85 West Water Street, Rockland, MA 02370

85 West Water Street Rockland MA 02370
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Owner Information
Owner 1
Corinne Grant & Matthew
Owner 2
Owner's Address
85 West Water St Rockland, MA 02370
Market Sale Information
Most recent sale date
11/9/2020
Previous sale date
10/28/1997
Transfer document #
53789-312
Previous transfer document
15592-056
Grantor
David H Muzrall
Previous grantor
David H Muzrall
Most recent sale price
$425,000.00
Previous sale price
$1.00
Site Information
Property ID
45-18-0
Lot Size
0.25
Use Code
101 - Residential, single family
Zoning
R3
Building Style
Conventional
Number of Rooms
7
Stories
1.75
Number of Beds
3
Year Built
1880
Number of full baths
2
Condition
Number of half baths
0
Finished Area
1697
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Plaster
Floor type
Comb
Solar Hot Water
No
Roof Structure
Gable
Heating type
Hot Water
Roof Cover
Asph Shingles
Heating fuel
Gas
Frame type
Wood Frame
Air Condition (%)
Sidings
Vinyl
Assessment Information
Fiscal Year
2024
Land Value
$176,200.00
Total value
$408,900.00
Building value
$232,100.00
Estimated tax
$6,223.00
Yard improvement value
$600.00
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Certified Mass Appraisal
20152016201720182019202020212022$0$50,000$100,000$150,000$200,000$250,000$300,000$350,000$400,000$450,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
Subject Property39 Beal Street194 Plain Street370 North Avenue77 Reed Street181 Myrtle Street54 Crescent Street93 Crescent Street34 North Avenue336 Howard Street227 Myrtle Street428 Salem Street483 Union Street34 Reed Street56 Dexter Road27 West Water Street85 West Water Street461 West Water Street74 Rice Avenue260 Reed Street57 Albion Street7 Bradford Street69 North Avenue49 Nevens Circle94 North Avenue29 Albion Street74 South Douglas Street11 Albion Court$0$100,000$200,000$300,000$400,000$500,000$600,000Total Assessment ($)Total Assessment
Address 85 West Water Street A) 27 West Water StreetB) 194 Plain StreetC) 54 Crescent StreetD) 34 Reed StreetE) 77 Reed StreetF) 93 Crescent StreetG) 260 Reed StreetH) 94 North AvenueI) 336 Howard StreetJ) 34 North AvenueK) 29 Albion StreetL) 69 North AvenueM) 57 Albion StreetN) 11 Albion CourtO) 74 South Douglas StreetP) 483 Union StreetQ) 370 North AvenueR) 461 West Water StreetS) 56 Dexter RoadT) 49 Nevens CircleU) 482 West Water StreetV) 131 Central StreetW) 74 Rice AvenueX) 27 Heritage DriveY) 7 Bradford StreetZ) 39 Beal Street-) 181 Myrtle Street-) 559 West Water Street-) 428 Salem Street-) 227 Myrtle Street
Photo
Plan
Map
Proximity 0.10.20.30.30.30.40.40.50.50.50.50.50.50.60.60.70.70.70.70.70.70.80.80.80.90.90.90.91.01.0
Last Sold 7/10/20256/30/20256/11/20258/8/20254/3/20257/24/20256/27/20255/23/20252/26/20256/27/20254/29/20252/21/20254/18/20254/23/20257/29/20252/27/20255/16/20255/14/20257/25/20255/22/20257/24/20254/29/20258/8/20256/6/20255/22/20258/5/20257/18/20253/7/20256/30/20257/18/2025
