93 Wings Neck Road, Pocasset, MA 02559

93 Wings Neck Road Pocasset MA 02559

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Owner Information

Owner 1

Thomas E Wong & Wendy J

Owner 2

Wong Tr Wong Nominee Trust

Owner's Address

30 Oak Street Needham, MA 02492

Market Sale Information

Most recent sale date

4/9/2014

Previous sale date

4/9/2014

Transfer document #

28076-215

Previous transfer document

28076-204

Grantor

Thomas Wong

Previous grantor

Wendy Wong

Most recent sale price

$1.00

Previous sale price

$1.00

Site Information

Property ID

38.3-185-0

Lot Size

0.18

Use Code

101 - Residential, single family

Zoning

Building Style

Cape

Number of Rooms

Stories

1.75

Number of Beds

Year Built

1987

Number of full baths

Condition

Number of half baths

Finished Area

2023

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

Forced Air

Roof Cover

Asph/Comp Shin

Heating fuel

Gas

Frame type

Wood Frame

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2024

Land Value

$414,700.00

Total value

$771,800.00

Building value

$344,900.00

Estimated tax

$6,189.00

Yard improvement value

$12,200.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$974,699 to $950,812

$974,699 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,817	$875,227
	sft x ($875,227/1,817 sft)	$974,699

$950,812 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$710,445	$875,227
	x ($875,227/$710,445)	$950,812

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 93 Wings Neck Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.00	Style Cape	Age 1987	Rooms 7	Bedrooms 4	Full baths 2	Half baths 0	Heating Fuel Gas	Lot Size 0.18	Roof Cover Asph/Comp Shin	AEM Value - Building $344,900.00	AEM Value - Land $414,700.00	AEM Value - Other $12,200.00	AEM Value - Total $771,800.00
A) 32 Cove Lane	0.1	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
B) 46 Salt Marsh Lane	0.4	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
C) 49 King Phillip Road	0.4	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
D) 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
E) 14 Windsong Circle	0.7	7/29/2024	$800,000	2,414	1	$331.40	Ranch	1986	10	4	2	2	Gas	0.69	Asph/Comp Shin	$470,500	$230,800	$1,000	$702,300
F) 273 Circuit Avenue	0.8	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
G) 289 Barlows Landing Road	0.8	9/17/2024	$800,000	1,966	1	$406.92	Ranch	1973	6	3	2	0	Gas	1.27	Asph/Comp Shin	$368,800	$233,200	$0	$602,000
H) 38 Saco Avenue	0.8	12/19/2024	$1,150,000	2,216	1.75	$518.95	Conventional	1900	7	4	2	0	Gas	0.11	Asph/Comp Shin	$486,700	$484,400	$0	$971,100
I) 271 Barlows Landing Road	0.8	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
J) 21 Naumkeag Avenue	0.8	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
K) 8 Enterprise Road	1.0	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

Estimation of Market Value - $962,756

As of today, 01/08/2025, the estimated market value of 93 Wings Neck Road, Pocasset considering the above 11 comparable properties is $962,756.

