26 Wings Neck Road, Pocasset, MA 02559

26 Wings Neck Road Pocasset MA 02559

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Owner Information

Owner 1

Philip C Waters

Owner 2

T Waters Pamela

Owner's Address

P O Box 890 Pocasset, MA 02559-0890

Market Sale Information

Most recent sale date

7/23/1990

Previous sale date

Transfer document #

7233-208

Previous transfer document

Grantor

Previous grantor

Most recent sale price

$0.00

Previous sale price

N/A

Site Information

Property ID

38.3-235-1

Lot Size

0.46

Use Code

101 - Residential, single family

Zoning

Building Style

Cape

Number of Rooms

Stories

1.75

Number of Beds

Year Built

1991

Number of full baths

Condition

Number of half baths

Finished Area

1764

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

$463,200.00

Total value

$747,700.00

Building value

$282,400.00

Estimated tax

$5,996.00

Yard improvement value

$2,100.00

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Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$989,545 to $1,017,763

$989,545 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,624	$911,250
	sft x ($911,250/1,624 sft)	$989,545

$1,017,763 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$669,450	$911,250
	x ($911,250/$669,450)	$1,017,763

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 26 Wings Neck Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.00	Style Cape	Age 1991	Rooms 6	Bedrooms 3	Full baths 2	Half baths 0	Heating Fuel Gas	Lot Size 0.46	Roof Cover Asph/Comp Shin	AEM Value - Building $282,400.00	AEM Value - Land $463,200.00	AEM Value - Other $2,100.00	AEM Value - Total $747,700.00
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) 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	0.3	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) 29 Wing Road	0.6	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
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 - $1,003,654

As of today, 01/09/2025, the estimated market value of 26 Wings Neck Road, Pocasset considering the above 14 comparable properties is $1,003,654.

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

26 Wings Neck Road

7/23/1990

Cape

1,764

0.46

2-0

Criteria

A	32 Wings Neck Road	4/14/2010	$510,000	0.0	Conventional	1,838	0.67	4	2-0
B	28 Wings Neck Road Unit 2	11/27/2018	$1	0.0	Conventional	1,433	0.46	3	1-1
C	28 Wings Neck Road	11/27/2018	$1	0.0			0.28		-
D	24 Wings Neck Road	9/29/2000	$420,000	0.0	Antique	2,250	0.87	3	3-1
E	29 Wings Neck Road	4/12/2018	$1	0.0			0.56		-
F	27 Wings Neck Road	1/26/2022	$1	0.0	Contemporary	2,204	0.61	4	1-1
G	12 Mariners Lane	3/28/2017	$340,000	0.0	Antique	1,176	0.84	3	1-0
H	38 Wings Neck Road	1/17/2017	$1	0.0	Cape	2,907	0.5	3	2-0
I	14 Wings Neck Road	8/30/2016	$132,500	0.1	Conventional	1,251	0.37	3	1-0
J	18 Wings Neck Road	3/26/2020	$720,150	0.1	Utility Bld	2,130	1.85		-
K	35 Wings Neck Road	3/7/2013	$100	0.1	Contemporary	2,676	0.52	4	2-1
L	17 Wings Neck Road	10/23/2012	$100	0.1	Cape	1,568	0.65	4	2-0
M	8 Oyster Lane	11/21/2003	$1	0.1	Cape	1,493	0.27	3	2-0
N	5 Mooring Basin Lane	4/28/2023	$350,000	0.1			0.46		-
O	10 Wings Neck Road	1/13/2023	$1	0.1	Ranch	1,056	0.25	3	1-0
P	3 Mooring Basin Lane	4/28/2023	$350,000	0.1			0.48		-
Q	18 Mariners Lane	7/10/2023	$1	0.1	Ranch	1,100	0.29	2	2-0
R	11 Wings Neck Road	3/2/2011	$1	0.1	Raised Ranch	1,137	0.88	3	1-1
S	19 Wheeler Drive	8/1/2006	$925,000	0.1			0.46		-
T	30 Wings Neck Road	11/27/2018	$1	0.1			0.49		-
U	9 Mariners Lane	2/10/2012	$106,000	0.1	Colonial	1,608	0.49	3	2-0
V	42 Wings Neck Road	12/17/2018	$100	0.1	Ranch	1,002	0.28	3	2-0
W	37 Wings Neck Road	3/31/2006	$403,500	0.1	Ranch	1,849	1.23	3	2-1
X	15 Wheeler Drive		$0	0.1			0.24		-
Y	11 Mariners Lane	4/29/2022	$500,000	0.1			0.23		-
Z	7 Oyster Lane	10/30/2015	$625,000	0.1	Cape	1,372	0.23	2	2-0
-	15 Mariners Lane	4/29/2022	$500,000	0.1	Cape	768	0.23	4	1-0
-	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		-
-	396 Barlows Landing Road	1/13/2023	$645,000	0.1	Ranch	2,522	1.2	4	2-1
-	17 Mariners Lane	4/29/2022	$500,000	0.1			0.24		-
-	10 Wheeler Drive	8/1/2006	$925,000	0.1	Antique	3,670	2.15	5	4-1
-	3 Oyster Lane	8/8/2022	$1,168,000	0.1	Cape	1,080	0.64	2	1-0
-	386 Barlows Landing Road	7/7/2004	$250,000	0.1	Antique	1,920	0.51	3	1-1
-	7 Wheeler Drive	11/14/2011	$1	0.1	Cape	2,450	0.24	4	3-0
-	2 North Shore Road	8/24/2015	$1	0.1	Conventional	1,232	0.11	3	1-0
-	8 River Road	5/12/2023	$585,000	0.1	Ranch	708	0.15	2	1-0
-	7 River Road	4/1/2011	$145,000	0.1	Ranch	728	0.15	2	1-0
-	8 Robin Lane	8/24/2011	$582,000	0.1	Cape	1,872	0.32	5	2-0
-	12 Robin Lane	2/6/2023	$100	0.1	Ranch	1,756	0.32	2	2-0
-	12 River Road	8/1/2023	$449,900	0.1	Ranch	840	0.16	2	1-0
-	21 Mariners Lane	8/11/2020	$450,000	0.1	Ranch	1,111	0.24	3	1-0
-	28 Robin Lane	6/6/2003	$100	0.1	Raised Ranch	1,344	0.21	3	1-0
-	14 River Road	1/14/2021	$1	0.1	Contemporary	2,804	0.52	3	4-0
-	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
-	404 Barlows Landing Road	8/28/2020	$755,000	0.1	Antique	2,157	0.54	4	2-1
-	16 Kendrick Lane	1/18/1990	$1	0.1	Cape	1,547	1.17	2	1-0
-	5 River Road	4/1/2011	$166,500	0.1	Ranch	708	0.15	2	1-0
-	380 Barlows Landing Road	2/26/2008	$1	0.1	Office Building	592	0.36		-
-	6 River Road	6/23/2021	$100	0.1	Ranch	908	0.15	2	1-0
-	1 North Shore Road	1/13/1989	$1	0.1	Cape	1,144	0.09	3	2-0

Averages

3697 days

$266,763

0.09

---

1,254

0.49

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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

38.3 235 1 26 Wings Neck Road