95 Pheasant Lane, East Falmouth, MA 02536

95 Pheasant Lane East Falmouth MA 02536

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Owner Information

Owner 1

Kenneth J McNeill

Owner 2

Marie B McNeill

Owner's Address

95 Pheasant Ln East Falmouth, MA 02536

Market Sale Information

Most recent sale date

2/26/1993

Previous sale date

12/31/1986

Transfer document #

08460-0282

Previous transfer document

05494-0244

Grantor

Peter Terrazzino

Previous grantor

James L Gesner

Most recent sale price

$178,500.00

Previous sale price

$150,000.00

Site Information

Property ID

40 11 004 006

Lot Size

0.34

Use Code

101 - Residential, single family

Zoning

Building Style

Cape Cod

Number of Rooms

Stories

Number of Beds

Year Built

1986

Number of full baths

Condition

Average

Number of half baths

Finished Area

2004

Number of Kitchen

Gross Living Area

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Frcd Hot Air

Roof Cover

Asphalt

Heating fuel

Oil

Frame type

Air Condition (%)

Sidings

Clapboard

Assessment Information

Fiscal Year

2024

Land Value

$234,400.00

Total value

$619,900.00

Building value

$384,100.00

Estimated tax

$3,892.00

Yard improvement value

$1,400.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$902,603 to $742,974

$902,603 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,820	$819,941
	sft x ($819,941/1,820 sft)	$902,603

$742,974 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$684,118	$819,941
	x ($819,941/$684,118)	$742,974

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 95 Pheasant Lane	Proximity	Last Sold	Price	Net Living Area	Sale Price/sft $89.07	Style Cape Cod	Age 1986	Rooms 6	Bedrooms 3	Full baths 2	Half baths 0	Heating Fuel Oil	Lot Size 0.34	Roof Cover Asphalt	AEM Value - Building $384,100.00	AEM Value - Land $234,400.00	AEM Value - Other $1,400.00	AEM Value - Total $619,900.00
A) 192 Davisville Road	0.2	6/24/2024	$595,000	1,547	$384.62	Cape Cod	1984	6	3	2	0	Oil	0.26	Asphalt	$253,800	$134,700	$0	$388,500
B) 65 Terry Lou Avenue	0.3	2/29/2024	$823,000	1,845	$446.07	Cape Cod	2019	5	3	1	0	Gas	0.4	Asphalt	$686,800	$240,800	$6,100	$933,700
C) 82 Carol Avenue	0.4	5/23/2024	$679,000	1,872	$362.71	Ranch	1985	6	3	2	0	Oil	0.54	Asphalt	$363,400	$239,100	$0	$602,500
D) 40 Gage Drive	0.5	4/10/2024	$980,000	2,192	$447.08	Colonial	2019	7	3	1	1	Gas	0.29	Asphalt	$633,400	$152,100	$0	$785,500
E) 49 Seashell Lane	0.5	5/20/2024	$1,100,000	1,951	$563.81	Cape Cod	1988	6	3	2	0	Oil	0.24	Asphalt	$437,200	$370,500	$0	$807,700
F) 13 Starboard Drive	0.6	4/12/2024	$750,000	1,610	$465.84	Contemporary	1985	6	3	2	0	Gas	0.23	Asphalt	$384,700	$258,100	$0	$642,800
G) 14 Captain Davis Lane	0.6	3/1/2024	$500,000	2,046	$244.38	Ranch	1976	6	3	3	0	Gas	0.46	Asphalt	$393,000	$305,400	$8,300	$706,700
H) 47 Misty Harbor Way	0.7	5/29/2024	$1,275,000	1,768	$721.15	Ranch	1981	6	3	2	0	Gas	0.49	Asphalt	$455,700	$417,600	$1,000	$874,300
I) 113 Shorewood Drive	0.7	4/30/2024	$990,000	2,398	$412.84	Colonial	1959	6	3	2	1	Gas	0.18	Asphalt	$485,200	$431,000	$5,700	$921,900
J) 56 Davisville Road	0.7	6/13/2024	$900,000	1,836	$490.20	Contemporary	1998	6	3	2	1	Gas	0.78	Asphalt	$440,600	$162,000	$15,800	$618,400
K) 8 Tracy Circle	0.7	6/11/2024	$883,000	1,685	$524.04	Contemporary	1996	6	3	2	0	Oil	0.45	Asphalt	$414,500	$246,900	$1,700	$663,100
L) 5 Penny Royal Lane	0.7	5/30/2024	$849,000	1,754	$484.04	Ranch	1987	6	3	1	0	Gas	0.61	Asphalt	$429,400	$159,100	$7,400	$595,900
M) 56 Hanson Circle	0.8	1/31/2024	$780,000	1,568	$497.45	Raised Ranch	1993	6	3	2	0	Oil	0.47	Asphalt	$387,400	$264,700	$0	$652,100
N) 52 Cuttysark Road	0.8	3/6/2024	$615,000	1,520	$404.61	Ranch	1966	6	3	1	1	Gas	0.23	Asphalt	$267,400	$258,100	$0	$525,500
O) 53 Eel River Road	0.8	7/15/2024	$650,000	1,742	$373.13	Ranch	1974	6	3	1	0	Oil	0.71	Asphalt	$215,600	$459,700	$0	$675,300
P) 77 East Harbor Drive	0.9	6/3/2024	$820,000	1,670	$491.02	Ranch	1972	6	3	1	1	Gas	0.25	Asphalt	$407,700	$149,300	$0	$557,000
Q) 4 Whittier Road	1.0	3/20/2024	$750,000	1,944	$385.80	Cape Cod	1974	7	4	2	0	Gas	0.23	Asphalt	$310,200	$368,900	$0	$679,100