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

93 Wings Neck Road

4/9/2014

Cape

2,023

0.18

2-0

Criteria

A	85 Wings Neck Road	6/27/2007	$331,000	0.0	Cottage	850	0.19	2	1-0
B	101 Wings Neck Road	4/27/2020	$1	0.0	Ranch	1,288	0.16	3	2-0
C	80 Kenwood Road	4/22/2013	$1	0.0	Cottage	979	0.16	3	1-2
D	79 Wings Neck Road Unit 1		$0	0.0			0.18		-
E	1 Center Street	3/26/2003	$100	0.0	Ranch	660	0.14	3	1-0
F	86 Wings Neck Road	2/28/1995	$111,400	0.0	Cape	1,470	0.09	4	2-0
G	70 Kenwood Road	2/15/2022	$68,000	0.0	Conventional	990	0.07	4	1-1
H	102 Wings Neck Road	3/10/2023	$1	0.0	Conventional	1,784	0.15	4	1-1
I	111 Wings Neck Road	6/30/2004	$320,000	0.0	Cottage	711	0.09	3	1-0
J	79 Kenwood Road	8/5/2016	$10	0.0	Cottage	648	0.14	2	1-0
K	76 Wings Neck Road	7/13/2020	$360,000	0.0	Ranch	806	0.17	2	1-0
L	104 Wings Neck Road	11/23/2015	$210,000	0.0	Ranch	726	0.09	2	1-0
M	0 Kenwood Road		$0	0.0			0.07		-
N	73 Wings Neck Road	2/14/2020	$223,000	0.0	Cottage	666	0.27	2	1-0
O	71 Kenwood Road	4/27/2020	$1	0.0	Conventional	1,136	0.08	3	1-0
P	5 Fairview Road	4/21/2020	$500,000	0.0	Cape	2,012	0.28	3	2-0
Q	10 Center Street	5/2/2002	$355,000	0.0	Conventional	1,632	0.08	4	2-0
R	65 Kenwood Road	6/5/2018	$350,000	0.0			0.1		-
S	79 Wings Neck Road		$0	0.0			1.06		-
T	1 Spurr Road	12/6/2024	$559,400	0.0	Conventional	819	0.08	3	1-1
U	8 Spurr Road	10/6/2014	$249,000	0.0	Ranch	525	0.08	2	1-0
V	9 Harbor View Road	6/29/1998	$101,000	0.0	Ranch	1,524	0.14	3	2-0
W	105 Wings Neck Road	11/25/2005	$0	0.0	Ranch	1,306	0.2	3	2-0
X	15 Center Street	10/4/2016	$10	0.1	Cape	1,348	0.34	4	2-0
Y	28 Harbor View Road		$0	0.1	Ranch	640	0.18	2	1-0
Z	60 Kenwood Road	8/15/2024	$840,000	0.1	Cape	1,440	0.2	3	1-1
-	15 Fairview Road	6/19/2013	$223,500	0.1	Cottage	1,224	0.08	4	1-0
-	10 Spurr Road	7/3/1997	$100,000	0.1	Cape	1,047	0.08	2	1-1
-	18 Center Street	6/24/1997	$0	0.1	Cape	1,456	0.19	5	1-1
-	5 Spurr Road	6/4/1999	$0	0.1	Conventional	692	0.08	1	1-0
-	108 Wings Neck Road	3/16/2022	$1,130,000	0.1	Contemporary	1,900	0.17	4	1-2
-	70 Wings Neck Road	11/16/1999	$0	0.1	Cottage	1,098	0.19	4	1-0
-	67 Wings Neck Road	6/1/2005	$355,000	0.1	Ranch	1,160	0.2	1	1-0
-	16 Spurr Road	2/9/2023	$10	0.1	Raised Ranch	624	0.08	2	1-0
-	19 Fairview Road	1/10/2018	$385,000	0.1	Ranch	1,656	0.19	3	2-0
-	9 Spurr Road	1/26/2006	$100	0.1	Conventional	1,174	0.08	3	1-1
-	10 Fairview Road	3/23/2018	$345,000	0.1	Ranch	1,476	0.16	2	2-0
-	4 Richmond Road	8/5/2013	$0	0.1	Raised Ranch	1,441	0.09	2	2-0
-	54 Kenwood Road	11/24/1997	$0	0.1			0.29		-
-	15 Spurr Road	11/8/2022	$1	0.1	Conventional	695	0.08	4	1-0
-	16 Harbor View Road	10/7/2011	$1	0.1	Cottage	918	0.78	4	1-0
-	20 Spurr Road	10/15/2020	$100	0.1	Conventional	1,144	0.16	4	1-1
-	14 Fairview Road	5/26/1999	$0	0.1	Ranch	1,352	0.18	3	1-0
-	8 Richmond Road	9/24/2019	$430,000	0.1	Colonial	1,461	0.08	3	1-0
-	27 Fairview Road	8/6/2012	$10	0.1	Conventional	1,080	0.09	3	1-0
-	26 Center Street	4/16/2004	$1	0.1	Conventional	1,440	0.3	5	1-1
-	19 Spurr Road	9/15/2016	$1	0.1	Garage W/Qtrs	576	0.08	2	1-0
-	33 Center Street	5/20/2011	$100	0.1	Cottage	787	0.19	3	1-0
-	115 Wings Neck Road	7/8/2013	$1	0.1	Cape	1,050	0.15	2	1-0
-	10 Richmond Road	12/4/2014	$1	0.1	Cape	1,298	0.08	2	1-0
-	50 Cove Lane	12/4/2008	$1	0.1	Colonial	1,824	0.23	5	2-0
-	1 Chickadee Lane	1/11/1989	$90,000	0.1	Conventional	1,152	0.23	3	1-0
-	66 Wings Neck Road	5/4/2018	$585,000	0.1	Colonial	1,564	0.34	3	2-1
-	31 Fairview Road	8/28/2018	$1	0.1	Colonial	1,152	0.1	4	1-1
-	28 Fairview Road	4/27/2020	$1	0.1	Ranch	672	0.19	2	1-0
