40 Wynn Way, Brewster, MA 02631

40 Wynn Way Brewster MA 02631
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Owner Information
Owner 1
Cynthia Biondi
Owner 2
Owner's Address
40 Wynn Way Brewster, MA 02631
Market Sale Information
Most recent sale date
5/7/2015
Previous sale date
12/20/2006
Transfer document #
28851-292
Previous transfer document
21631-056
Grantor
James C Lively
Previous grantor
Kathleen H Hayes
Most recent sale price
$425,000.00
Previous sale price
$438,000.00
Site Information
Property ID
23-35-0
Lot Size
0.35
Use Code
101 - Residential, single family
Zoning
RL
Building Style
Ranch
Number of Rooms
5
Stories
1.5
Number of Beds
3
Year Built
1983
Number of full baths
2
Condition
Number of half baths
0
Finished Area
1300
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Drywall
Floor type
Hardwood
Solar Hot Water
No
Roof Structure
Gable
Heating type
Htwt/Cl Air
Roof Cover
Asph/Cmp Sh
Heating fuel
Gas
Frame type
Wd Frame
Air Condition (%)
Sidings
WD Shingle
Assessment Information
Fiscal Year
2025
Land Value
$244,500.00
Total value
$694,100.00
Building value
$447,700.00
Estimated tax
$4,775.00
Yard improvement value
$1,900.00
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Certified Mass Appraisal
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 Wynn Way Photo Plan Map Proximity Last Sold Price Net Living Area Stories Sale Price/sft $326.92 Style Ranch Age 1983 Rooms 5 Bedrooms 3 Full baths 2 Half baths 0 Gross Living Area Heating Fuel Gas Detached Garage Lot Size 0.35 Roof Cover Asph/Cmp Sh AEM Value - Building $447,700.00 AEM Value - Land $244,500.00 AEM Value - Other $1,900.00 AEM Value - Total $694,100.00
A) 249 A P Newcomb Road 0.6 1/24/2025 $554,000 1,393 1.75 $397.70 Colonial 1986 6 2 2 0 Oil 0.43 Asph/Cmp Sh $426,100 $253,700 $0 $679,800
B) 33 Pitch Pine Road 0.7 11/12/2024 $750,000 1,391 1.5 $539.18 Cape 1988 7 3 2 0 Oil 0.34 Asph/Cmp Sh $346,100 $223,100 $0 $569,200
C) 37 Run Hill Road 0.8 12/10/2024 $516,000 1,521 1 $339.25 Ranch 1930 5 2 1 0 Oil 0.89 Asph/Cmp Sh $227,300 $262,200 $400 $489,900
D) 84 Seamans Lane 0.8 11/21/2024 $775,000 1,512 1.75 $512.57 Cape 1985 6 3 2 0 Oil 0.69 Asph/Cmp Sh $464,200 $256,100 $1,500 $721,800
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 40 Wynn Way 5/7/2015 $425,000 0 Ranch 1,300 0.35 3 2-0 -
  Criteria
A 249 A P Newcomb Road 1/24/2025 $554,000 0.6 Colonial 1,393 0.43 2 2-0
B 33 Pitch Pine Road 11/12/2024 $750,000 0.7 Cape 1,391 0.34 3 2-0
C 37 Run Hill Road 12/10/2024 $516,000 0.8 Ranch 1,521 0.89 2 1-0
D 84 Seamans Lane 11/21/2024 $775,000 0.8 Cape 1,512 0.69 3 2-0
Averages 85 days $648,750 0.71 --- 1,454 0.59 --- ---  

Estimation of Market Value - $655,960

As of today, 03/04/2025, the estimated market value of 40 Wynn Way, Brewster considering the above 4 comparable properties is $655,960.

 

