86 Wings Neck Road, Pocasset, MA 02559

86 Wings Neck Road Pocasset MA 02559

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Owner Information

Owner 1

Michael Ohmstede

Owner 2

Owner's Address

P O Box 603 Pocasset, MA 02559-0603

Market Sale Information

Most recent sale date

2/28/1995

Previous sale date

Transfer document #

9570-162

Previous transfer document

Grantor

Previous grantor

Most recent sale price

$111,400.00

Previous sale price

N/A

Site Information

Property ID

38.3-30-0

Lot Size

0.09

Use Code

101 - Residential, single family

Zoning

Building Style

Cape

Number of Rooms

Stories

1.75

Number of Beds

Year Built

1940

Number of full baths

Condition

Number of half baths

Finished Area

1470

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

Warm-Cool 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

$400,000.00

Total value

$681,600.00

Building value

$281,600.00

Estimated tax

$5,466.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$742,892 to $845,293

$742,892 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,509	$762,500
	sft x ($762,500/1,509 sft)	$742,892

$845,293 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$614,840	$762,500
	x ($762,500/$614,840)	$845,293

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 86 Wings Neck Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $75.78	Style Cape	Age 1940	Rooms 6	Bedrooms 4	Full baths 2	Half baths 0	Heating Fuel Gas	Lot Size 0.09	Roof Cover Asph/Comp Shin	AEM Value - Building $281,600.00	AEM Value - Land $400,000.00	AEM Value - Other $0.00	AEM Value - Total $681,600.00
A) 60 Kenwood Road	0.1	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	0.4	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
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) 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
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) 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
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) 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 - $794,092

As of today, 01/08/2025, the estimated market value of 86 Wings Neck Road, Pocasset considering the above 10 comparable properties is $794,092.

