40 Tide Way Road, Pocasset, MA 02559

40 Tide Way Road Pocasset MA 02559

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Owner Information

Owner 1

Cheryl A Butler

Owner 2

Owner's Address

40 Tideway Rd Pocasset, MA 02559

Market Sale Information

Most recent sale date

10/18/2012

Previous sale date

2/11/1987

Transfer document #

26773-11

Previous transfer document

5558-215

Grantor

Cheryl A Butler

Previous grantor

Most recent sale price

$100.00

Previous sale price

N/A

Site Information

Property ID

38.3-112-0

Lot Size

0.21

Use Code

101 - Residential, single family

Zoning

Building Style

Conventional

Number of Rooms

Stories

Number of Beds

Year Built

1920

Number of full baths

Condition

Number of half baths

Finished Area

1561

Number of Kitchen

Gross Living Area

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Wood Panel

Floor type

W/W Carpet

Solar Hot Water

Roof Structure

Gable

Heating type

Warm-Cool Air

Roof Cover

Asph/Comp Shin

Heating fuel

Gas

Frame type

Wood Frame

Air Condition (%)

Sidings

Vinyl

Assessment Information

Fiscal Year

2024

Land Value

$419,400.00

Total value

$696,700.00

Building value

$266,300.00

Estimated tax

$5,587.00

Yard improvement value

$11,000.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$796,566 to $872,246

$796,566 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,558	$795,192
	sft x ($795,192/1,558 sft)	$796,566

$872,246 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$635,154	$795,192
	x ($795,192/$635,154)	$872,246

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 40 Tide Way Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.06	Style Conventional	Age 1920	Rooms 5	Bedrooms 2	Full baths 2	Half baths 0	Heating Fuel Gas	Lot Size 0.21	Roof Cover Asph/Comp Shin	AEM Value - Building $266,300.00	AEM Value - Land $419,400.00	AEM Value - Other $11,000.00	AEM Value - Total $696,700.00
A) 60 Kenwood Road	0.2	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
B) 49 King Phillip Road	0.2	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
C) 37 Kenwood Road	0.3	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
D) 32 Cove Lane	0.3	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
E) 127 Bellavista Drive	0.5	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
F) 46 Salt Marsh Lane	0.5	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
G) 32 Bellavista Drive	0.6	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
H) 271 Barlows Landing Road	0.7	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
I) 8 Enterprise Road	0.8	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
J) 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
K) 48 Bennets Neck Drive	0.9	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
L) 273 Circuit Avenue	0.9	9/24/2024	$987,500	1,900	2	$519.74	Contemporary	2004	5	2	1	1	Gas	0.09	Asph/Comp Shin	$397,800	$478,800	$0	$876,600
M) 21 Naumkeag Avenue	1.0	9/5/2024	$1,050,000	1,890	1.75	$555.56	Cape	1946	7	3	2	0	Gas	0.17	Asph/Comp Shin	$364,900	$363,900	$1,800	$730,600

Estimation of Market Value - $834,406

As of today, 01/09/2025, the estimated market value of 40 Tide Way Road, Pocasset considering the above 13 comparable properties is $834,406.

