22 Watson Street, Hyannis, MA 02601

22 Watson Street Hyannis MA 02601
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Owner Information
Owner 1
James M Manitsas & Megan C
Owner 2
Owner's Address
240 Granby Road Belchertown, MA 01007
Market Sale Information
Most recent sale date
5/1/2015
Previous sale date
05/15/1995
Transfer document #
28838-0111
Previous transfer document
9655-0096
Grantor
Beverly B Reiss
Previous grantor
Lomas Mortgage USA Inc
Most recent sale price
$201,000.00
Previous sale price
$81,500.00
Site Information
Property ID
324-099
Lot Size
0.12
Use Code
101 - Residential, single family
Zoning
RB
Building Style
Cape Cod
Number of Rooms
6
Stories
1.75
Number of Beds
4
Year Built
1952
Number of full baths
2
Condition
Number of half baths
0
Finished Area
1073
Number of Kitchen
Gross Living Area
1914
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Drywall
Floor type
Hardwood
Solar Hot Water
No
Roof Structure
Gable/Hip
Heating type
Hot Air
Roof Cover
Asph/F Gls/Cmp
Heating fuel
Propane
Frame type
Air Condition (%)
Sidings
Wood Shingle
Assessment Information
Fiscal Year
2025
Land Value
$225,600.00
Total value
$499,300.00
Building value
$257,300.00
Estimated tax
$3,061.00
Yard improvement value
$16,400.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
2006200720082009201020112012201320142015201620172018201920202021202220232024$0$100,000$200,000$300,000$400,000$500,000$600,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
32 Pearl Street54 Highland Street86 Seabrook Road5 Snow Creek Drive22 Watson Street65 Marsh Lane6 Estey Avenue$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000Subject PropertyTotal Assessment ($)Total Assessment
Address 22 Watson Street A) 6 Estey AvenueB) 65 Marsh LaneC) 5 Snow Creek DriveD) 54 Highland StreetE) 86 Seabrook RoadF) 32 Pearl Street
Photo
Plan
Map
Proximity 0.10.20.20.40.60.8
Last Sold 3/12/20251/3/20251/30/20255/30/20255/12/20254/30/2025
Price $765,000$421,000$712,500$420,000$474,125$340,000
Net Living Area 1,3269241,3341,0501,051884
Stories 1111.411
Sale Price/sft $187.33$576.92$455.63$534.11$400.00$451.12$384.62
Style Cape CodRanchRaised RanchRanchCape CodRanchConventional
Age 1952196319711960192819571921
Rooms 6557555
Bedrooms 4323232
Full baths 2322121
Half baths 0000000
Gross Living Area 1914293720282602225623701990
Heating Fuel PropaneGasGasGasOilOilGas
Detached Garage
Lot Size 0.120.240.580.20.20.190.1
Roof Cover Asph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/Cmp
AEM Value - Building $257,300.00$343,400$222,300$280,800$211,000$225,200$179,900
AEM Value - Land $225,600.00$206,900$278,300$164,700$164,700$142,000$116,800
AEM Value - Other $16,400.00$44,100$43,600$33,700$20,000$32,000$25,000
AEM Value - Total $499,300.00$594,400$544,200$479,200$395,700$399,200$321,700
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 22 Watson Street 5/1/2015 $201,000 0 Cape Cod 1,073 0.12 4 2-0 -
  Criteria
A 6 Estey Avenue 3/12/2025 $765,000 0.1 Ranch 1,326 0.24 3 3-0
B 65 Marsh Lane 1/3/2025 $421,000 0.2 Raised Ranch 924 0.58 2 2-0
C 5 Snow Creek Drive 1/30/2025 $712,500 0.2 Ranch 1,334 0.2 3 2-0
D 54 Highland Street 5/30/2025 $420,000 0.4 Cape Cod 1,050 0.2 2 1-0
E 86 Seabrook Road 5/12/2025 $474,125 0.6 Ranch 1,051 0.19 3 2-0
F 32 Pearl Street 4/30/2025 $340,000 0.8 Conventional 884 0.1 2 1-0
Averages 84 days $522,104 0.38 --- 1,095 0.25 --- ---  

Estimation of Market Value - $541,854

As of today, 06/17/2025, the estimated market value of 22 Watson Street, Hyannis considering the above 6 comparable properties is $541,854.