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

86 Wings Neck Road

2/28/1995

$111,400

Cape

1,470

0.09

2-0

Criteria

A	76 Wings Neck Road	7/13/2020	$360,000	0.0	Ranch	806	0.17	2	1-0
B	1 Center Street	3/26/2003	$100	0.0	Ranch	660	0.14	3	1-0
C	5 Fairview Road	4/21/2020	$500,000	0.0	Cape	2,012	0.28	3	2-0
D	10 Center Street	5/2/2002	$355,000	0.0	Conventional	1,632	0.08	4	2-0
E	85 Wings Neck Road	6/27/2007	$331,000	0.0	Cottage	850	0.19	2	1-0
F	93 Wings Neck Road	4/9/2014	$1	0.0	Cape	2,023	0.18	4	2-0
G	15 Fairview Road	6/19/2013	$223,500	0.0	Cottage	1,224	0.08	4	1-0
H	102 Wings Neck Road	3/10/2023	$1	0.0	Conventional	1,784	0.15	4	1-1
I	18 Center Street	6/24/1997	$0	0.0	Cape	1,456	0.19	5	1-1
J	15 Center Street	10/4/2016	$10	0.0	Cape	1,348	0.34	4	2-0
K	101 Wings Neck Road	4/27/2020	$1	0.0	Ranch	1,288	0.16	3	2-0
L	73 Wings Neck Road	2/14/2020	$223,000	0.0	Cottage	666	0.27	2	1-0
M	19 Fairview Road	1/10/2018	$385,000	0.0	Ranch	1,656	0.19	3	2-0
N	104 Wings Neck Road	11/23/2015	$210,000	0.0	Ranch	726	0.09	2	1-0
O	79 Wings Neck Road Unit 1		$0	0.0			0.18		-
P	8 Spurr Road	10/6/2014	$249,000	0.0	Ranch	525	0.08	2	1-0
Q	10 Fairview Road	3/23/2018	$345,000	0.0	Ranch	1,476	0.16	2	2-0
R	70 Wings Neck Road	11/16/1999	$0	0.0	Cottage	1,098	0.19	4	1-0
S	80 Kenwood Road	4/22/2013	$1	0.0	Cottage	979	0.16	3	1-2
T	10 Spurr Road	7/3/1997	$100,000	0.0	Cape	1,047	0.08	2	1-1
U	27 Fairview Road	8/6/2012	$10	0.0	Conventional	1,080	0.09	3	1-0
V	14 Fairview Road	5/26/1999	$0	0.0	Ranch	1,352	0.18	3	1-0
W	111 Wings Neck Road	6/30/2004	$320,000	0.1	Cottage	711	0.09	3	1-0
X	16 Spurr Road	2/9/2023	$10	0.1	Raised Ranch	624	0.08	2	1-0
Y	1 Spurr Road	12/6/2024	$559,400	0.1	Conventional	819	0.08	3	1-1
Z	26 Center Street	4/16/2004	$1	0.1	Conventional	1,440	0.3	5	1-1
-	67 Wings Neck Road	6/1/2005	$355,000	0.1	Ranch	1,160	0.2	1	1-0
-	31 Fairview Road	8/28/2018	$1	0.1	Colonial	1,152	0.1	4	1-1
-	70 Kenwood Road	2/15/2022	$68,000	0.1	Conventional	990	0.07	4	1-1
-	79 Kenwood Road	8/5/2016	$10	0.1	Cottage	648	0.14	2	1-0
-	28 Fairview Road	4/27/2020	$1	0.1	Ranch	672	0.19	2	1-0
-	1 Chickadee Lane	1/11/1989	$90,000	0.1	Conventional	1,152	0.23	3	1-0
-	33 Center Street	5/20/2011	$100	0.1	Cottage	787	0.19	3	1-0
-	5 Spurr Road	6/4/1999	$0	0.1	Conventional	692	0.08	1	1-0
-	79 Wings Neck Road		$0	0.1			1.06		-
-	20 Spurr Road	10/15/2020	$100	0.1	Conventional	1,144	0.16	4	1-1
-	9 Spurr Road	1/26/2006	$100	0.1	Conventional	1,174	0.08	3	1-1
-	35 Fairview Road		$0	0.1	Colonial	1,227	0.11	4	2-0
-	0 Kenwood Road		$0	0.1			0.07		-
-	105 Wings Neck Road	11/25/2005	$0	0.1	Ranch	1,306	0.2	3	2-0
-	108 Wings Neck Road	3/16/2022	$1,130,000	0.1	Contemporary	1,900	0.17	4	1-2
-	66 Wings Neck Road	5/4/2018	$585,000	0.1	Colonial	1,564	0.34	3	2-1
-	2 Tide Way Road	6/6/2022	$1	0.1	Cottage	956	0.17	2	1-1
-	71 Kenwood Road	4/27/2020	$1	0.1	Conventional	1,136	0.08	3	1-0
-	15 Spurr Road	11/8/2022	$1	0.1	Conventional	695	0.08	4	1-0
-	9 Harbor View Road	6/29/1998	$101,000	0.1	Ranch	1,524	0.14	3	2-0
-	28 Spurr Road	5/1/2024	$1,225,000	0.1	Conventional	1,383	0.09	4	1-1
-	36 Fairview Road	4/10/2012	$0	0.1	Ranch	960	0.21	3	1-0
-	19 Spurr Road	9/15/2016	$1	0.1	Garage W/Qtrs	576	0.08	2	1-0
-	65 Kenwood Road	6/5/2018	$350,000	0.1			0.1		-
-	35 Center Street	4/19/2023	$1	0.1	Cottage	1,323	0.1	3	1-0
-	39 Fairview Road	4/30/2020	$405,000	0.1	Conventional	1,443	0.1	4	2-0
-	38 Center Street	12/14/2012	$455,000	0.1	Ranch	1,720	0.21	3	2-0
-	4 Richmond Road	8/5/2013	$0	0.1	Raised Ranch	1,441	0.09	2	2-0
-	8 Richmond Road	9/24/2019	$430,000	0.1	Colonial	1,461	0.08	3	1-0
-	60 Kenwood Road	8/15/2024	$840,000	0.1	Cape	1,440	0.2	3	1-1
