32 Wings Neck Road, Pocasset, MA 02559

32 Wings Neck Road Pocasset MA 02559

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Owner Information

Owner 1

Gregory J Packard

Owner 2

Owner's Address

32 Wings Neck Rd Pocasset, MA 02559

Market Sale Information

Most recent sale date

4/14/2010

Previous sale date

8/2/2002

Transfer document #

24486-95

Previous transfer document

15435-323

Grantor

Phillip Murphy

Previous grantor

Cynthia M Wright

Most recent sale price

$510,000.00

Previous sale price

$365,000.00

Site Information

Property ID

38.3-226-0

Lot Size

0.67

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

1838

Number of Kitchen

Gross Living Area

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Plaster

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gambrel

Heating type

Ht Water Cl Air

Roof Cover

Asph/Comp Shin

Heating fuel

Oil

Frame type

Wood Frame

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2024

Land Value

$498,100.00

Total value

$933,000.00

Building value

$413,400.00

Estimated tax

$7,482.00

Yard improvement value

$21,500.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$1,036,971 to $1,256,074

$1,036,971 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,685	$950,893
	sft x ($950,893/1,685 sft)	$1,036,971

$1,256,074 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$706,314	$950,893
	x ($950,893/$706,314)	$1,256,074

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 32 Wings Neck Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $277.48	Style Conventional	Age 1920	Rooms 7	Bedrooms 4	Full baths 2	Half baths 0	Heating Fuel Oil	Lot Size 0.67	Roof Cover Asph/Comp Shin	AEM Value - Building $413,400.00	AEM Value - Land $498,100.00	AEM Value - Other $21,500.00	AEM Value - Total $933,000.00
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) 37 Kenwood Road	0.2	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
C) 32 Cove Lane	0.2	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
D) 49 King Phillip Road	0.3	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
E) 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
F) 32 Bellavista Drive	0.4	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
G) 289 Barlows Landing Road	0.5	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) 271 Barlows Landing Road	0.6	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) 38 Saco Avenue	0.7	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
J) 273 Circuit Avenue	0.7	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
K) 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
L) 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
M) 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
N) 66 Spruce Drive	0.9	10/11/2024	$2,395,000	1,708	1	$1402.22	Contemporary	1950	5	3	2	1	Gas	0.21	Asph/Comp Shin	$438,700	$672,200	$13,500	$1,124,400

Estimation of Market Value - $1,146,523

As of today, 01/09/2025, the estimated market value of 32 Wings Neck Road, Pocasset considering the above 14 comparable properties is $1,146,523.