Price $460,000$464,000$480,000$615,000$412,000$697,000$530,000$499,900$586,000$520,000$450,000$480,000$635,000$735,000$685,000$525,000$525,000$580,000$513,200$607,000$520,000$600,000$625,000$700,000$630,000$560,000$550,000$530,000$490,000$555,000
Net Living Area 1,6361,4241,2861,6821,3741,8101,5361,8251,4351,4011,7522,0351,7871,7832,1171,7391,4321,3931,2801,7641,3001,6851,5301,9361,6771,3671,4221,5361,3201,422
Stories 1.751.751.7521.7521.751.751.751.751.751.7511.7511.751.7521.5211.75211.91.7521.51.92
Sale Price/sft $250.44$281.17$325.84$373.25$365.64$299.85$385.08$345.05$273.92$408.36$371.16$256.85$235.87$355.34$412.23$323.57$301.90$366.62$416.37$400.94$344.10$400.00$356.08$408.50$361.57$375.67$409.66$386.78$345.05$371.21$390.30
Style ConventionalConventionalConventionalConventionalConventionalConventionalCott/BungalowCapeCapeConventionalConventionalConventionalConventionalRaised RanchConventionalRaised RanchConventionalCapeColonialCapeColonialRanchConventionalColonialRanchConventionalConventionalConventionalCapeConventionalConventional
Age 1880190018801935189018801935195519531895188018901900197518801984191019501900195519551950188019301990190019181910195319101930
Rooms 7657868685777888877876668766776
Bedrooms 3333300242333040044033203333303
Full baths 2112111122111222212111112211111
Half baths 0100101100000000010111011001001
Gross Living Area
Heating Fuel GasOilGasGasGasGasGasGasGasGasOilGasOilGasOilGasGasGasOilGasOilGasOilOilGasGasOilOilOil
Detached Garage
Lot Size 0.250.150.150.230.150.150.220.240.310.170.250.250.10.250.280.390.360.170.220.250.220.510.50.280.460.230.20.270.150.270.16
Roof Cover Asph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph ShinglesAsph Shingles
AEM Value - Building $232,100.00$229,300$176,900$176,800$199,800$172,700$180,100$219,100$270,300$198,400$201,300$253,600$260,000$226,300$325,200$277,600$207,300$176,200$235,800$197,000$248,000$242,900$219,600$217,200$346,800$235,600$145,500$175,000$221,300$183,000$197,200
AEM Value - Land $176,200.00$173,600$173,600$185,300$183,300$183,200$185,300$185,600$177,600$183,800$176,300$195,700$172,500$195,700$196,700$199,600$178,800$174,100$175,300$195,700$194,900$182,800$202,800$196,400$221,700$185,400$184,600$186,300$173,700$196,200$183,500
AEM Value - Other $600.00$0$500$500$3,300$300$0$11,400$2,900$100$3,300$11,000$200$300$7,600$500$300$900$800$1,400$0$700$19,700$500$4,200$2,700$9,800$0$0$3,900$1,800
AEM Value - Total $408,900.00$402,900$351,000$362,600$386,400$356,200$365,400$416,100$450,800$382,300$380,900$460,300$432,700$422,300$529,500$477,700$386,400$351,200$411,900$394,100$442,900$426,400$442,100$414,100$572,700$423,700$339,900$361,300$395,000$383,100$382,500
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 85 West Water Street 11/9/2020 $425,000 0 Conventional 1,697 0.25 3 2-0 -
  Criteria
A 27 West Water Street 7/10/2025 $460,000 0.1 Conventional 1,636 0.15 3 1-1
