40 Horseshoe Lane, North Falmouth, MA 02556

40 Horseshoe Lane North Falmouth MA 02556
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Owner Information
Owner 1
Thomas D Manchester III
Owner 2
Barbara Manchester
Owner's Address
40 Horseshoe Ln North Falmouth, MA 02556
Market Sale Information
Most recent sale date
11/15/2016
Previous sale date
2/9/1983
Transfer document #
211301-
Previous transfer document
90966
Grantor
Donald C March
Previous grantor
Gray Rocks Realty
Most recent sale price
$210,000.00
Previous sale price
$26,000.00
Site Information
Property ID
12 05 004 019
Lot Size
0.6
Use Code
101 - Residential, single family
Zoning
RB
Building Style
Ranch
Number of Rooms
7
Stories
Number of Beds
3
Year Built
2017
Number of full baths
1
Condition
Average
Number of half baths
1
Finished Area
3031
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
0
Interior walls
Drywall
Floor type
Hardwood
Solar Hot Water
No
Roof Structure
Gable/Hip
Heating type
Frcd Hot Air
Roof Cover
Asphalt
Heating fuel
Gas
Frame type
Wood
Air Condition (%)
Sidings
Wood Shingle
Assessment Information
Fiscal Year
2024
Land Value
$281,100.00
Total value
$1,285,200.00
Building value
$994,200.00
Estimated tax
$8,071.00
Yard improvement value
$9,900.00
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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 Horseshoe Lane Photo Plan Map Proximity Last Sold Price Net Living Area Stories Sale Price/sft $69.28 Style Ranch Age 2017 Rooms 7 Bedrooms 3 Full baths 1 Half baths 1 Gross Living Area Heating Fuel Gas Detached Garage Lot Size 0.6 Roof Cover Asphalt AEM Value - Building $994,200.00 AEM Value - Land $281,100.00 AEM Value - Other $9,900.00 AEM Value - Total $1,285,200.00
A) 29 Longview Road 0.3 10/4/2024 $1,385,000 2,600 $532.69 Colonial 1989 7 4 3 0 Gas 1.99 Asphalt $539,400 $282,000 $16,000 $837,400
B) 216 North Falmouth Highway 0.3 9/16/2024 $1,200,000 3,114 $385.36 Gambrel 1994 7 4 3 1 Gas 0.74 Asphalt $796,300 $261,100 $0 $1,057,400
C) 321 North Falmouth Highway 0.3 11/8/2024 $905,000 3,348 $270.31 Colonial 2000 9 4 2 1 Gas 0.71 Asphalt $680,500 $257,300 $0 $937,800
D) 108 Streeter Hill Road 0.6 11/6/2024 $850,000 2,360 $360.17 Contemporary 1985 6 3 2 0 Oil 0.37 Asphalt $467,000 $253,500 $7,400 $727,900
E) 18 Webster Street 0.7 9/19/2024 $1,621,250 2,730 $593.86 Cape Cod 1987 7 4 2 1 Gas 0.35 Asphalt $762,800 $421,900 $8,100 $1,192,800
F) 3 Webster Street 0.7 7/25/2024 $1,564,000 2,652 $589.74 Contemporary 1985 6 3 2 1 Gas 0.35 Asphalt $513,700 $421,900 $8,800 $944,400
G) 34 Longshank Circle 0.8 7/25/2024 $1,040,000 2,510 $414.34 Contemporary 1996 6 3 2 1 Gas 1.04 Asphalt $598,800 $323,900 $0 $922,700
H) 67 Santuit Road 0.9 9/4/2024 $1,375,000 3,740 $367.65 Cape Cod 1926 7 4 3 1 Gas 0.33 Asphalt $1,004,200 $791,500 $11,000 $1,806,700
I) 6 Ryder Road 0.9 6/28/2024 $1,650,000 2,775 $594.59 Contemporary 1993 6 3 4 0 Gas 0.51 Asphalt $764,700 $338,400 $0 $1,103,100
J) 277 Cairn Ridge Road 1.0 7/11/2024 $920,000 3,590 $256.27 Contemporary 2000 7 4 2 1 Gas 0.8 Asphalt $765,800 $477,500 $0 $1,243,300
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 40 Horseshoe Lane 11/15/2016 $210,000 0 Ranch 3,031 0.6 3 1-1 -
  Criteria
A 29 Longview Road 10/4/2024 $1,385,000 0.3 Colonial 2,600 1.99 4 3-0
B 216 North Falmouth Highway 9/16/2024 $1,200,000 0.3 Gambrel 3,114 0.74 4 3-1
C 321 North Falmouth Highway 11/8/2024 $905,000 0.3 Colonial 3,348 0.71 4 2-1
D 108 Streeter Hill Road 11/6/2024 $850,000 0.6 Contemporary 2,360 0.37 3 2-0
E 18 Webster Street 9/19/2024 $1,621,250 0.7 Cape Cod 2,730 0.35 4 2-1
F 3 Webster Street 7/25/2024 $1,564,000 0.7 Contemporary 2,652 0.35 3 2-1
G 34 Longshank Circle 7/25/2024 $1,040,000 0.8 Contemporary 2,510 1.04 3 2-1
H 67 Santuit Road 9/4/2024 $1,375,000 0.9 Cape Cod 3,740 0.33 4 3-1
I 6 Ryder Road 6/28/2024 $1,650,000 0.9 Contemporary 2,775 0.51 3 4-0
J 277 Cairn Ridge Road 7/11/2024 $920,000 1.0 Contemporary 3,590 0.8 4 2-1
Averages 69 days $1,251,025 0.64 --- 2,942 0.72 --- ---  

Estimation of Market Value - $1,390,648

As of today, 11/10/2024, the estimated market value of 40 Horseshoe Lane, North Falmouth considering the above 10 comparable properties is $1,390,648.