Estimation of Market Value - $822,788

As of today, 07/25/2024, the estimated market value of 95 Pheasant Lane, East Falmouth considering the above 17 comparable properties is $822,788.

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

95 Pheasant Lane

2/26/1993

$178,500

Cape Cod

2,004

0.34

2-0

Criteria

A	89 Pheasant Lane	2/12/2016	$100	0.0	Split or Bi	1,884	0.34	3	1-0
B	101 Pheasant Lane	10/18/2021	$585,000	0.0	Cape Cod	1,888	0.36	3	2-0
C	21 Pheasant Lane	7/2/2001	$0	0.0			0.27	0	0-0
D	17 Pheasant Lane	10/1/2020	$475,000	0.0	Gambrel	1,891	0.27	3	2-1
E	98 Pheasant Lane	11/2/2023	$100	0.0	Split or Bi	1,168	0.34	3	2-1
F	94 Pheasant Lane	7/12/2007	$1	0.0	Cape Cod	1,808	0.35	3	2-0
G	27 Pheasant Lane	10/14/2004	$456,000	0.0	Contemporary	1,666	0.27	2	1-1
H	83 Pheasant Lane	9/1/1998	$179,000	0.0	Contemporary	1,618	0.34	2	2-1
I	107 Pheasant Lane	8/9/1994	$0	0.0	Colonial	1,996	0.35	3	2-1
J	104 Pheasant Lane	6/25/2019	$459,000	0.0	Colonial	2,106	0.35	3	2-1
K	88 Pheasant Lane	4/15/2008	$1	0.0	Contemporary	1,682	0.34	2	2-1
L	18 Pheasant Lane	2/10/2016	$100	0.0	Split or Bi	1,900	0.24	3	2-0
M	24 Pheasant Lane	12/30/2010	$415,000	0.0	Colonial	2,424	0.23	3	2-1
N	9 Pheasant Lane	4/26/2016	$530,000	0.1	Cape Cod	1,969	0.25	3	2-1
O	108 Pheasant Lane	4/6/2004	$370,000	0.1	Contemporary	1,884	0.42	3	2-0
P	81 Seatucket Road	6/3/2011	$280,000	0.1	Cape Cod	1,310	0.24	4	2-0
Q	33 Pheasant Lane	4/27/2023	$232,500	0.1	Cape Cod	1,790	0.27	3	1-1
R	241 Davisville Road	6/30/2006	$340,000	0.1	Cape Cod	2,175	0.62	4	2-0
S	87 Seatucket Road	11/19/1986	$0	0.1	Raised Ranch	2,314	0.23	3	2-0
T	30 Pheasant Lane	7/15/2011	$328,000	0.1	Split or Bi	1,142	0.23	3	2-1
U	79 Seatucket Road	9/15/2014	$100	0.1	Cape Cod	1,820	0.23	4	2-0
V	77 Pheasant Lane	12/20/2022	$10	0.1	Colonial	2,074	0.52	4	2-0
W	17 Karyn Jane Avenue	8/9/1985	$89,500	0.1	Ranch	1,200	0.23	3	1-1
X	112 Pheasant Lane	9/21/2009	$450,000	0.1	Gambrel	1,883	0.45	3	2-1
Y	23 Karyn Jane Avenue	9/27/2007	$1	0.1	Raised Ranch	1,056	0.23	4	1-1
Z	82 Pheasant Lane	12/20/2022	$1	0.1	Cape Cod	1,266	0.52	3	2-0