 

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 Property26 Gosnold Street121 Gosnold Street22 Watson Street86 Gosnold Street9 Walley Court11 Walley Court70 Gosnold Street44 Gosnold Street11 Owens Street15 Pine Lane-LOT 13 and 1414 Walley Court114 Gosnold Street8 Walley Court14 Marsh Lane28 Owens Street12 Walley Court50 Gosnold Street11 Marsh Lane20 Walley Court36 Owens Street56 Gosnold Street31 Owens Street19 Owens Street133 Gosnold Street92 Gosnold Street128 Gosnold Street16 Walley Court$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000$1,400,000$1,600,000$1,800,000$2,000,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 22 Watson Street 5/1/2015 $201,000 0 Cape Cod 1,073 0.12 4 2-0 -
  Criteria
A 16 Watson Street 12/31/2009 $97,000 0.0 Cape Cod 1,304 0.21 3 2-0
B 30 Watson Street 2/1/1993 $100,000 0.0 Ranch 975 0.13 3 1-0
C 71 Gosnold Street 9/16/1981 $0 0.0 Camp 685 0.08 2 1-0
D 63 Gosnold Street 9/9/2016 $285,000 0.0 Cape Cod 2,910 0.18 5 3-1
E 81 Gosnold Street 2/5/2016 $275,000 0.0 Ranch 1,012 0.26 3 1-0
F 23 Watson Street 7/15/1974 $1 0.0 Cape Cod 1,404 0.27 2 1-1
G 59 Gosnold Street 8/11/1976 $0 0.0 Colonial 1,632 0.11 3 2-0
H 15 Watson Street 6/26/2019 $300,000 0.0 Ranch 1,012 0.25 3 1-0
I 84 Circuit Avenue 2/12/2002 $100 0.0 Colonial 2,360 0.17 3 2-0
J 94 Circuit Avenue $0 0.0 Vacant Land 0.17 -
K 26 Circuit Avenue 12/15/1998 $1 0.0 Ranch 1,710 0.42 4 3-1
L 74 Circuit Avenue 12/20/2024 $1,050,520 0.0 Ranch 1,652 0.25 4 3-0
M 49 Gosnold Street 1/15/2025 $224,315 0.0 Vacant Land 0.19 -
N 91 Gosnold Street 12/15/2011 $342,000 0.0 Cape Cod 1,428 0.36 3 2-0
O 70 Gosnold Street 4/19/2002 $415,000 0.0 Inns bed and break 2,063 0.29 4 4-1
P 54 Circuit Avenue 3/21/2002 $1 0.0 Raised Ranch 1,166 0.39 3 2-0
Q 34 Circuit Avenue 9/13/2019 $1 0.1 Colonial 4,171 0.19 6 4-0
R 86 Gosnold Street 3/5/2025 $437,000 0.1 Family Duplex 2,184 0.55 4 3-0
S 56 Gosnold Street 6/12/2009 $325,000 0.1 Conventional 2,040 0.33 4 2-1
T 12 Circuit Avenue 6/15/1994 $135,000 0.1 Antique 2,276 0.22 6 2-1
U 93 Circuit Avenue 4/30/2012 $290,000 0.1 Conventional 1,788 0.17 4 3-0
V 6 Estey Avenue 3/12/2025 $765,000 0.1 Ranch 1,326 0.24 3 3-0
W 50 Gosnold Street 9/21/2018 $402,000 0.1 Conventional 1,174 0.26 3 1-1
X 101 Circuit Avenue 12/27/2012 $1 0.1 Cape Cod 1,544 0.21 2 1-0
Y 85 Circuit Avenue 3/11/2016 $438,900 0.1 Vacant Land 0.36 -
Z 44 Gosnold Street 6/8/2017 $100 0.1 Antique 1,613 0.16 4 1-0
- 14 Estey Avenue 2/15/1993 $75,000 0.1 Cape Cod 1,152 0.26 2 2-0
- 9 Walley Court 5/2/2016 $340,000 0.1 Ranch 832 0.18 2 1-0
- 77 Circuit Avenue 3/11/2016 $438,900 0.1 Cape Cod 1,777 0.51 3 2-0
- 33 Circuit Avenue 7/12/2002 $200,000 0.1 Colonial 1,998 0.21 4 1-1
- 27 Circuit Avenue 2/12/2009 $262,000 0.1 Cape Cod 1,480 0.21 3 3-0
- 11 Walley Court 4/30/2018 $391,000 0.1 Ranch 1,120 0.23 2 1-0
- 92 Gosnold Street 10/28/2011 $406,000 0.1 Conventional 2,030 0.98 3 2-1
- 35 Gosnold Street 7/9/2012 $100 0.1 Cape Cod 1,544 0.16 3 1-1
- 14 Walley Court 5/29/2025 $730,000 0.1 Conventional 1,880 0.29 5 4-0
