25 Locust Street, East Wareham, MA 02538

25 Locust Street East Wareham MA 02538

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Owner Information

Owner 1

Patrick A Collins

Owner 2

Collins Ronna L Co

Owner's Address

P O Box 337 Onset, MA 02558

Market Sale Information

Most recent sale date

9/9/2013

Previous sale date

01/29/2013

Transfer document #

43583-0049

Previous transfer document

42603-0334

Grantor

Patrick A Collins

Previous grantor

Mae Fannie

Most recent sale price

$1.00

Previous sale price

$130,000.00

Site Information

Property ID

2-249

Lot Size

0.1

Use Code

101 - Residential, single family

Zoning

OVR

Building Style

Conventional

Number of Rooms

Stories

Number of Beds

Year Built

1920

Number of full baths

Condition

Number of half baths

Finished Area

1116

Number of Kitchen

Gross Living Area

2692

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall

Floor type

Hardwood, Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Gas

Roof Cover

Asphalt Shing

Heating fuel

Hot Water

Frame type

Air Condition (%)

Sidings

Vinyl Siding

Assessment Information

Fiscal Year

2025

Land Value

$107,700.00

Total value

$371,200.00

Building value

$263,500.00

Estimated tax

$3,173.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$540,615 to $433,526

$540,615 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,169	$566,441
	sft x ($566,441/1,169 sft)	$540,615

$433,526 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$485,006	$566,441
	x ($566,441/$485,006)	$433,526

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 25 Locust Street	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.00	Style Conventional	Age 1920	Rooms 5	Bedrooms 3	Full baths 1	Half baths	Gross Living Area 2692	Heating Fuel Hot Water	Lot Size 0.1	Roof Cover Asphalt Shing	AEM Value - Building $263,500.00	AEM Value - Land $107,700.00	AEM Value - Other $0.00	AEM Value - Total $371,200.00
A) 12 Evergreen Street	0.0	12/16/2024	$478,000	1,012	1	$472.33	Bungalow	1910	5	3	1		2369	Forced Hot Air	0.08	Asphalt Shing	$208,200	$177,600	$0	$385,800
B) 15 Cottonwood Avenue	0.0	9/25/2024	$470,000	1,269	2	$370.37	Conventional	1900	7	4	2		2353	Hot Water	0.08	Asphalt Shing	$249,500	$177,600	$0	$427,100
C) 9 Evergreen Street	0.0	10/10/2024	$350,000	922	1	$379.61	Conventional	1900	6	2	2		1764	Flr Frn/Susp	0.08	Asphalt Shing	$194,700	$177,600	$0	$372,300
D) 18 Grove Street	0.1	10/30/2024	$525,000	1,238	1.9	$424.07	Conventional	1924	6	3	1	1	2078	Forced Hot Air	0.09	Asphalt Shing	$239,300	$180,600	$0	$419,900
E) 49 East Boulevard	0.3	9/24/2024	$665,000	1,188	1	$559.76	Cape Cod	1940	5	3	1		2399	Hot Water	0.1	Asphalt Shing	$217,800	$451,000	$0	$668,800
F) 18 Eagle Way	0.3	9/6/2024	$1,175,000	1,169	1.9	$1005.13	Conventional	1930	5	3	2		2451	Hot Water	0.05	Asphalt Shing	$219,600	$380,500	$0	$600,100
G) 26 Grandview Avenue	0.3	11/18/2024	$925,000	1,318	1	$701.82	Ranch	1920	6	2	2		3996	Hot Water	0.21	Asphalt Shing	$352,500	$290,500	$0	$643,000
H) 8 North Boulevard	0.4	9/18/2024	$549,900	1,037	1.9	$530.28	Conventional	1900	8	4	2		1831	Hot Water	0.07	Asphalt Shing	$233,400	$187,200	$0	$420,600
I) 12 Thirteenth Street	0.4	12/4/2024	$389,000	1,119	1	$347.63	Conventional	1920	4	1	1		1840	Forced Hot Air	0.08	Asphalt Shing	$220,700	$93,700	$0	$314,400
J) 30 Twelfth Street	0.5	8/1/2024	$524,900	1,352	2	$388.24	Colonial	2021	5	3	2		2148	Forced Hot Air	0.26	Asphalt Shing	$330,500	$99,600	$0	$430,100
K) 26 Prospect Street	0.5	10/8/2024	$350,000	924	1.5	$378.79	Conventional	1920	5	3	1	1	1614	Hot Air-No Duc	0.09	Asphalt Shing	$166,300	$267,500	$0	$433,800
L) 39 Ellis Avenue	0.5	9/27/2024	$156,250	1,336	1	$116.95	Ranch	1960	6	4	1	1	2952	Hot Water	0.27	Asphalt Shing	$270,200	$110,500	$0	$380,700
M) 33 Longwood Avenue	0.6	8/30/2024	$505,000	1,024	1	$493.16	Bungalow	1900	5	2	1		3136	Hot Water	0.09	Asphalt Shing	$212,700	$178,700	$0	$391,400
N) 33 West Central Avenue	0.7	1/14/2025	$600,000	1,273	1	$471.33	Conventional	1930	6	3	1		1831	Forced Hot Air	0.08	Asphalt Shing	$183,100	$265,200	$0	$448,300
O) 20 Sixth Street	0.7	9/12/2024	$525,000	1,233	1	$425.79	Conventional	1910	6	3	1	1	2133	Forced Hot Air	0.09	Asphalt Shing	$263,400	$178,700	$0	$442,100
P) 14 Saltmarsh Lane	1.0	10/17/2024	$875,000	1,295	1	$675.68	Ranch	1930	6	3	2		3998	Hot Water	1.08	Asphalt Shing	$299,100	$682,600	$0	$981,700