-	28 Harbor View Road		$0	0.1	Ranch	640	0.18	2	1-0
-	7 Chickadee Lane	7/23/1998	$0	0.1	Ranch	720	0.35	2	1-0
-	23 Spurr Road	9/15/2016	$1	0.1	Conventional	1,901	0.16	3	1-1
-	1 Tide Way Road	2/4/2022	$250,000	0.1	Cottage	704	0.16	2	1-0
-	10 Richmond Road	12/4/2014	$1	0.1	Cape	1,298	0.08	2	1-0
-	6 Tide Way Road	7/18/2018	$1	0.1	Conventional	1,136	0.29	3	1-0
-	29 Buena Vista Road	8/16/1999	$1	0.1	Conventional	2,841	0.18	6	4-0
-	34 Buena Vista Road	3/10/1989	$310,000	0.1	Conventional	1,344	0.09	3	1-0
-	14 Richmond Road	12/4/2015	$390,000	0.1	Conventional	1,408	0.08	4	1-1
-	4 Chickadee Lane	3/21/2008	$195,000	0.1	Contemporary	2,635	0.23	3	2-1
-	42 Fairview Road	11/7/2013	$485,000	0.1	Conventional	1,626	0.21	3	1-1
-	41 Center Street	7/29/2022	$929,000	0.1	Conventional	1,240	0.1	3	1-0
-	49 Fairview Road	7/12/2023	$1	0.1	Conventional	1,804	0.21	5	3-0
-	31 Spurr Road	5/12/1999	$0	0.1	Cottage	1,077	0.07	3	1-0
-	18 Richmond Road		$0	0.1	Cape	945	0.08	2	1-1
-	62 Wings Neck Road	5/1/2020	$325,000	0.1	Cottage	760	0.29	3	1-0
-	5 Tide Way Road	11/16/2006	$10	0.1	Conventional	885	0.14	3	1-0
-	16 Harbor View Road	10/7/2011	$1	0.1	Cottage	918	0.78	4	1-0
-	43 Buena Vista Road	7/19/2012	$100	0.1	Conventional	1,500	0.06	4	1-1
-	54 Kenwood Road	11/24/1997	$0	0.1			0.29		-
-	42 Center Street	12/5/2019	$10	0.1	Ranch	1,523	0.11	4	1-1
-	20 Richmond Road	7/29/2021	$1	0.1	Conventional	1,308	0.08	3	1-1
-	63 Wenaumet Bluffs Drive	6/3/1993	$1	0.1	Conventional	1,092	0.1	3	1-1
-	115 Wings Neck Road	7/8/2013	$1	0.1	Cape	1,050	0.15	2	1-0
-	1 Richmond Road	11/15/2022	$555,000	0.1	Ranch	936	0.14	3	1-0
-	5 Richmond Road	4/13/2022	$100	0.1	Cottage	640	0.08	2	1-1
-	47 Buena Vista Road	11/25/2014	$500,000	0.1	Conventional	1,332	0.06	3	1-0
-	11 Tide Way Road	9/26/2008	$445,000	0.1	Conventional	1,360	0.14	4	1-0
-	9 Richmond Road	12/4/2020	$100	0.1	Cottage	1,308	0.08	4	1-0
-	61 Wenaumet Bluffs Drive	1/25/2010	$240,000	0.1	Conventional	1,372	0.13	4	1-1
-	29 North Shore Road	2/17/2023	$1	0.1	Cape	1,752	0.23	4	3-0
-	15 Richmond Road	6/11/2020	$100	0.1	Cape	1,175	0.08	4	1-0
-	0 Buena Vista Road		$0	0.1			0.54	0	0-0
-	55 Fairview Road	11/2/2000	$0	0.1	Antique	3,119	0.3	5	2-1
-	24 Richmond Road	2/14/2020	$1,044,000	0.1	Antique	2,208	0.06	5	1-1
-	39 North Shore Road	3/21/2022	$100	0.1	Cottage	1,352	0.22	4	1-1
-	23 North Shore Road	11/5/2021	$100	0.1	Cape	1,904	0.23	3	2-1
-	53 Wings Neck Road	10/5/1989	$0	0.1			3.03		-
-	58 Wings Neck Road	9/13/2019	$350,000	0.1	Cape	1,590	0.11	4	1-1
-	59 Wenaumet Bluffs Drive	12/13/2021	$1	0.1	Conventional	1,008	0.1	3	2-1
-	50 Cove Lane	12/4/2008	$1	0.1	Colonial	1,824	0.23	5	2-0
-	21 Richmond Road	3/27/2008	$540,000	0.1	Conventional	1,608	0.09	4	1-0
-	31 Kendrick Lane	6/28/2005	$1	0.1			1.27		-
-	50 Fairview Road	2/2/2023	$1	0.1	Conventional	1,402	0.18	4	1-1
-	49 North Shore Road	11/2/2021	$887,500	0.1	Antique	1,739	0.23	3	2-0
-	5 North Shore Road	7/10/2013	$425,000	0.1	Conventional	1,705	0.35	3	2-0
-	55 Wenaumet Bluffs Drive	1/27/2003	$1	0.1	Conventional	1,244	0.14	4	1-0
-	50 Kenwood Road	11/10/2015	$10	0.1	Ranch	656	0.42	2	1-1
-	66 Wenaumet Bluffs Drive	7/5/2001	$1	0.1	Antique	1,428	0.15	4	1-1
-	25 Richmond Road	4/1/1970	$1	0.1	Conventional	1,392	0.24	4	1-0
-	49 Kenwood Road	3/25/2020	$300,000	0.1	Cape	1,200	0.23	2	1-1
-	48 Cove Lane	12/20/2012	$297,000	0.1	Ranch	1,056	0.23	3	1-0
-	118 Wings Neck Road	10/26/2009	$100	0.1	Contemporary	2,545	0.8	5	3-0
-	51 Wenaumet Bluffs Drive	2/1/2013	$0	0.1	Contemporary	1,752	0.17	3	2-0

Averages

4455 days

$169,669

0.08

---

1,199

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 30 0 86 Wings Neck Road