10 Wabenaki Road, Pocasset, MA 02559

10 Wabenaki Road Pocasset MA 02559

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Owner Information

Owner 1

Andrew W Nelson III

Owner 2

Obyrne Nelson Margret

Owner's Address

10 Wabenaki Rd Pocasset, MA 02559

Market Sale Information

Most recent sale date

5/5/2017

Previous sale date

3/31/2017

Transfer document #

30470-54

Previous transfer document

30391-327

Grantor

Donald E Leclair

Previous grantor

Donald E Leclair

Most recent sale price

$375,000.00

Previous sale price

$100.00

Site Information

Property ID

38.1-52-0

Lot Size

0.26

Use Code

101 - Residential, single family

Zoning

Building Style

Cape

Number of Rooms

Stories

1.5

Number of Beds

Year Built

1971

Number of full baths

Condition

Number of half baths

Finished Area

1472

Number of Kitchen

Gross Living Area

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable

Heating type

Hot Water

Roof Cover

Asph/Comp Shin

Heating fuel

Gas

Frame type

Wood Frame

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2024

Land Value

$273,900.00

Total value

$561,100.00

Building value

$287,200.00

Estimated tax

$4,500.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$710,292 to $695,759

$710,292 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,525	$735,625
	sft x ($735,625/1,525 sft)	$710,292

$695,759 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$593,250	$735,625
	x ($735,625/$593,250)	$695,759

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 10 Wabenaki Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $254.76	Style Cape	Age 1971	Rooms 4	Bedrooms 3	Full baths 1	Half baths 1	Heating Fuel Gas	Lot Size 0.26	Roof Cover Asph/Comp Shin	AEM Value - Building $287,200.00	AEM Value - Land $273,900.00	AEM Value - Other $0.00	AEM Value - Total $561,100.00
A) 49 King Phillip Road	0.1	11/15/2024	$718,000	1,540	1.75	$466.23	Cape	1940	6	3	1	0	Oil	0.34	Asph/Comp Shin	$281,600	$282,500	$15,700	$579,800
B) 8 Enterprise Road	0.5	10/24/2024	$410,000	1,621	1.75	$252.93	Cape	1975	8	3	2	0	Gas	0.32	Asph/Comp Shin	$367,400	$202,000	$0	$569,400
C) 60 Kenwood Road	0.5	8/15/2024	$840,000	1,440	1.5	$583.33	Cape	1955	6	3	1	1	Gas	0.2	Asph/Comp Shin	$300,400	$267,600	$0	$568,000
D) 271 Barlows Landing Road	0.5	8/15/2024	$719,000	1,526	1	$471.17	Ranch	1966	5	3	2	0	Gas	0.99	Asph/Comp Shin	$349,200	$228,500	$5,600	$583,300
E) 48 Bennets Neck Drive	0.6	8/13/2024	$675,000	1,380	1	$489.13	Ranch	1973	4	3	1	1	Gas	0.6	Asph/Comp Shin	$277,600	$223,800	$0	$501,400
F) 37 Kenwood Road	0.6	7/26/2024	$575,000	1,500	1.5	$383.33	Cape	1986	4	2	2	0	Gas	0.23	Asph/Comp Shin	$297,100	$270,900	$14,000	$582,000
G) 32 Cove Lane	0.6	11/13/2024	$1,200,000	1,729	1	$694.04	Ranch	1965	8	4	1	1	Gas	0.46	Asph/Comp Shin	$305,500	$555,000	$10,700	$871,200
H) 127 Bellavista Drive	0.7	10/4/2024	$775,000	1,190	1	$651.26	Ranch	1986	8	4	2	0	Oil	0.31	Asph/Comp Shin	$296,300	$314,800	$0	$611,100
I) 32 Bellavista Drive	0.7	11/29/2024	$958,000	1,612	1	$594.29	Ranch	1976	5	3	2	0	Gas	0.23	Asph/Comp Shin	$383,300	$305,100	$400	$688,800
J) 46 Salt Marsh Lane	0.7	11/15/2024	$835,000	1,568	1.75	$532.53	Conventional	1906	6	4	2	0	Gas	0.19	Asph/Comp Shin	$273,400	$366,400	$0	$639,800
K) 29 Wing Road	0.8	12/20/2024	$595,000	1,362	1.75	$436.86	Cape	1973	5	3	1	1	Electric	0.33	Asph/Comp Shin	$252,300	$202,700	$0	$455,000
L) 174 Barlows Landing Road	0.8	8/30/2024	$527,500	1,826	2	$288.88	Colonial	1973	8	4	1	1	Gas	0.29	Asph/Comp Shin	$278,900	$182,100	$8,200	$469,200

Estimation of Market Value - $703,026

As of today, 01/08/2025, the estimated market value of 10 Wabenaki Road, Pocasset considering the above 12 comparable properties is $703,026.