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

40 Tide Way Road

10/18/2012

$100

Conventional

1,561

0.21

2-0

Criteria

A	34 Tide Way Road	1/24/2023	$250,000	0.0	Ranch	704	0.16	3	1-0
B	3 Arrowhead Lane	4/6/2017	$10	0.0	Cape	2,358	0.18	3	2-0
C	4 Arrowhead Lane	12/22/2006	$720,000	0.0	Ranch	1,918	0.31	2	1-1
D	39 Tide Way Road	5/15/2015	$320,000	0.0	Colonial	1,470	0.12	2	2-1
E	50 Tide Way Road	9/21/2017	$1	0.0	Cottage	864	0.12	2	1-0
F	33 Tide Way Road	10/14/2021	$583,000	0.0	Cape	1,052	0.06	3	2-0
G	30 Tide Way Road	6/9/1989	$179,900	0.0	Log Cabin	1,024	0.21	2	1-1
H	35 Chickadee Lane	1/24/2023	$250,000	0.0			0.44		-
I	9 Arrowhead Lane	7/9/1996	$0	0.0	Conventional	930	0.1	3	1-0
J	14 Arrowhead Lane	3/17/2021	$1	0.0	Ranch	1,104	0.22	3	2-0
K	51 Chickadee Lane	8/11/1998	$125,000	0.0	Ranch	992	0.12	3	1-0
L	52 Tide Way Road	3/15/2002	$1	0.0	Ranch	924	0.14	3	1-1
M	51 Tide Way Road	3/19/2018	$100	0.0	Ranch	1,176	0.15	3	1-1
N	31 Tide Way Road		$0	0.0	Contemporary	1,584	0.23	3	2-0
O	33 Wenaumet Bluffs Drive	10/3/2014	$625,000	0.0	Colonial	1,376	0.21	4	1-1
P	39 Wenaumet Bluffs Drive	12/16/2003	$1	0.0	Conventional	1,396	0.24	3	2-0
Q	44 Chickadee Lane	6/28/2013	$389,000	0.0	Cape	1,506	0.17	3	2-1
R	29 Wenaumet Bluffs Drive	1/3/1991	$0	0.0	Conventional	1,068	0.09	3	1-1
S	48 Chickadee Lane	12/30/2013	$1	0.0	Cape	1,128	0.13	2	2-0
T	52 Chickadee Lane	12/27/2011	$100	0.0	Cottage	496	0.11	1	1-0
U	24 Tide Way Road	6/18/2003	$100	0.0	Colonial	2,151	0.23	4	2-0
V	25 Wenaumet Bluffs Drive	9/21/2017	$545,000	0.0	Colonial	1,868	0.09	4	2-0
W	38 Chickadee Lane	10/13/2023	$1	0.0	Cottage	1,060	0.41	3	2-0
X	56 Tide Way Road	7/18/2011	$0	0.1	Contemporary	1,096	0.16	2	1-0
Y	46 North Shore Road	9/26/2005	$1	0.1	Colonial	1,144	0.13	4	1-1
Z	7 Wenaumet Bluffs Drive	8/27/2002	$540,000	0.1	Conventional	1,468	0.22	4	2-0
-	23 Wenaumet Bluffs Drive		$0	0.1	Antique	1,038	0.09	3	2-0
-	30 North Shore Road	10/3/2011	$633,950	0.1	Conventional	4,275	0.25	6	3-1
-	56-54 Chickadee Lane	4/28/2023	$10	0.1	Conventional	1,306	0.75	3	2-0
-	21 Wenaumet Bluffs Drive	3/7/2023	$1	0.1	Antique	1,155	0.09	4	1-1
-	48 North Shore Road	5/12/2022	$10	0.1	Conventional	1,812	0.22	4	2-0
-	34 Chickadee Lane	6/24/2019	$100	0.1	Cottage	1,140	0.14	4	2-0
-	23 Robin Lane	9/19/2006	$10	0.1	Ranch	1,276	0.44	3	1-1
-	11 Wenaumet Bluffs Drive	11/21/2018	$10	0.1	Conventional	2,164	0.17	3	2-0
-	4 Wenaumet Bluffs Drive	9/23/2022	$1,115,000	0.1	Antique	1,450	0.11	4	1-1
-	17 Robin Lane	6/17/2022	$100	0.1	Ranch	1,060	0.43	3	1-1
-	18 North Shore Road	11/13/2006	$1	0.1	Ranch	908	0.23	3	1-0
-	39 North Shore Road	3/21/2022	$100	0.1	Cottage	1,352	0.22	4	1-1
-	49 North Shore Road	11/2/2021	$887,500	0.1	Antique	1,739	0.23	3	2-0
-	8 Wenaumet Bluffs Drive	8/16/1995	$0	0.1	Colonial	1,423	0.1	3	1-0
-	51 Wenaumet Bluffs Drive	2/1/2013	$0	0.1	Contemporary	1,752	0.17	3	2-0
-	29 North Shore Road	2/17/2023	$1	0.1	Cape	1,752	0.23	4	3-0
-	40 Wenaumet Bluffs Drive	4/4/2017	$1	0.1	Contemporary	2,477	0.21	4	2-1
-	36 Wenaumet Bluffs Drive	2/3/2023	$1,650,000	0.1	Conventional	1,651	0.22	4	2-0
-	42 Wenaumet Bluffs Drive	5/3/2019	$1	0.1	Conventional	1,217	0.18	3	2-0
-	44 Wenaumet Bluffs Drive	2/4/1999	$0	0.1	Conventional	1,234	0.18	5	2-0
