25 Simpson Avenue, Oak Bluffs, MA 02557

25 Simpson Avenue Oak Bluffs MA 02557
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Owner Information
Owner 1
Richard Nolan Townsend
Owner 2
Camille Yvonne Granville
Owner's Address
50 East 28Th St, APT 11K New York, NY 10016
Market Sale Information
Most recent sale date
2/5/2021
Previous sale date
5/23/1997
Transfer document #
1563-684
Previous transfer document
701-216
Grantor
Frederick Jackson
Previous grantor
Frederick Jackson
Most recent sale price
$500,000.00
Previous sale price
$10.00
Site Information
Property ID
8-153-1
Lot Size
0.1
Use Code
101 - Residential, single family
Zoning
Building Style
Old Style
Number of Rooms
6
Stories
2
Number of Beds
3
Year Built
1997
Number of full baths
2
Condition
Number of half baths
0
Finished Area
1151
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Plaster
Floor type
Wood/Carpet/Mix
Solar Hot Water
No
Roof Structure
Gable
Heating type
Hot Water
Roof Cover
Asph/Cmp Shin
Heating fuel
Gas
Frame type
Wood Frame
Air Condition (%)
Sidings
Wood Shingle
Assessment Information
Fiscal Year
2025
Land Value
$639,900.00
Total value
$1,059,300.00
Building value
$419,400.00
Estimated tax
$5,349.00
Yard improvement value
$0.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
2008200920102011201220142015201620172018201920202021202220232024$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report
58 Vineyard Avenue18 Brunswick Avenue41 Towanticut Avenue2 Nahomon Street4 Combra Way25 Simpson Avenue$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Subject PropertyTotal Assessment ($)Total Assessment
Address 25 Simpson Avenue A) 18 Brunswick AvenueB) 4 Combra WayC) 41 Towanticut AvenueD) 58 Vineyard AvenueE) 2 Nahomon Street
Photo
Plan
Map
Proximity 0.10.30.40.40.6
Last Sold 2/21/20252/6/20253/19/202511/27/20242/14/2025
Price $1,055,000$1,150,000$1,136,250$650,000$950,000
Net Living Area 8701,4281,1529121,300
Stories 21.5112
Sale Price/sft $434.40$1212.64$805.32$986.33$712.72$730.77
Style Old StyleOld StyleCapeRanchRanchContemporary
Age 199718702002199919811978
Rooms 655550
Bedrooms 333333
Full baths 212212
Half baths 000000
Gross Living Area
Heating Fuel GasWoodGasOilElectricElectric
Detached Garage
Lot Size 0.10.20.390.230.380.21
Roof Cover Asph/Cmp ShinWood ShinAsph/Cmp ShinAsph/Cmp ShinAsph/Cmp ShinAsph/Cmp Shin
AEM Value - Building $419,400.00$343,400$446,100$414,800$213,300$437,200
AEM Value - Land $639,900.00$574,000$551,000$531,200$499,600$527,900
AEM Value - Other $0.00$0$0$500$900$500
AEM Value - Total $1,059,300.00$917,400$997,100$946,500$713,800$965,600
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 25 Simpson Avenue 2/5/2021 $500,000 0 Old Style 1,151 0.1 3 2-0 -
  Criteria
A 18 Brunswick Avenue 2/21/2025 $1,055,000 0.1 Old Style 870 0.2 3 1-0
B 4 Combra Way 2/6/2025 $1,150,000 0.3 Cape 1,428 0.39 3 2-0
C 41 Towanticut Avenue 3/19/2025 $1,136,250 0.4 Ranch 1,152 0.23 3 2-0
D 58 Vineyard Avenue 11/27/2024 $650,000 0.4 Ranch 912 0.38 3 1-0
E 2 Nahomon Street 2/14/2025 $950,000 0.6 Contemporary 1,300 0.21 3 2-0
Averages 96 days $988,250 0.36 --- 1,132 0.28 --- ---  

Estimation of Market Value - $1,078,651

As of today, 05/12/2025, the estimated market value of 25 Simpson Avenue, Oak Bluffs considering the above 5 comparable properties is $1,078,651.