B 194 Plain Street 6/30/2025 $464,000 0.2 Conventional 1,424 0.15 3 1-0
C 54 Crescent Street 6/11/2025 $480,000 0.3 Conventional 1,286 0.23 3 2-0
D 34 Reed Street 8/8/2025 $615,000 0.3 Conventional 1,682 0.15 3 1-1
E 77 Reed Street 4/3/2025 $412,000 0.3 Conventional 1,374 0.15 0 1-0
F 93 Crescent Street 7/24/2025 $697,000 0.4 Cott/Bungalow 1,810 0.22 0 1-1
G 260 Reed Street 6/27/2025 $530,000 0.4 Cape 1,536 0.24 2 1-1
H 94 North Avenue 5/23/2025 $499,900 0.5 Cape 1,825 0.31 4 2-0
I 336 Howard Street 2/26/2025 $586,000 0.5 Conventional 1,435 0.17 2 2-0
J 34 North Avenue 6/27/2025 $520,000 0.5 Conventional 1,401 0.25 3 1-0
K 29 Albion Street 4/29/2025 $450,000 0.5 Conventional 1,752 0.25 3 1-0
L 69 North Avenue 2/21/2025 $480,000 0.5 Conventional 2,035 0.1 3 1-0
M 57 Albion Street 4/18/2025 $635,000 0.5 Raised Ranch 1,787 0.25 0 2-0
N 11 Albion Court 4/23/2025 $735,000 0.6 Conventional 1,783 0.28 4 2-0
O 74 South Douglas Street 7/29/2025 $685,000 0.6 Raised Ranch 2,117 0.39 0 2-0
P 483 Union Street 2/27/2025 $525,000 0.7 Conventional 1,739 0.36 0 2-0
Q 370 North Avenue 5/16/2025 $525,000 0.7 Cape 1,432 0.17 4 1-1
R 461 West Water Street 5/14/2025 $580,000 0.7 Colonial 1,393 0.22 4 2-0
S 56 Dexter Road 7/25/2025 $513,200 0.7 Cape 1,280 0.25 0 1-1
T 49 Nevens Circle 5/22/2025 $607,000 0.7 Colonial 1,764 0.22 3 1-1
U 482 West Water Street 7/24/2025 $520,000 0.7 Ranch 1,300 0.51 3 1-1
V 131 Central Street 4/29/2025 $600,000 0.8 Conventional 1,685 0.5 2 1-0
W 74 Rice Avenue 8/8/2025 $625,000 0.8 Colonial 1,530 0.28 0 1-1
X 27 Heritage Drive 6/6/2025 $700,000 0.8 Ranch 1,936 0.46 3 2-1
Y 7 Bradford Street 5/22/2025 $630,000 0.9 Conventional 1,677 0.23 3 2-0
Z 39 Beal Street 8/5/2025 $560,000 0.9 Conventional 1,367 0.2 3 1-0
- 181 Myrtle Street 7/18/2025 $550,000 0.9 Conventional 1,422 0.27 3 1-1
- 559 West Water Street 3/7/2025 $530,000 0.9 Cape 1,536 0.15 3 1-0
- 428 Salem Street 6/30/2025 $490,000 1.0 Conventional 1,320 0.27 0 1-0
- 227 Myrtle Street 7/18/2025 $555,000 1.0 Conventional 1,422 0.16 3 1-1
Averages 79 days $558,637 0.61 --- 1,590 0.25 --- ---  

Estimation of Market Value - $576,672

As of today, 08/19/2025, the estimated market value of 85 West Water Street, Rockland considering the above 30 comparable properties is $576,672.

 

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
Copy to Clipboard
Subject Property43 Grove Street105 Arlington Street49 Grove Street113 Arlington Street39 Grove Street101 Arlington Street43 Payson Avenue109 Arlington Street35 Grove Street23 Grove Street96 Arlington Street117 Arlington Street124 West Water Street85 West Water Street140 West Water Street114 West Water Street47 Payson Avenue91 Payson Avenue73 Payson Avenue37 Payson Avenue85 Payson Avenue29 Grove Street112 Arlington Street104 West Water Street53 Payson Avenue132 West Water Street102 Arlington Street$0$100,000$200,000$300,000$400,000$500,000$600,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 85 West Water Street 11/9/2020 $425,000 0 Conventional 1,697 0.25 3 2-0 -