-	28 Spurr Road	5/1/2024	$1,225,000	0.1	Conventional	1,383	0.09	4	1-1
-	1 Richmond Road	11/15/2022	$555,000	0.1	Ranch	936	0.14	3	1-0
-	14 Richmond Road	12/4/2015	$390,000	0.1	Conventional	1,408	0.08	4	1-1
-	23 Spurr Road	9/15/2016	$1	0.1	Conventional	1,901	0.16	3	1-1
-	35 Fairview Road		$0	0.1	Colonial	1,227	0.11	4	2-0
-	5 Richmond Road	4/13/2022	$100	0.1	Cottage	640	0.08	2	1-1
-	35 Center Street	4/19/2023	$1	0.1	Cottage	1,323	0.1	3	1-0
-	31 Kendrick Lane	6/28/2005	$1	0.1			1.27		-
-	18 Richmond Road		$0	0.1	Cape	945	0.08	2	1-1
-	2 Tide Way Road	6/6/2022	$1	0.1	Cottage	956	0.17	2	1-1
-	50 Kenwood Road	11/10/2015	$10	0.1	Ranch	656	0.42	2	1-1
-	48 Cove Lane	12/20/2012	$297,000	0.1	Ranch	1,056	0.23	3	1-0
-	49 Kenwood Road	3/25/2020	$300,000	0.1	Cape	1,200	0.23	2	1-1
-	9 Richmond Road	12/4/2020	$100	0.1	Cottage	1,308	0.08	4	1-0
-	34 Buena Vista Road	3/10/1989	$310,000	0.1	Conventional	1,344	0.09	3	1-0
-	36 Fairview Road	4/10/2012	$0	0.1	Ranch	960	0.21	3	1-0
-	20 Richmond Road	7/29/2021	$1	0.1	Conventional	1,308	0.08	3	1-1
-	31 Spurr Road	5/12/1999	$0	0.1	Cottage	1,077	0.07	3	1-0
-	38 Center Street	12/14/2012	$455,000	0.1	Ranch	1,720	0.21	3	2-0
-	39 Fairview Road	4/30/2020	$405,000	0.1	Conventional	1,443	0.1	4	2-0
-	15 Richmond Road	6/11/2020	$100	0.1	Cape	1,175	0.08	4	1-0
-	29 Buena Vista Road	8/16/1999	$1	0.1	Conventional	2,841	0.18	6	4-0
-	43 Buena Vista Road	7/19/2012	$100	0.1	Conventional	1,500	0.06	4	1-1
-	7 Chickadee Lane	7/23/1998	$0	0.1	Ranch	720	0.35	2	1-0
-	62 Wings Neck Road	5/1/2020	$325,000	0.1	Cottage	760	0.29	3	1-0
-	4 Chickadee Lane	3/21/2008	$195,000	0.1	Contemporary	2,635	0.23	3	2-1
-	53 Wings Neck Road	10/5/1989	$0	0.1			3.03		-
-	47 Buena Vista Road	11/25/2014	$500,000	0.1	Conventional	1,332	0.06	3	1-0
-	41 Center Street	7/29/2022	$929,000	0.1	Conventional	1,240	0.1	3	1-0
-	21 Richmond Road	3/27/2008	$540,000	0.1	Conventional	1,608	0.09	4	1-0
-	44 Cove Lane	10/4/2005	$595,000	0.1	Cape	2,006	0.23	3	2-0
-	1 Tide Way Road	2/4/2022	$250,000	0.1	Cottage	704	0.16	2	1-0
-	6 Tide Way Road	7/18/2018	$1	0.1	Conventional	1,136	0.29	3	1-0
-	24 Richmond Road	2/14/2020	$1,044,000	0.1	Antique	2,208	0.06	5	1-1
-	45 Kenwood Road	12/9/2014	$1	0.1	Raised Ranch	1,512	0.23	3	1-0
-	44 Kenwood Road	11/12/2019	$1	0.1	Ranch	808	0.21	2	1-0
-	29 Kendrick Lane	7/10/2013	$325,250	0.1	Ranch	912	0.18	3	1-0
-	49 Fairview Road	7/12/2023	$1	0.1	Conventional	1,804	0.21	5	3-0
-	42 Fairview Road	11/7/2013	$485,000	0.1	Conventional	1,626	0.21	3	1-1
-	58 Wings Neck Road	9/13/2019	$350,000	0.1	Cape	1,590	0.11	4	1-1
-	42 Center Street	12/5/2019	$10	0.1	Ranch	1,523	0.11	4	1-1
-	5 Tide Way Road	11/16/2006	$10	0.1	Conventional	885	0.14	3	1-0
-	118 Wings Neck Road	10/26/2009	$100	0.1	Contemporary	2,545	0.8	5	3-0
-	40 Cove Lane	7/27/2009	$415,000	0.1	Ranch	1,548	0.23	3	1-1
-	25 Richmond Road	4/1/1970	$1	0.1	Conventional	1,392	0.24	4	1-0
-	0 Buena Vista Road		$0	0.1			0.54	0	0-0
-	23 North Shore Road	11/5/2021	$100	0.1	Cape	1,904	0.23	3	2-1
-	63 Wenaumet Bluffs Drive	6/3/1993	$1	0.1	Conventional	1,092	0.1	3	1-1
-	29 North Shore Road	2/17/2023	$1	0.1	Cape	1,752	0.23	4	3-0
-	41 Kenwood Road	12/5/2011	$1	0.1	Contemporary	1,855	0.23	3	1-1
-	38 Kenwood Road	4/8/2014	$0	0.1	Cape	1,224	0.21	3	1-1
-	27 Kendrick Lane	5/9/2013	$1	0.1	Ranch	1,216	0.18	3	1-0
-	5 North Shore Road	7/10/2013	$425,000	0.1	Conventional	1,705	0.35	3	2-0

Averages

4515 days

$171,645

0.08

---

1,172

0.22

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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

38.3 185 0 93 Wings Neck Road