 

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 Horseshoe Lane 11/15/2016 $210,000 0 Ranch 3,031 0.6 3 1-1 -
  Criteria
A 24 Horseshoe Lane 5/10/2016 $1 0.0 Cape Cod 2,021 0.58 2 2-0
B 44 Horseshoe Lane 6/15/2017 $477,750 0.0 Cape Cod 1,957 0.64 4 1-0
C 39 Horseshoe Lane 7/3/2013 $100 0.0 Cape Cod 3,157 0.51 3 2-0
D 45 Horseshoe Lane 1/9/1996 $0 0.0 Cape Cod 1,841 0.52 4 2-0
E 29 Horseshoe Lane 6/24/2008 $1 0.0 Colonial 2,568 0.57 3 2-1
F 52 Horseshoe Lane 11/4/2015 $100 0.0 Cape Cod 2,803 0.52 4 2-1
G 10 Horseshoe Lane 11/7/2024 $2,550,000 0.0 0.57 0 0-0
H 35 Horseshoe Lane 12/15/2022 $10 0.0 Cape Cod 1,896 0.81 3 2-0
I 33 Horseshoe Lane 12/13/2018 $840,000 0.1 Cape Cod 2,784 0.86 3 2-1
J 23 Horseshoe Lane 12/12/2013 $477,000 0.1 Cape Cod 1,964 0.55 3 2-1
K 51 Horseshoe Lane 5/25/2018 $640,000 0.1 Ranch 1,977 0.51 3 1-1
L 47 Old Forge Road 2/6/2018 $1 0.1 Cape Cod 2,474 0.64 3 2-0
M 56 Horseshoe Lane 7/31/2013 $100 0.1 Ranch 2,546 0.53 4 2-0
N 19 Horseshoe Lane 9/15/2010 $550,000 0.1 Ranch 3,368 0.62 4 1-0
O 53 Old Forge Road 7/12/2023 $100 0.1 Cape Cod 2,272 0.56 3 1-1
P 4 Horseshoe Lane 5/4/2021 $100 0.1 Contemporary 2,401 0.66 3 2-1
Q 29 Millstone Street 10/25/2005 $100 0.1 Cape Cod 3,487 0.56 4 3-0
R 23 Millstone Street 11/17/2014 $100 0.1 Colonial 2,700 0.56 4 2-1
S 57 Horseshoe Lane 10/2/2020 $789,900 0.1 Ranch 2,692 0.53 3 1-0
T 57 Old Forge Road 3/9/2022 $10 0.1 Cape Cod 2,868 0.5 4 2-1
U 35 Millstone Street 2/17/2021 $1 0.1 Cape Cod 3,182 0.55 5 3-0
V 15 Horseshoe Lane 3/23/2012 $461,250 0.1 Cape Cod 3,036 0.72 3 2-1
W 15 Millstone Street 3/30/2017 $419,000 0.1 Ranch 2,502 0.81 3 1-1
X 64 Horseshoe Lane 2/13/2023 $100 0.1 Colonial 3,849 0.54 4 2-1
Y 41 Millstone Street 5/27/2015 $570,000 0.1 Colonial 2,904 0.49 4 2-1
Z 9 Horseshoe Lane 11/9/2001 $0 0.1 Cape Cod 2,025 0.71 3 3-0
- 63 Horseshoe Lane 9/29/2021 $100 0.1 Ranch 1,537 0.49 4 2-1
- 63 Old Forge Road 9/14/1984 $30,000 0.1 Cape Cod 2,155 0.5 3 3-0
- 37 Old Forge Road 10/29/2015 $1 0.1 Cape Cod 2,789 0.68 3 3-2
- 47 Millstone Street 12/28/2012 $415,000 0.1 Cape Cod 1,806 0.51 4 2-0
- 48 Old Forge Road 9/9/2011 $517,500 0.1 Cape Cod 3,340 0.61 3 3-0
- 52 Old Forge Road 6/2/2022 $10 0.1 Cape Cod 3,515 0.57 3 2-1
- 69 Horseshoe Lane 3/16/2022 $1,057,000 0.1 Colonial 2,673 0.55 4 2-0
- 28 Millstone Street 8/3/2000 $75,000 0.1 Cape Cod 1,803 0.7 3 2-1
- 77 Old Forge Road 6/29/1992 $197,500 0.1 Cape Cod 2,200 0.48 3 2-1
- 40 Old Forge Road 12/21/2009 $254,000 0.1 Cape Cod 2,212 0.58 3 2-0
Averages 3975 days $286,718 0.08 --- 2,481 0.59 --- ---  
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
12 05 004 019 40 Horseshoe Lane