- 43 Circuit Avenue 5/19/2016 $0 0.1 Ranch 1,596 0.2 3 2-1
- 11 Owens Street 8/5/2002 $120,900 0.1 Conventional 2,116 0.17 3 3-0
- 23 Gosnold Street 12/20/2018 $100 0.1 Vacant Land 0.33 -
- 30 Estey Avenue 12/6/2018 $1 0.1 Cape Cod 1,363 0.34 2 1-1
- 55 Circuit Avenue 5/14/2008 $220,900 0.1 Antique 1,960 1.27 3 3-0
- 0 Gosnold Street 6/15/1983 $145,000 0.1 Vacant Land 0.16 -
- 21 Gosnold Street 3/7/2003 $0 0.1 Vacant Land 0.73 -
- 114 Gosnold Street 9/16/2011 $1 0.1 Split-Level 1,599 0.22 3 3-0
- 22 Folsom Avenue 8/1/2013 $635,000 0.1 Cape Cod 2,508 0.2 3 3-0
- 8 Walley Court 8/8/2008 $400,000 0.1 Ranch 1,694 0.2 3 1-1
- 20 Walley Court 1/11/2016 $10 0.1 Cape Cod 1,496 0.19 3 3-0
- 121 Gosnold Street 8/7/1991 $1 0.1 Cape Cod 1,134 0.34 4 1-0
- 19 Owens Street 8/29/2006 $1 0.1 Conventional 3,260 0.17 8 5-0
- 28 Folsom Avenue 11/5/2020 $560,000 0.1 Cape Cod 2,926 0.37 4 3-1
- 64 Folsom Avenue 9/27/2016 $665,000 0.1 Conventional 2,528 0.31 5 3-1
- 38 Estey Avenue 6/28/2016 $1 0.1 Modern/Contemp 4,034 0.42 4 3-1
- 14 Marsh Lane 5/3/2016 $1 0.1 Cape Cod 1,544 0.21 4 2-0
- 26 Gosnold Street 12/15/1975 $0 0.1 Vacant Land 0.59 -
- 63 Folsom Avenue 12/1/1999 $420,000 0.1 Conventional 2,511 0.2 4 2-0
- 15 Gosnold Street 7/10/2009 $100 0.1 Cape Cod 1,973 0.2 6 3-1
- 12 Walley Court 2/2/2024 $1,150,000 0.1 Ranch 1,294 0.58 3 2-0
- 15 Pine Lane-LOT 13 and 14 3/15/1996 $90,000 0.1 Ranch 1,568 0.14 4 2-0
- 31 Owens Street 7/10/2013 $372,500 0.1 Antique 1,852 0.24 4 1-1
- 535 Ocean Street 9/29/1997 $1 0.1 Conventional 2,138 0.28 4 6-0
- 525 Ocean Street 1/8/2014 $100 0.1 Apartments 1,159 0.16 5 5-0
- 517 Ocean Street 4/30/2013 $390,000 0.1 Apartments 1,289 0.16 6 6-0
- 543 Ocean Street 4/4/2005 $1 0.1 Apartments 1,208 0.17 6 6-0
- 16 Walley Court 5/9/2025 $3,100,000 0.1 Cape Cod 2,988 1.34 3 4-0
- 55 Folsom Avenue 9/27/2016 $665,000 0.1 Vacant Land 0.17 -
- 549 Ocean Street 3/6/1998 $142,500 0.1 Cape Cod 2,773 0.19 6 6-0
- 20 Marsh Lane 6/29/2016 $100 0.1 Colonial 1,632 0.34 2 1-1
- 511 Ocean Street 2/13/2018 $0 0.1 Apartments 1,133 0.16 4 5-0
- 557 Ocean Street 1/16/2003 $1 0.1 Cape Cod 2,148 0.27 6 6-0
- 503 Ocean Street 8/1/2000 $1 0.1 Cape Cod 1,862 0.16 4 3-1
- 10 Gosnold Street 5/15/2020 $435,000 0.1 Cape Cod 1,925 0.2 3 2-0
- 27 Folsom Avenue 11/7/2012 $477,500 0.1 Cape Cod 1,790 0.27 4 2-1
- 128 Gosnold Street 8/28/1987 $140,000 0.1 Cape Cod 2,185 0.26 4 2-1
- 28 Owens Street 5/1/1972 $0 0.1 Conventional 1,769 0.33 4 1-1
- 133 Gosnold Street 5/28/1996 $1 0.1 Cape Cod 1,680 0.48 3 2-0
- 5 Gosnold Street 2/13/2018 $0 0.1 Cape Cod 1,865 0.17 5 3-1
- 565 Ocean Street 10/11/2019 $1 0.1 Cape Cod 2,030 0.26 5 6-0
- 14 Pine Lane 7/18/2014 $20,000 0.1 Vacant Land 0.15 -
- 11 Marsh Lane 4/12/2018 $500,000 0.1 Ranch 1,602 0.26 2 3-0
- 36 Owens Street 12/4/2020 $520,000 0.1 Conventional 1,509 0.16 3 2-0
Averages 6057 days $251,831 0.08 --- 1,606 0.29 --- ---  
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
324-099 22 Watson Street