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

10 Wabenaki Road

5/5/2017

$375,000

Cape

1,472

0.26

1-1

Criteria

A	174 Tahanto Road	6/28/2006	$1	0.0	Cape	1,428	0.13	4	1-1
B	188 Tahanto Road	9/28/2011	$555,000	0.0	Ranch	3,255	0.52	5	2-1
C	173 Tahanto Road	7/25/2006	$100	0.0	Contemporary	1,688	0.14	2	2-0
D	9 Wabenaki Road	11/9/2020	$7,500	0.0	Cape	1,564	0.41	3	1-1
E	168 Tahanto Road	1/31/2017	$100	0.0	Ranch	1,226	0.26	2	1-0
F	179 Tahanto Road	4/26/2016	$261,800	0.0	Cottage	784	0.18	2	1-0
G	169 Tahanto Road	5/27/2022	$650,000	0.0	Cottage	640	0.12	2	1-0
H	181 Tahanto Road	10/24/2011	$100	0.0	Colonial	2,434	0.23	4	2-1
I	162 Tahanto Road	9/21/2018	$404,000	0.0	Colonial	1,421	0.13	3	2-0
J	760 Shore Road	11/30/2020	$690,000	0.0	Ranch	1,465	0.68	3	1-1
K	185 Tahanto Road	4/17/2015	$100	0.0	Cape	3,018	0.31	5	4-1
L	187 Tahanto Road	8/12/2016	$462,500	0.0	Cottage	759	0.23	1	1-0
M	165 Tahanto Road	5/27/1997	$131,500	0.1	Ranch	885	0.13	2	1-0
N	66 King Phillip Road	10/10/2012	$1	0.1	Cottage	854	0.14	2	1-0
O	183 Tahanto Road	1/18/2023	$1	0.1	Ranch	880	0.31	3	2-0
P	58 King Phillip Road	6/23/2021	$420,000	0.1	Cottage	655	0.27	3	1-0
Q	189 Tahanto Road	12/20/2023	$1,275,000	0.1	Cape	1,600	0.4	2	2-0
R	50 King Phillip Road	7/28/2015	$1	0.1	Cottage	596	0.33	3	1-0
S	62 King Phillip Road		$0	0.1	Cape	1,386	0.14	3	1-0
T	161 Tahanto Road	8/4/2023	$1	0.1	Cape	1,171	0.12	2	2-0
U	2 Wales Drive	3/10/2005	$240,000	0.1	Cape	711	0.24	1	1-0
V	46 King Phillip Road	4/8/2009	$1	0.1	Cottage	532	0.28	2	1-0
W	770 Shore Road	1/16/2019	$100	0.1	Colonial	2,120	0.44	3	2-0
X	158 Tahanto Road	4/21/2022	$699,000	0.1	Ranch	1,408	0.17	2	2-0
Y	20 Wales Drive	11/22/2019	$385,000	0.1	Colonial	2,256	0.21	4	2-0
Z	746 Shore Road	8/22/1997	$320,000	0.1	Cape	1,832	0.25	3	2-1
-	8 Wales Drive	6/24/2022	$1	0.1	Raised Ranch	864	0.31	2	2-0
-	2 Navajo Road	9/9/2002	$200,000	0.1	Cottage	715	0.15	2	1-0
-	65 King Phillip Road		$0	0.1			0.11		-
-	42 King Phillip Road		$0	0.1	Ranch	600	0.26	2	1-0
-	744 Shore Road	6/26/2013	$212,500	0.1	Cape	1,923	0.32	3	3-0
-	154 Tahanto Road	4/4/2001	$0	0.1	Cape	1,928	0.14	4	2-0
-	6 Navajo Road	10/31/2016	$1	0.1	Cape	1,624	0.16	3	2-0
-	16 Wales Drive	4/14/1994	$103,000	0.1	Cape	1,256	0.18	2	2-0
-	53 King Phillip Road		$0	0.1			0.48		-
-	21 Wales Drive	3/25/1992	$1	0.1	Ranch	612	0.34	2	1-0
-	49 King Phillip Road	11/15/2024	$718,000	0.1	Cape	1,540	0.34	3	1-0