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) BR F-HB
@ 40 Wynn Way 5/7/2015 $425,000 0 Ranch 1,300 0.35 3 2-0 -
  Criteria
A 24 Wynn Way 1/25/2018 $100 0.0 Ranch 1,556 0.35 3 3-1
B 50 Wynn Way 8/19/2011 $100 0.0 Cape 2,240 0.44 3 3-0
C 195 Canoe Pond Drive 10/29/2020 $699,000 0.0 Cape 2,170 0.36 3 2-0
D 201 Canoe Pond Drive 11/3/2017 $492,000 0.0 Ranch 2,212 0.37 3 2-0
E 47 Wynn Way 6/25/2024 $10 0.0 Ranch 1,794 0.37 3 2-0
F 39 Wynn Way 11/15/2022 $703,000 0.0 Cape 1,719 0.35 3 2-0
G 181 Canoe Pond Drive 1/23/2015 $455,000 0.0 Colonial 2,232 0.35 4 2-1
H 215 Canoe Pond Drive 3/6/2015 $570,000 0.0 Cape 3,643 0.4 3 3-1
I 54 Wynn Way 8/31/2022 $100 0.0 Colonial 1,862 0.43 3 2-0
J 17 Wynn Way 3/17/2022 $1 0.1 Cape 1,869 0.46 3 2-0
K 91 Wynn Way 5/8/2023 $1 0.1 Ranch 1,012 0.44 2 2-0
L 60 Wynn Way 9/27/2023 $0 0.1 Ranch 2,569 0.43 4 2-1
M 23 Wynn Way 3/27/2019 $1 0.1 Cape 2,084 0.79 4 2-0
N 198 Canoe Pond Drive 5/28/2002 $415,000 0.1 Cape 2,348 0.39 2 2-1
O 31 John Wings Lane 1/14/2000 $424,900 0.1 Cape 2,581 0.39 4 2-1
P 165 Canoe Pond Drive 8/6/2021 $1 0.1 Colonial 2,024 0.41 3 2-1
Q 21 John Wings Lane 12/22/2003 $400,000 0.1 Colonial 1,764 0.36 2 2-0
R 186 Canoe Pond Drive 3/9/2015 $1 0.1 Ranch 2,574 0.41 3 3-0
S 208 Canoe Pond Drive 1/18/2017 $560,000 0.1 Ranch 2,497 0.4 4 3-0
T 43 John Wings Lane 3/5/2013 $0 0.1 Contempor 3,792 0.4 5 2-1
U 72 Wynn Way 3/1/2006 $1 0.1 Cape 2,338 0.41 4 3-0
V 20 Indian Trail 5/24/1996 $130,000 0.1 Ranch 1,645 0.43 3 2-0
W 176 Canoe Pond Drive 9/30/2022 $670,000 0.1 Ranch 2,290 0.44 2 2-1
X 55 John Wings Lane 12/27/2012 $566,500 0.1 Colonial 3,311 0.36 5 2-1
Y 166 Canoe Pond Drive 11/29/2022 $1 0.1 Ranch 1,168 0.38 3 2-1
Z 224 Canoe Pond Drive 3/2/2023 $1 0.1 Split Level 1,912 0.39 3 2-1
- 257 Leland Road 3/23/2012 $466,094 0.1 Ranch 1,452 0.44 3 3-0
- 250 Leland Road 5/1/2009 $0 0.1 Ranch 864 0.56 4 1-1
- 152 Canoe Pond Drive 12/13/2021 $725,000 0.1 Ranch 1,372 0.37 2 3-1
- 23 Indian Trail 12/4/2009 $475,000 0.1 Cape 2,359 0.49 3 3-1
- 0 Leland Road-Rear 2/13/1979 $1 0.1 0.1 -
- 249 Leland Road 4/28/2014 $1 0.1 Ranch 1,344 0.45 4 2-0
- 137 Canoe Pond Drive 5/18/2011 $0 0.1 Cape 2,548 0.51 3 2-0
- 0 John Wings Lane $0 0.1 0.1 -
- 0 John Wings Lane 1/22/1977 $0 0.1 0.53 -
- 242 Leland Road 5/22/2018 $100 0.1 Colonial 2,280 0.57 4 3-0
- 18 John Wings Lane 4/20/2005 $1 0.1 Ranch 1,620 0.55 3 3-0
- 54 John Wings Lane 8/16/2022 $100 0.1 Colonial 2,600 0.62 3 4-0
- 6 John Wings Lane 8/13/2002 $0 0.1 Ranch 3,169 0.56 4 3-1
- 136 Canoe Pond Drive 7/9/2024 $0 0.1 Cape 2,009 0.37 3 2-0
- 0 John Wings Lane 1/15/2010 $25,000 0.1 2.2 -
- 239 Leland Road 6/10/1999 $120,000 0.1 Cape 3,498 0.48 6 4-1
- 0 Indian Trail 12/4/2009 $475,000 0.1 0.6 -
- 58 John Wings Lane 12/15/2016 $0 0.1 Cape 2,522 0.6 4 2-1
- 2 John Wings Lane 4/22/2005 $1,250,000 0.1 Cape 3,643 2.97 4 3-1
- 44 Ranney Lane 6/24/2016 $1 0.1 Colonial 1,995 1.6 4 1-1
Averages 4472 days $209,174 0.08 --- 1,967 0.55 --- ---  
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
23-35-0 40 Wynn Way