-	28 Wenaumet Bluffs Drive	5/5/2022	$2,000,000	0.1	Conventional	2,669	0.34	5	3-0
-	12 Wenaumet Bluffs Drive	9/1/2021	$100	0.1	Cottage	616	0.07	3	0-1
-	14 North Shore Road		$0	0.1	Cape	2,983	0.32	4	2-1
-	25 Robin Lane	12/3/2012	$100	0.1	Ranch	1,064	0.16	2	1-0
-	24 Wenaumet Bluffs Drive	1/11/2023	$1	0.1	Antique	2,032	0.32	4	1-2
-	55 Wenaumet Bluffs Drive	1/27/2003	$1	0.1	Conventional	1,244	0.14	4	1-0
-	11 Tide Way Road	9/26/2008	$445,000	0.1	Conventional	1,360	0.14	4	1-0
-	50 Wenaumet Bluffs Drive	8/17/2005	$1,058,000	0.1	Conventional	1,724	0.23	5	1-1
-	20 Robin Lane	6/11/2024	$150,000	0.1			0.21		-
-	23 North Shore Road	11/5/2021	$100	0.1	Cape	1,904	0.23	3	2-1
-	22 Wenaumet Bluffs Drive	7/9/2012	$100	0.1	Contemporary	1,772	0.25	3	2-0
-	6 Tide Way Road	7/18/2018	$1	0.1	Conventional	1,136	0.29	3	1-0
-	10 Wenaumet Bluffs Drive	3/3/2022	$100	0.1	Contemporary	1,530	0.2	4	2-0
-	20 Wenaumet Bluffs Drive	1/6/2015	$929,000	0.1	Conventional	2,068	0.23	4	1-1
-	7 Chickadee Lane	7/23/1998	$0	0.1	Ranch	720	0.35	2	1-0
-	59 Wenaumet Bluffs Drive	12/13/2021	$1	0.1	Conventional	1,008	0.1	3	2-1
-	14 Robin Lane	7/12/2012	$255,000	0.1	Ranch	1,816	0.35	3	2-0
-	27 Robin Lane	9/5/2023	$1	0.1	Cape	2,100	0.39	3	2-1
-	54 Wenaumet Bluffs Drive	9/22/2020	$1	0.1	Antique	1,208	0.33	4	2-0
-	5 Tide Way Road	11/16/2006	$10	0.1	Conventional	885	0.14	3	1-0
-	18 Wenaumet Bluffs Drive	9/10/2007	$100	0.1	Antique	1,302	0.3	3	1-1
-	12 Robin Lane	2/6/2023	$100	0.1	Ranch	1,756	0.32	2	2-0
-	4 Chickadee Lane	3/21/2008	$195,000	0.1	Contemporary	2,635	0.23	3	2-1
-	5 North Shore Road	7/10/2013	$425,000	0.1	Conventional	1,705	0.35	3	2-0
-	28 Robin Lane	6/6/2003	$100	0.1	Raised Ranch	1,344	0.21	3	1-0
-	61 Wenaumet Bluffs Drive	1/25/2010	$240,000	0.1	Conventional	1,372	0.13	4	1-1
-	8 Robin Lane	8/24/2011	$582,000	0.1	Cape	1,872	0.32	5	2-0
-	6 North Shore Road	12/14/2021	$715,000	0.1	Cape	1,464	0.15	4	2-0
-	58 Wenaumet Bluffs Drive	2/24/2005	$1	0.1	Conventional	1,685	0.21	4	2-0
-	1 Tide Way Road	2/4/2022	$250,000	0.1	Cottage	704	0.16	2	1-0
-	2 Tide Way Road	6/6/2022	$1	0.1	Cottage	956	0.17	2	1-1
-	16 Wenaumet Bluffs Drive	7/10/2013	$859,000	0.1	Conventional	1,298	0.37	4	1-0
-	31 Robin Lane	12/18/1996	$300,000	0.1	Conventional	1,856	0.48	4	2-0
-	62 Wings Neck Road	5/1/2020	$325,000	0.1	Cottage	760	0.29	3	1-0
-	63 Wenaumet Bluffs Drive	6/3/1993	$1	0.1	Conventional	1,092	0.1	3	1-1
-	1 Chickadee Lane	1/11/1989	$90,000	0.1	Conventional	1,152	0.23	3	1-0
-	99 Tahanto Road	10/20/2020	$42,500	0.1	Conventional	1,392	0.14	3	2-0
-	58 Wings Neck Road	9/13/2019	$350,000	0.1	Cape	1,590	0.11	4	1-1
-	0 Pocasset River	2/3/1953	$0	0.1			3.24		-
-	1 North Shore Road	1/13/1989	$1	0.1	Cape	1,144	0.09	3	2-0
-	66 Wenaumet Bluffs Drive	7/5/2001	$1	0.1	Antique	1,428	0.15	4	1-1
-	95 Tahanto Road	8/14/2017	$10	0.1			0.1		-
-	66 Wings Neck Road	5/4/2018	$585,000	0.1	Colonial	1,564	0.34	3	2-1
-	2 North Shore Road	8/24/2015	$1	0.1	Conventional	1,232	0.11	3	1-0

Averages

4638 days

$206,782

0.08

---

1,391

0.25

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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

38.3 112 0 40 Tide Way Road