-	0 Wales Drive	7/1/2021	$100	0.1			0.05		-
-	774 Shore Road	7/30/2019	$100	0.1	Ranch	1,110	0.25	2	2-0
-	10 Navajo Road	5/8/2019	$100	0.1	Conventional	624	0.15	2	1-1
-	741 Shore Road	12/8/1980	$0	0.1			1.1		-
-	0 Tahanto Road		$0	0.1			4.12		-
-	742 Shore Road	6/6/2008	$858,000	0.1	Cape	1,564	0.18	2	2-0
-	41 King Phillip Road	2/9/2006	$0	0.1	Cape	1,008	0.31	3	1-0
-	157 Tahanto Road	10/17/2022	$963,000	0.1	Conventional	1,644	0.16	3	2-0
-	50 Pocahontas Road	2/4/2008	$1	0.1	Cape	2,083	0.3	4	2-1
-	7 Wales Drive	12/27/2007	$1	0.1	Split Level	1,330	0.2	2	1-1
-	17 Wales Drive	10/29/2004	$125,000	0.1	Cape	1,512	0.16	2	1-1
-	775 Shore Road	2/13/2023	$589,000	0.1	Antique	1,637	0.65	3	2-0
-	12 Navajo Road	3/26/2007	$1	0.1	Ranch	1,356	0.2	3	1-1
-	780 Shore Road	4/3/2019	$380,000	0.1	Cape	1,152	0.85	3	2-0
-	3 Bayside Lane	5/14/2018	$1	0.1	Cape	1,770	0.21	3	1-1
-	33 King Phillip Road	5/29/2015	$233,200	0.1	Ranch	816	0.15	3	1-0
-	11 Wales Drive	2/27/2012	$115,000	0.1	Ranch	720	0.18	2	1-0
-	15 Wales Drive	8/22/2013	$250,500	0.1	Ranch	1,105	0.17	3	1-0
-	42 Pocahontas Road	2/10/2021	$1	0.1	Ranch	640	0.29	3	1-0
-	153 Tahanto Road	1/15/2015	$1	0.1	Colonial	1,776	0.1	3	2-0
-	14 Navajo Road	7/12/2016	$1	0.1	Contemporary	1,704	0.18	2	2-0
-	22 Pocahontas Road	5/2/2014	$100	0.1			0.17		-
-	150 Tahanto Road	1/1/1987	$140,000	0.1	Cottage	1,400	0.11	4	1-0
-	34 Pocahontas Road	1/11/1995	$0	0.1	Cape	672	0.19	2	1-0
-	14 Pocahontas Road	9/14/1938	$0	0.1			0.47		-
-	26 Pocahontas Road	8/10/2010	$1	0.1	Ranch	576	0.16	2	1-0
-	30 Pocahontas Road	1/11/1995	$0	0.1	Cape	672	0.16	2	1-0
-	29 King Phillip Road	11/25/1994	$0	0.1	Raised Ranch	1,344	0.14	4	2-0
-	15-A Wales Drive	8/19/2016	$248,000	0.1	Cape	980	0.11	3	2-0
-	149 Tahanto Road Unit 1	7/30/2013	$415,000	0.1			0		-
-	149 Tahanto Road	7/30/2013	$415,000	0.1	Cape	1,545	0.11	4	1-1
-	59 Pocahontas Road	3/24/2017	$325,000	0.1	Cape	1,344	0.1	3	2-0
-	6 Pocahontas Road	6/9/2023	$100	0.1	Cottage	724	0.1	3	1-0
-	5 Bayside Lane	12/21/2017	$100	0.1	Cape	2,880	0.89	4	3-1
-	18 Weetamoe Road	8/1/2022	$1,120,000	0.1	Cape	2,193	0.22	3	2-1
-	55 Pocahontas Road	2/1/2018	$312,500	0.1	Conventional	864	0.12	3	2-0
-	25 King Phillip Road	9/16/1994	$113,000	0.1	Cape	1,161	0.18	2	1-1

Averages

5016 days

$193,758

0.08

---

1,183

0.31

---

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

38.1 52 0 10 Wabenaki Road