Road

7/10/2020

$335,000

Ranch

1,256

0.3

2-0

Criteria

A	35 Huckins Neck Road	5/1/2017	$270,000	0.0	Ranch	938	0.24	2	1-0
B	20 Conners Road	3/5/1999	$135,000	0.0	Cape Cod	2,394	0.25	4	3-1
C	16 Beechwood Road	10/1/1985	$160,000	0.0	Cape Cod	1,901	0.34	3	2-1
D	19 Huckins Neck Road	6/26/2023	$690,000	0.0	Ranch	1,436	0.25	3	2-0
E	28 Conners Road	6/28/1996	$154,000	0.0	Ranch	1,611	0.25	3	2-0
F	40 Huckins Neck Road	12/15/1986	$1	0.0	Vacant Land		0.24		-
G	16 Huckins Neck Road	3/6/2014	$1	0.0	Ranch	1,208	0.44	2	2-0
H	26 Huckins Neck Road	9/20/2024	$745,000	0.0	Ranch	1,400	0.5	4	2-0
I	49 Huckins Neck Road	8/2/2023	$610,000	0.0	Ranch	1,068	0.27	2	1-0
J	24 Beechwood Road	2/27/2009	$375,000	0.0	Ranch	2,068	0.35	3	2-1
K	4 Huckins Neck Road	10/15/1984	$60,000	0.1	Ranch	1,503	0.27	3	1-0
L	13 Conners Road	10/28/2019	$540,000	0.1	Cape Cod	1,965	0.39	3	2-0
M	41 Conners Road	11/24/2008	$1	0.1	Ranch	960	0.35	2	1-0
N	16 Cottonwood Lane	6/17/2024	$584,500	0.1	Bungalow	1,318	0.4	3	2-0
O	52 Huckins Neck Road	11/14/1997	$135,500	0.1	Ranch	1,208	0.24	2	2-0
P	21 Beechwood Road	11/21/2014	$480,000	0.1	Ranch	1,330	0.33	3	2-1
Q	7 Beechwood Road	4/16/2014	$1	0.1	Ranch	2,076	0.64	3	3-0
R	13 Huckins Neck Road	5/8/2007	$379,000	0.1	Ranch	2,433	0.27	4	2-1
S	63 Huckins Neck Road	12/16/2005	$310,000	0.1	Ranch	936	0.31	2	1-0
T	859 Phinney's Lane	9/15/1996	$100,000	0.1	Ranch	1,144	0.36	2	1-1
U	869 Phinney's Lane	1/15/1996	$103,000	0.1	Cape Cod	1,754	0.36	3	2-0
V	42 Conners Road	12/7/2015	$556,000	0.1	Ranch	1,848	0.39	2	2-0
W	29 Beechwood Road	4/29/2009	$1	0.1	Ranch	1,302	0.25	3	2-0
X	51 Conners Road	12/10/2020	$100	0.1	Colonial	2,080	0.4	3	2-1
Y	8 Huckins Neck Road	5/17/2004	$0	0.1	Cape Cod	1,159	0.27	3	2-0
Z	60 Huckins Neck Road	10/17/2006	$1	0.1	Ranch	1,488	0.24	2	2-0
-	21 Cottonwood Lane	2/20/2014	$1	0.1	Cape Cod	1,330	0.29	3	2-0
-	881 Phinney's Lane	9/19/2014	$175,000	0.1	Ranch	936	0.37	2	1-0
-	19 Angus Way	6/29/2018	$1	0.1	Cape Cod	3,820	0.45	4	3-1
-	12 Angus Way	7/3/2017	$1	0.1	Ranch	960	0.34	3	1-0
-	24 Cottonwood Lane	3/3/2017	$240,000	0.1	Ranch	1,144	0.29	3	2-0
-	1 Huckins Neck Road	4/11/2018	$375,000	0.1	Ranch	1,344	0.34	3	2-0
-	50 Conners Road	11/18/2008	$1	0.1	Ranch	978	0.44	2	1-0
-	43 Beechwood Road	4/24/2020	$1	0.1	Cape Cod	1,172	0.3	2	1-0
-	35 Beechwood Road	12/15/2000	$625,000	0.1	Ranch	1,962	0.77	3	3-1
-	61 Conners Road	8/24/1998	$0	0.1	Ranch	1,054	0.36	3	1-0
-	895 Phinney's Lane	9/16/2005	$334,900	0.1	Ranch	1,144	0.33	2	2-0
-	55 Beechwood Road	11/25/2019	$260,000	0.1	Modern/Contemp	2,342	0.44	2	3-0
-	22 Angus Way	7/3/2017	$1	0.1	Cape Cod	2,214	0.34	4	3-0
-	70 Huckins Neck Road	9/5/2017	$312,000	0.1	Ranch	1,064	0.3	2	2-0
-	33 Cottonwood Lane	3/18/2013	$1	0.1	Colonial	1,760	0.37	4	1-1
-	61 Beechwood Road	11/25/2019	$260,000	0.1	Vacant Land		0.27		-
-	888 Phinney's Lane	12/7/2016	$200,000	0.1	Cape Cod	1,392	0.34	2	1-1
-	821 Phinney's Lane	4/13/2009	$215,000	0.1	Cape Cod	1,267	0.62	3	2-0
-	35 Angus Way	9/12/2024	$1,265,000	0.1	Cape Cod	2,782	0.45	3	3-1
-	34 Cottonwood Lane	10/31/1996	$103,000	0.1	Cape Cod	1,330	0.28	3	2-0
-	60 Conners Road	9/27/2016	$1	0.1	Cape Cod	2,382	0.42	3	2-1
-	854 Phinney's Lane	5/11/2010	$180,000	0.1	Cape Cod	1,496	0.23	3	2-0
-	69 Conners Road	4/27/2018	$1	0.1	Ranch	1,777	0.37	3	3-0
-	903 Phinney's Lane	10/30/2020	$312,000	0.1	Ranch	864	0.3	2	1-0
-	34 Angus Way	8/10/2023	$670,000	0.1	Ranch	1,736	0.34	3	2-0
-	844 Phinney's Lane	6/1/2012	$270,000	0.1	Cape Cod	1,554	0.35	4	2-0
-	94 Beechwood Road	10/4/2013	$1	0.1	Ranch	1,336	0.51	3	2-0
-	70 Conners Road	11/30/2015	$640,000	0.1	Ranch	1,188	0.5	3	2-0
-	85 Huckins Neck Road	10/31/2016	$610,000	0.1	Vacant Land		0.27		-
-	43 Cottonwood Lane	10/25/2019	$1	0.1	Cape Cod	1,964	0.36	3	3-0
-	834 Phinney's Lane	5/4/2016	$238,500	0.1	Ranch	1,316	0.41	2	1-1
-	809 Phinney's Lane	8/31/2001	$195,000	0.1	Conventional	1,532	0.59	3	2-0
-	44 Cottonwood Lane	8/14/2017	$320,000	0.1	Ranch	1,323	0.28	3	2-0
-	47 Angus Way	8/24/2018	$1	0.1	Conventional	912	0.33	2	1-0
-	79 Conners Road	6/26/2008	$1	0.1	Cape Cod	2,351	0.27	4	3-0

Averages

4836 days

$232,582

0.08

---

1,480

0.36

---

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

252-011 25 Huckins Neck Road