  Criteria
A 15 Grove Street 5/17/2006 $1 0.0 Conventional 1,117 0.15 3 1-0
B 75 West Water Street 2/6/2018 $241,000 0.0 Conventional 2,134 0.31 2 2-0
C 101 West Water Street 8/20/2021 $586,000 0.0 Conventional 1,465 0.25 4 2-0
D 23 Grove Street 9/18/2020 $353,500 0.0 Conventional 1,309 0.24 3 1-0
E 69 West Water Street 12/15/2003 $259,900 0.0 Conventional 1,644 0.33 3 1-0
F 16 Grove Street 10/13/2020 $431,000 0.0 Conventional 1,721 0.17 0 2-0
G 84-96 West Water Street 1/2/1996 $318,300 0.0 4-8 Unit 6,240 0.39 16 8-0
H 24 Grove Street 12/4/2013 $229,000 0.0 Conventional 1,477 0.16 3 2-0
I 29 Grove Street 6/30/2004 $359,000 0.0 Conventional 2,112 0.27 3 2-1
J 109 West Water Street 8/26/2011 $99 0.0 Conventional 1,476 0.25 3 1-1
K 80 West Water Street 12/1/2016 $244,000 0.0 Conventional 1,174 0.21 3 1-0
L 104 West Water Street 11/27/2017 $400,000 0.0 Conventional 1,745 0.42 4 2-0
M 76 West Water Street 2/23/2023 $457,000 0.1 Conventional 1,262 0.26 3 1-0
N 35 Grove Street 6/19/2020 $345,000 0.1 Conventional 1,278 0.22 3 1-0
O 57 West Water Street 2/22/2013 $295,000 0.1 Conventional 1,805 0.35 4 2-0
P 18 Linden Park 4/29/2004 $60,000 0.1 Conventional 2,363 0.97 4 2-0
Q 19 Monroe Street 9/24/2008 $1 0.1 Conventional 1,473 0.17 0 2-0
R 117 Arlington Street 9/7/2021 $100 0.1 Conventional 1,589 0.24 4 2-1
S 117 West Water Street 4/7/2014 $1 0.1 Conventional 1,351 0.17 0 1-0
T 32 Grove Street 8/26/2003 $1 0.1 Conventional 2,184 0.34 4 2-0
U 62-64 West Water Street 3/22/2021 $10 0.1 Conventional 2,360 0.26 0 2-0
V 114 West Water Street 6/2/2000 $1 0.1 Conventional 2,048 0.44 4 2-0
W 25 Monroe Street 12/28/2022 $400,000 0.1 Conventional 1,656 0.2 4 3-0
X 39 Grove Street 8/14/2023 $471,000 0.1 Conventional 1,561 0.3 3 1-1
Y 29 Monroe Street 10/29/2010 $220,000 0.1 Conventional 1,284 0.14 3 1-0
Z 70 West Water Street 4/18/2019 $325,000 0.1 Colonial 1,437 0.45 3 1-0
- 113 Arlington Street 5/14/1993 $74,500 0.1 Conventional 1,352 0.21 0 1-0
- 37 Monroe Street 2/12/2021 $320,000 0.1 Conventional 1,525 0.14 3 2-0
- 112 Arlington Street 4/27/2016 $1 0.1 Conventional 2,192 0.22 4 2-0
- 127 West Water Street 5/21/1987 $0 0.1 Conventional 1,427 0.2 3 2-0
- 124 West Water Street 8/17/2021 $420,000 0.1 Conventional 1,248 0.45 3 2-0
- 47 West Water Street 8/14/2015 $320,000 0.1 Conventional 1,675 0.2 4 1-1
- 109 Arlington Street 3/29/2006 $99 0.1 Conventional 1,351 0.21 3 1-0
- 43 Monroe Street 6/30/2021 $415,000 0.1 Conventional 1,280 0.12 3 1-0
- 43 Grove Street 1/25/2022 $1 0.1 Conventional 1,086 0.15 3 1-0
- 4 Maple Street 5/31/1990 $1 0.1 Conventional 2,093 0.17 3 2-0
- 60 Linden Street 8/23/2017 $245,000 0.1 Conventional 826 0.05 2 1-0
- 17 Linden Park 8/16/1989 $0 0.1 Conventional 1,305 0.09 2 2-0
- 105 Arlington Street 9/8/2021 $1 0.1 Conventional 980 0.17 2 1-0
- 48 West Water Street 6/21/1996 $121,000 0.1 Conventional 1,444 0.42 3 1-1