 

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
Subject Property0 Chestnut Avenue-Pacific Ave0 New York Avenue0 Spruce Avenue16 Spruce Avenue14 Spruce Avenue8 Chestnut Avenue25 Simpson Avenue21 Simpson Avenue29 Simpson Avenue33 Simpson Avenue28 New York Avenue15 Spruce Avenue7 Chestnut Avenue2 Chestnut Avenue5 Spruce Avenue17 Spruce Avenue10 Spruce Avenue13 Spruce Avenue7 Spruce Avenue4 Spruce Avenue12 New York Avenue11 Spruce Avenue3 Spruce Avenue0 Lake Side Park9 Spruce Avenue32 New York Avenue12 Spruce Avenue$0$500,000$1,000,000$1,500,000$2,000,000$2,500,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 25 Simpson Avenue 2/5/2021 $500,000 0 Old Style 1,151 0.1 3 2-0 -
  Criteria
A 21 Simpson Avenue 10/18/1991 $165,000 0.0 Old Style 1,047 0.14 3 1-0
B 12 Spruce Avenue 9/1/2004 $500,000 0.0 Old Style 1,899 0.11 3 3-1
C 10 Spruce Avenue 12/8/2014 $0 0.0 Colonial 2,132 0.14 3 3-1
D 14 Spruce Avenue 12/14/2015 $100 0.0 Old Style 1,573 0.08 4 2-1
E 1 Rowland Avenue 3/11/1998 $0 0.0 Old Style 3,009 0.23 6 3-0
F 29 Simpson Avenue 11/15/2018 $630,000 0.0 Cape 1,666 0.1 4 2-0
G 4 Spruce Avenue $0 0.0 Raised Ranch 2,236 0.2 1 2-1
H 16 Spruce Avenue 12/4/2019 $641,000 0.0 Old Style 1,274 0.08 4 2-0
I 9 Spruce Avenue 3/30/2016 $10 0.0 Old Style 2,828 0.11 5 3-0
J 0 Spruce Avenue 6/20/2019 $840,000 0.0 0.06 -
K 7 Spruce Avenue $0 0.0 Old Style 1,120 0.05 4 2-1
L 11 Spruce Avenue 1/26/2021 $1,200,000 0.0 Old Style 1,450 0.06 4 2-1
M 8 Chestnut Avenue 7/18/2012 $0 0.0 Old Style 1,427 0.08 3 2-0
N 17 Spruce Avenue 6/20/2019 $840,000 0.0 Antique 1,212 0.07 2 1-1
O 5 Spruce Avenue 1/28/2013 $350,000 0.0 Old Style 1,057 0.05 2 1-0
P 13 Spruce Avenue 12/29/1993 $0 0.0 Old Style 1,061 0.05 2 1-1
Q 5 Rowland Avenue 9/9/2022 $100 0.0 Old Style 2,920 0.34 4 2-0
R 33 Simpson Avenue 11/22/1996 $107,000 0.0 Cape 1,796 0.21 3 2-1
S 15 Spruce Avenue 4/15/1999 $1 0.0 Old Style 1,838 0.06 4 2-0
T 3 Spruce Avenue 9/12/2014 $0 0.0 Old Style 1,934 0.18 5 2-0
U 2 Pacific Avenue 5/15/2012 $385,000 0.0 Cape 904 0.22 2 1-0
V 0 Chestnut Avenue-Pacific Ave 1/9/1900 $0 0.0 0.05 -
W 2 Chestnut Avenue 4/14/1999 $1 0.0 Ranch 570 0.06 1 1-0
X 7 Chestnut Avenue 6/21/2002 $410,000 0.0 Old Style 1,743 0.23 5 2-0
Y 3 Brunswick Avenue 10/25/2017 $100 0.0 Old Style 1,652 0.21 6 2-0
Z 0 New York Avenue $0 0.1 0.05 -
- 28 New York Avenue 5/4/2017 $412,000 0.1 Old Style 1,051 0.11 3 1-0
- 7 Rowland Avenue 1/26/2021 $0 0.1 Old Style 1,579 0.32 4 1-0
- 4 Pacific Avenue 3/6/2017 $389,500 0.1 Ranch 1,144 0.12 3 2-0