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

32 Wings Neck Road

4/14/2010

$510,000

Conventional

1,838

0.67

2-0

Criteria

A	26 Wings Neck Road	7/23/1990	$0	0.0	Cape	1,764	0.46	3	2-0
B	38 Wings Neck Road	1/17/2017	$1	0.0	Cape	2,907	0.5	3	2-0
C	12 Mariners Lane	3/28/2017	$340,000	0.0	Antique	1,176	0.84	3	1-0
D	28 Wings Neck Road Unit 2	11/27/2018	$1	0.0	Conventional	1,433	0.46	3	1-1
E	35 Wings Neck Road	3/7/2013	$100	0.0	Contemporary	2,676	0.52	4	2-1
F	29 Wings Neck Road	4/12/2018	$1	0.0			0.56		-
G	28 Wings Neck Road	11/27/2018	$1	0.0			0.28		-
H	8 Oyster Lane	11/21/2003	$1	0.1	Cape	1,493	0.27	3	2-0
I	24 Wings Neck Road	9/29/2000	$420,000	0.1	Antique	2,250	0.87	3	3-1
J	27 Wings Neck Road	1/26/2022	$1	0.1	Contemporary	2,204	0.61	4	1-1
K	18 Mariners Lane	7/10/2023	$1	0.1	Ranch	1,100	0.29	2	2-0
L	9 Mariners Lane	2/10/2012	$106,000	0.1	Colonial	1,608	0.49	3	2-0
M	42 Wings Neck Road	12/17/2018	$100	0.1	Ranch	1,002	0.28	3	2-0
N	11 Mariners Lane	4/29/2022	$500,000	0.1			0.23		-
O	37 Wings Neck Road	3/31/2006	$403,500	0.1	Ranch	1,849	1.23	3	2-1
P	18 Wings Neck Road	3/26/2020	$720,150	0.1	Utility Bld	2,130	1.85		-
Q	17 Wings Neck Road	10/23/2012	$100	0.1	Cape	1,568	0.65	4	2-0
R	15 Mariners Lane	4/29/2022	$500,000	0.1	Cape	768	0.23	4	1-0
S	19 Wheeler Drive	8/1/2006	$925,000	0.1			0.46		-
T	14 Wings Neck Road	8/30/2016	$132,500	0.1	Conventional	1,251	0.37	3	1-0
U	30 Wings Neck Road	11/27/2018	$1	0.1			0.49		-
V	2 North Shore Road	8/24/2015	$1	0.1	Conventional	1,232	0.11	3	1-0
W	17 Mariners Lane	4/29/2022	$500,000	0.1			0.24		-
X	7 Oyster Lane	10/30/2015	$625,000	0.1	Cape	1,372	0.23	2	2-0
Y	8 Robin Lane	8/24/2011	$582,000	0.1	Cape	1,872	0.32	5	2-0
Z	12 Robin Lane	2/6/2023	$100	0.1	Ranch	1,756	0.32	2	2-0
-	5 Mooring Basin Lane	4/28/2023	$350,000	0.1			0.46		-
-	11 Wings Neck Road	3/2/2011	$1	0.1	Raised Ranch	1,137	0.88	3	1-1
-	14 Robin Lane	7/12/2012	$255,000	0.1	Ranch	1,816	0.35	3	2-0
-	6 North Shore Road	12/14/2021	$715,000	0.1	Cape	1,464	0.15	4	2-0
-	3 Oyster Lane	8/8/2022	$1,168,000	0.1	Cape	1,080	0.64	2	1-0
-	28 Robin Lane	6/6/2003	$100	0.1	Raised Ranch	1,344	0.21	3	1-0
-	10 Wings Neck Road	1/13/2023	$1	0.1	Ranch	1,056	0.25	3	1-0
-	3 Mooring Basin Lane	4/28/2023	$350,000	0.1			0.48		-
-	15 Wheeler Drive		$0	0.1			0.24		-
-	10 Wheeler Drive	8/1/2006	$925,000	0.1	Antique	3,670	2.15	5	4-1
-	21 Mariners Lane	8/11/2020	$450,000	0.1	Ranch	1,111	0.24	3	1-0
-	1 North Shore Road	1/13/1989	$1	0.1	Cape	1,144	0.09	3	2-0
-	11 Wheeler Drive	3/1/1999	$47,500	0.1			0.24		-
-	7 Mooring Basin Lane	4/28/2023	$350,000	0.1			0.5		-
-	20 Robin Lane	6/11/2024	$150,000	0.1			0.21		-
-	7 Wheeler Drive	11/14/2011	$1	0.1	Cape	2,450	0.24	4	3-0
-	23 Mariners Lane	8/17/2023	$1	0.1	Ranch	2,670	0.31	3	2-1
-	14 North Shore Road		$0	0.1	Cape	2,983	0.32	4	2-1
-	31 Robin Lane	12/18/1996	$300,000	0.1	Conventional	1,856	0.48	4	2-0
-	396 Barlows Landing Road	1/13/2023	$645,000	0.1	Ranch	2,522	1.2	4	2-1
-	16 Kendrick Lane	1/18/1990	$1	0.1	Cape	1,547	1.17	2	1-0
-	17 Robin Lane	6/17/2022	$100	0.1	Ranch	1,060	0.43	3	1-1
-	53 Wings Neck Road	10/5/1989	$0	0.1			3.03		-
-	25 Robin Lane	12/3/2012	$100	0.1	Ranch	1,064	0.16	2	1-0
-	58 Wings Neck Road	9/13/2019	$350,000	0.1	Cape	1,590	0.11	4	1-1
-	386 Barlows Landing Road	7/7/2004	$250,000	0.1	Antique	1,920	0.51	3	1-1
-	5 North Shore Road	7/10/2013	$425,000	0.1	Conventional	1,705	0.35	3	2-0

Averages

4106 days

$235,573

0.09

---

1,294

0.54

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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

38.3 226 0 32 Wings Neck Road