-	11 Karyn Jane Avenue	8/10/2012	$319,500	0.1	Ranch	1,356	0.32	3	1-1
-	93 Seatucket Road	7/7/2022	$100	0.1	Ranch	1,040	0.25	3	1-1
-	233 Davisville Road	8/2/1983	$55,000	0.1	Conventional	1,344	0.34	4	1-0
-	5 Pheasant Lane	11/5/2020	$790,000	0.1	Cape Cod	1,770	0.24	3	2-1
-	73 Seatucket Road	11/18/2016	$399,000	0.1	Cape Cod	1,407	0.23	3	2-0
-	29 Karyn Jane Avenue	2/1/2006	$1	0.1	Cape Cod	1,444	0.23	4	2-0
-	36 Pheasant Lane	8/30/2023	$800,000	0.1	Contemporary	1,476	0.23	3	2-0
-	41 Pheasant Lane	8/22/2017	$1	0.1	Cape Cod	1,822	0.27	3	2-0
-	88 Seatucket Road	7/15/2016	$335,000	0.1	Cape Cod	1,040	0.23	3	1-1
-	82 Seatucket Road	12/30/2009	$329,900	0.1	Cape Cod	1,489	0.24	3	1-1
-	251 Davisville Road	8/5/1971	$0	0.1	Ranch	1,152	0.34	3	1-0
-	227 Davisville Road	7/22/2015	$10	0.1	Ranch	920	0.22	2	1-0
-	94 Seatucket Road	8/19/2011	$100	0.1	Contemporary	2,058	0.23	3	3-0
-	99 Seatucket Road	4/7/2017	$435,000	0.1	Ranch	1,344	0.26	3	1-0
-	18 Karyn Jane Avenue	10/31/1997	$125,000	0.1	Ranch	1,584	0.23	3	1-1
-	74 Seatucket Road	9/24/2019	$100	0.1	Split or Bi	1,120	0.23	3	2-0
-	35 Karyn Jane Avenue	5/8/2017	$1	0.1	Cape Cod	1,818	0.23	4	1-1
-	12 Karyn Jane Avenue	6/10/2002	$249,000	0.1	Raised Ranch	1,040	0.23	3	1-1
-	24 Karyn Jane Avenue	11/4/2022	$750,000	0.1	Cape Cod	1,691	0.23	4	2-0
-	67 Seatucket Road	3/17/2016	$100	0.1	Cape Cod	1,568	0.23	3	2-0
-	71 Pheasant Lane	6/26/2006	$1	0.1	Split or Bi	1,417	0.52	3	2-0
-	74 Pheasant Lane	1/24/2008	$485,000	0.1	Colonial	2,418	0.52	3	2-1
-	223 Davisville Road	6/26/2019	$1	0.1	Cape Cod	1,248	0.22	2	1-0
-	34 Seatucket Road	1/5/2021	$464,250	0.1	Contemporary	1,944	0.23	4	2-1
-	28 Seatucket Road	4/13/1999	$129,000	0.1	Raised Ranch	1,560	0.23	3	1-1
-	100 Seatucket Road	3/17/2014	$1	0.1	Cape Cod	1,794	0.23	3	2-1
-	42 Pheasant Lane	4/7/2023	$750,000	0.1	Colonial	1,982	0.23	3	2-1
-	30 Karyn Jane Avenue	3/1/2021	$1	0.1	Gambrel	1,694	0.23	4	2-1
-	259 Davisville Road	1/12/2017	$540,000	0.1	Cape Cod	2,102	0.36	3	1-1
-	40 Seatucket Road	9/27/2007	$268,884	0.1	Raised Ranch	2,141	0.23	4	3-0