- 5 Brunswick Avenue 9/9/2010 $10 0.1 Old Style 1,162 0.08 4 2-0
- 32 New York Avenue 8/27/2020 $100 0.1 Old Style 2,496 0.14 4 5-0
- 30 Greenleaf Avenue 2/15/2013 $1 0.1 Old Style 1,968 0.13 4 2-0
- 15 Chestnut Avenue 12/20/1991 $0 0.1 Conversion 1,619 0.21 4 2-0
- 6 Pacific Avenue 3/6/2017 $389,500 0.1 0.11 -
- 7 Brunswick Avenue 12/17/2014 $375,000 0.1 Old Style 1,186 0.21 3 2-0
- 28 Greenleaf Avenue 7/15/2022 $3,000,000 0.1 Old Style 1,727 0.08 3 2-0
- 36 New York Avenue 3/14/2002 $100,000 0.1 Conversion 1,595 0.23 4 2-0
- 25 Greenleaf Avenue 1/9/1900 $0 0.1 2 -
- 2 Laurel Avenue 11/18/2021 $1,250,000 0.1 Old Style 873 0.1 2 1-0
- 9 Rowland Avenue 10/7/1994 $0 0.1 Old Style 916 0.29 3 1-0
- 21 New York Avenue 7/7/2022 $1 0.1 Old Style 1,825 0.09 4 2-0
- 26 Greenleaf Avenue 9/7/2022 $3,500,000 0.1 Custom 2,366 0.11 6 3-1
- 6 Lawrence Avenue 10/12/2012 $100 0.1 Old Style 2,212 0.24 4 3-0
- 9 Brunswick Avenue 8/14/2023 $975,000 0.1 Old Style 1,033 0.08 4 1-0
- 6 Laurel Avenue 4/30/2021 $799,000 0.1 Old Style 755 0.06 1 1-1
- 12 New York Avenue 11/29/2022 $1,650,000 0.1 Old Style 1,828 0.13 4 1-1
- 19 New York Avenue 9/18/2024 $125,000 0.1 0.05 -
- 1 Pacific Avenue 4/20/2010 $309,500 0.1 Ranch 704 0.29 2 1-0
- 31 New York Avenue 11/30/2020 $1,455,000 0.1 Old Style 1,857 0.15 4 2-0
- 5 Pacific Avenue 4/28/2022 $1,455,000 0.1 Old Style 1,622 0.16 3 2-1
- 3 Pacific Avenue 4/8/2005 $490,000 0.1 Old Style 1,203 0.16 3 1-1
- 3 Laurel Avenue 7/23/2024 $389,400 0.1 Old Style 1,584 0.11 4 3-0
- 1 Elizabeth Way 10/1/2020 $1 0.1 Ranch 760 0.19 2 1-0
- 42 New York Avenue 12/14/2018 $1 0.1 Old Style 1,731 0.32 3 2-0
- 18 Brunswick Avenue 2/21/2025 $1,055,000 0.1 Old Style 870 0.2 3 1-0
- 17 New York Avenue 3/26/2021 $400,000 0.1 Old Style 1,680 0.11 4 1-0
- 6 Moss Avenue 3/9/2004 $0 0.1 Ranch 864 0.05 3 1-0
- 15 New York Avenue 12/26/2012 $1 0.1 Colonial 1,976 0.12 4 3-0
- 5 Laurel Avenue 10/18/2019 $742,000 0.1 Old Style 1,257 0.24 3 2-0
- 33 New York Avenue 9/12/1997 $320,000 0.1 Office Building 4,284 0.15 -
- 2 Chapman Avenue 3/5/2014 $10 0.1 Old Style 2,158 0.16 3 2-1
- 7 Laurel Avenue 11/2/2001 $0 0.1 Old Style 1,249 0.14 4 1-0
- 23 Huntington Avenue 2/4/2020 $1 0.1 Old Style 1,442 0.15 2 2-1
- 11 Rowland Avenue 9/28/2020 $1 0.1 Old Style 1,181 0.08 3 1-0
- 24 Greenleaf Avenue 8/20/2021 $1 0.1 Old Style 776 0.29 2 2-0
- 25 Huntington Avenue 4/30/2014 $0 0.1 Old Style 1,103 0.06 3 1-1
- 10 Lawrence Avenue 3/17/2022 $1 0.1 Colonial 1,893 0.14 3 2-1
- 35 New York Avenue 6/9/2016 $995,000 0.1 4 To 8 Unit 3,880 0.24 5 5-0