- 102 Arlington Street 6/29/2021 $100 0.1 Conventional 2,727 0.18 3 2-0
- 49 Grove Street 10/30/1991 $75,000 0.1 Conventional 1,246 0.18 2 1-1
- 133 West Water Street 11/3/1994 $1 0.1 Conventional 2,059 0.25 0 2-0
- 101 Arlington Street 5/29/2014 $1 0.1 Conventional 1,120 0.15 3 1-0
- 35 West Water Street 2/28/2008 $99 0.1 Conventional 2,268 0.19 4 2-0
- 132 West Water Street 10/11/2017 $423,000 0.1 Conventional 2,173 0.5 5 3-0
- 73 Payson Avenue 1/22/2021 $390,000 0.1 Conventional 2,095 0.59 1 1-1
- 69 Linden Street 10/29/2021 $1 0.1 Conventional 1,658 0.19 4 2-0
- 16 Maple Street 8/1/2005 $410,000 0.1 Conventional 1,987 0.41 0 2-0
- 50 Linden Street 4/17/2024 $475,000 0.1 Conventional 932 0.07 2 1-0
- 63 Linden Street 6/27/2014 $260,000 0.1 Conventional 1,952 0.19 0 3-0
- 40 Monroe Street 9/15/2014 $265,000 0.1 Split Level 1,636 0.37 3 1-1
- 81 Linden Street 10/29/2021 $330,000 0.1 Duplex/Row 1,620 0.36 3 1-1
- 83 Linden Street 4/16/1993 $80,000 0.1 Duplex/Row 1,296 0 2 1-1
- 38 West Water Street 9/28/2007 $377,000 0.1 Conventional 2,688 0.56 0 2-1
- 75-77 Linden Street 8/3/2023 $800,000 0.1 4-8 Unit 2,917 0.35 4 4-0
- 57 Grove Street 8/21/1995 $71,000 0.1 Conventional 1,294 0.23 3 2-1
- 53 Payson Avenue 4/29/2016 $370,000 0.1 Conventional 2,370 0.15 3 2-1
- 96 Arlington Street 11/13/1997 $1 0.1 Conventional 1,746 0.17 4 2-0
- 31 West Water Street 10/6/2015 $1 0.1 Conventional 1,904 0.15 2 2-0
- 43 Payson Avenue 5/21/2003 $0 0.1 Conventional 1,520 0.15 3 1-0
- 57 Linden Street 5/2/2022 $452,000 0.1 Conventional 2,119 0.19 3 2-0
- 47 Payson Avenue 8/5/2020 $1 0.1 Conventional 1,497 0.13 3 2-0
- 37 Payson Avenue 7/14/2011 $230,000 0.1 Conventional 1,879 0.19 4 2-1
- 140 West Water Street 3/28/2025 $330,195 0.1 Conventional 1,884 0.49 0 2-0
- 85 Payson Avenue 8/9/2011 $310,000 0.1 Conventional 2,400 0.48 4 1-1
- 33 Payson Avenue 5/2/2016 $1 0.1 Conventional 1,241 0.2 2 1-0
- 9-11 Maple Street 1/20/2022 $560,000 0.1 Conventional 3,200 0.39 0 2-0
- 47 Linden Street 6/29/2021 $450,000 0.1 Conventional 2,043 0.17 3 1-1
- 149 West Water Street 1/26/2017 $675,000 0.1 Conventional 4,580 0.56 8 4-1
- 50 Linden Park 10/18/2017 $242,700 0.1 Conventional 2,010 0.25 0 2-0
- 28 West Water Street 3/4/2019 $442,000 0.1 Conventional 2,244 0.25 5 3-0
- 132 Union Street-Rear 5/17/2013 $295,000 0.1 Old Style 2,548 0 5 2-1
- 132 Union Street 8/16/2007 $1 0.1 Old Style 3,168 0.89 4 4-0
- 29 Payson Avenue 5/21/2019 $1 0.1 Conventional 1,799 0.23 0 2-0
- 26 Maple Street 7/21/2021 $570,000 0.1 Conventional 2,778 0.2 6 3-0
- 34 Linden Street 11/4/2022 $365,000 0.1 Ranch 560 0.11 2 1-0
- 27 West Water Street 7/10/2025 $460,000 0.1 Conventional 1,636 0.15 3 1-1
- 91 Payson Avenue 4/19/2024 $450,000 0.1 Conventional 2,125 0.38 4 1-1
- 122 Union Street 3/19/2019 $100 0.1 Antique 2,259 0.81 4 2-0
Averages 4495 days $225,859 0.08 --- 1,853 0.27 --- ---  
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
45-18-0 85 West Water Street