-	68 Seatucket Road	11/9/2018	$530,000	0.1	Ranch	1,848	0.24	2	2-1
-	47 Pheasant Lane	7/11/2014	$1	0.1	Cape Cod	2,524	0.3	3	2-0
-	22 Seatucket Road	7/1/2008	$300,000	0.1	Raised Ranch	1,560	0.23	3	2-0
-	242 Davisville Road	12/2/1988	$0	0.1	Cape Cod	1,540	0.31	3	2-0
-	17 Renee Lane	6/21/2023	$100	0.1	Cape Cod	2,020	0.23	4	2-0
-	105 Seatucket Road	2/7/2008	$200,000	0.1	Ranch	1,264	0.27	3	2-0
-	11 Renee Lane	9/4/1992	$99,500	0.1	Cape Cod	1,638	0.24	2	1-0
-	39 Karyn Jane Avenue	4/1/2005	$464,000	0.1	Gambrel	2,241	0.23	4	2-1
-	23 Renee Lane	3/18/1999	$170,000	0.1	Cape Cod	1,724	0.23	4	2-0
-	0 Renee Lane	8/8/1994	$0	0.1			0.07	0	0-0
-	230 Davisville Road	1/23/1978	$39,500	0.1	Conventional	2,305	0.44	4	2-0
-	106 Seatucket Road	10/20/2016	$1	0.1	Cape Cod	1,684	0.23	4	2-0
-	36 Karyn Jane Avenue	10/15/2019	$469,000	0.1	Cape Cod	1,752	0.23	3	2-0
-	16 Seatucket Road	7/13/2001	$62,500	0.1	Raised Ranch	1,040	0.23	4	1-0
-	46 Seatucket Road	12/30/2020	$445,000	0.1	Ranch	1,920	0.27	3	1-0
-	29 Renee Lane	10/30/2000	$284,000	0.1	Cape Cod	1,736	0.23	4	2-0
-	31 Seatucket Road	11/30/2012	$120,000	0.1	Cape Cod	2,108	0.24	4	1-1
-	48 Pheasant Lane	4/28/1997	$150,000	0.1	Split or Bi	2,506	0.23	3	3-0
-	65 Seatucket Road	9/18/2023	$100	0.1	Contemporary	1,824	0.39	4	1-1
-	222 Davisville Road	4/20/2022	$725,000	0.1	Family Conv	1,788	0.28	4	2-0
-	246 Davisville Road	3/6/2024	$568,500	0.1	Cape Cod	1,080	0.65	2	1-0
-	25 Seatucket Road	3/9/2023	$170,000	0.1	Cape Cod	1,728	0.23	4	1-1
-	72 Pheasant Lane	1/15/2020	$1,195,000	0.1	Contemporary	1,993	0.31	3	1-0
-	37 Seatucket Road	5/15/1994	$144,000	0.1	Cape Cod	1,636	0.25	3	2-0
-	250 Davisville Road	1/8/2002	$0	0.1	Family Conv	1,392	0.77	4	2-0
-	63 Seatucket Road	3/18/2020	$1	0.1	Ranch	1,824	0.23	2	2-0
-	40 Karyn Jane Avenue	3/19/1982	$0	0.1	Cape Cod	2,295	0.23	4	2-0
-	68 Pheasant Lane	6/10/2016	$825,000	0.1	Colonial	2,363	0.27	4	2-1

Averages

5234 days

$230,662

0.08

---

1,667

0.29

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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

40 11 004 006 95 Pheasant Lane