- 7 Pacific Avenue 9/12/2014 $470,000 0.1 Old Style 1,526 0.22 4 1-1
- 40 Huntington Avenue 1/9/1900 $0 0.1 0.08 -
- 0 Huntington Avenue 3/11/1996 $10 0.1 0.08 -
- 0 Summerfield Park 1/9/1900 $0 0.1 0.13 -
- 27 Huntington Avenue 1/9/1900 $0 0.1 Old Style 1,643 0.23 4 2-0
- 12 Pacific Avenue 6/19/2020 $1 0.1 Colonial 960 0.06 2 2-0
- 11 Laurel Avenue 4/22/2005 $750,000 0.1 Old Style 1,824 0.16 4 3-0
- 22 Greenleaf Avenue 3/27/2006 $0 0.1 Contemporary 1,608 0.18 3 2-0
- 0 Lake Side Park 1/9/1900 $0 0.1 6.1 -
- 2 Walnut Avenue 11/9/1992 $108,000 0.1 Old Style 1,558 0.11 6 2-1
- 9 Pacific Avenue 1/16/2009 $400,000 0.1 Old Style 1,475 0.24 2 1-0
- 12 Moss Avenue 10/10/1997 $0 0.1 Colonial 2,016 0.16 4 2-1
- 5 Lawrence Avenue 10/9/2014 $0 0.1 Old Style 1,680 0.24 4 2-0
- 5 Moss Avenue $0 0.1 Old Style 1,870 0.11 3 1-0
- 15 Rowland Avenue 3/8/2007 $100 0.1 Old Style 1,971 0.11 4 3-0
- 14 Pacific Avenue 6/27/2024 $650,000 0.1 Ranch 426 0.06 1 1-0
- 0 Rowland Avenue $0 0.1 0.58 -
- 16 Moss Avenue 4/11/2014 $710,000 0.1 Antique 1,337 0.13 3 1-1
- 20 Greenleaf Avenue 9/22/2006 $845,000 0.1 Antique 1,686 0.16 5 2-1
- 41 New York Avenue 1/11/2010 $0 0.1 Old Style 2,064 0.32 5 6-0
- 0 Graham Avenue 1/9/1900 $0 0.1 0.15 -
- 4 Maple Avenue 6/13/2003 $150,000 0.1 0.19 -
- 6 Chapman Avenue 2/8/1999 $1 0.1 Old Style 1,275 0.06 3 1-1
- 9 Lawrence Avenue 3/31/2004 $0 0.1 Old Style 849 0.12 3 1-0
- 16 Pacific Avenue 1/9/1900 $0 0.1 Cottage 504 0.06 2 1-0
- 3 Gorham Avenue 6/30/2023 $1,425,000 0.1 Old Style 1,394 0.11 4 2-0
- 3 Walnut Avenue 3/5/2014 $10 0.1 Old Style 2,568 0.34 3 1-1
- 3 Summerfield Park 8/9/1994 $0 0.1 Old Style 1,242 0.06 4 1-1
- 45 New York Avenue 7/11/2002 $160,000 0.1 Old Style 1,713 0.11 4 2-0
- 18 Greenleaf Avenue 3/11/2008 $100 0.1 Old Style 2,341 0.17 4 2-1
- 51 Simpson Avenue 10/7/2022 $1 0.1 Ranch 651 0.1 1 1-0
- 16 Hampson Avenue 2/13/1999 $0 0.1 0.08 -
- 8 Chapman Avenue 6/29/1993 $0 0.1 Old Style 1,470 0.08 3 1-1
- 15 Laurel Avenue 6/4/2015 $100 0.1 Old Style 1,412 0.11 2 1-1
- 50 New York Avenue 2/27/2019 $1 0.1 Old Style 1,266 0.07 3 2-0
- 11 Lawrence Avenue 1/15/2021 $710,000 0.1 Old Style 1,068 0.12 3 2-0
- 7 Huntington Avenue 1/25/2012 $1 0.1 Cape 1,310 0.26 4 2-0
- 18 Hampson Avenue 11/15/2021 $1,300,000 0.1 Colonial 1,766 0.16 3 2-1
- 0 Leslie Park 1/9/1900 $0 0.1 0.13 -
- 3 Maple Avenue 1/9/2020 $10 0.1 Old Style 1,436 0.23 2 2-0
Averages 8297 days $317,803 0.08 --- 1,349 0.22 --- ---  
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
8 153 1 25 Simpson Avenue