Estimation of Market Value - $487,070

As of today, 01/19/2025, the estimated market value of 25 Locust Street, East Wareham considering the above 16 comparable properties is $487,070.

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

25 Locust Street

9/9/2013

Conventional

1,116

0.1

Criteria

A	23 Locust Street		$1	0.0	Bungalow	790	0.1	2	1-
B	15 Dale Avenue	9/20/1996	$60,000	0.0	Bungalow	744	0.17	2	1-
C	11 Dale Avenue	12/21/2011	$1	0.0	Bungalow	600	0.04	3	1-
D	27 Locust Street	3/10/2023	$278,000	0.0	Bungalow	768	0.11	2	2-
E	18 Evergreen Street	2/4/2013	$143,500	0.0	Bungalow	720	0.08	2	1-
F	14 Dale Avenue	3/8/2022	$1	0.0	Cottage	592	0.17	2	1-
G	9 Dale Avenue	11/10/2016	$1	0.0	Bungalow	726	0.04	2	1-
H	14 Evergreen Street	6/15/2017	$270,000	0.0	Conventional	853	0.08	4	1-
I	8 Dale Avenue	2/3/2015	$1	0.0	Conventional	912	0.08	2	3-
J	21 Locust Street	3/14/2008	$1	0.0	Bungalow	824	0.07	2	1-
K	20 Evergreen Street	6/28/2004	$274,500	0.0	Ranch	1,172	0.08	3	2-
L	29 Locust Street	9/19/1974	$1	0.0	Bungalow	1,077	0.28	3	1-
M	7 Dale Avenue	12/27/2018	$219,000	0.0	Bungalow	624	0.08	2	1-
N	12 Evergreen Street	12/16/2024	$478,000	0.0	Bungalow	1,012	0.08	3	1-
O	17 Evergreen Street	7/19/2016	$92,500	0.0	Bungalow	672	0.09	1	1-
P	15 Cottonwood Avenue	9/25/2024	$470,000	0.0	Conventional	1,269	0.08	4	2-
Q	6 Dale Avenue	1/4/2022	$100	0.0	Conventional	973	0.08	3	1-1
R	5 Dale Avenue	8/10/2023	$250,000	0.0	Bungalow	508	0.04	2	1-
S	19 Evergreen Street	6/4/1997	$40,000	0.0	Bungalow	672	0.09	2	1-
T	11 Evergreen Street	8/27/1999	$0	0.0	Conventional	912	0.08	2	1-
U	13 Cottonwood Avenue	12/27/2016	$10	0.0	Conventional	1,359	0.08	3	2-
V	10 Evergreen Street	5/17/2002	$220,000	0.0	Conventional	1,336	0.08	2	2-
W	19 Locust Street	12/6/2018	$1	0.0	Bungalow	888	0.16	3	1-
X	3 Dale Avenue	5/25/2006	$204,000	0.0	Bungalow	500	0.04	2	1-
Y	4 Dale Avenue	6/5/1995	$45,000	0.0	Conventional	1,092	0.08	3	1-
Z	16 Cottonwood Avenue	4/5/2021	$100	0.0	Bungalow	715	0.09	2	1-
-	9 Evergreen Street	10/10/2024	$350,000	0.0	Conventional	922	0.08	2	2-
-	11 Cottonwood Avenue	5/30/2019	$1	0.1	Bungalow	831	0.08	3	1-
-	6 Fern Avenue	8/25/1989	$147,500	0.1	Conventional	3,212	0.25	7	4-
-	9 Dogwood Lane	10/25/2017	$180,000	0.1	Conventional	1,037	0.08	4	2-
-	7 Dogwood Lane	2/11/2020	$1	0.1	Conventional	638	0.08	2	1-
-	14 Cottonwood Avenue	12/16/2013	$1	0.1	Cottage	893	0.07	3	1-
-	13 Dogwood Lane	10/31/2003	$350,000	0.1	Conventional	1,302	0.08	4	2-
-	33 Locust Street	1/20/2012	$97,000	0.1	Bungalow	816	0.27	2	1-
-	20 Locust Street	5/4/2011	$29,931	0.1	Bungalow	666	0.05	2	1-
-	4 Fern Avenue	6/29/1990	$102,000	0.1	Conventional	660	0.08	1	1-1
-	9 Fern Avenue	12/3/2014	$100	0.1	Conventional	922	0.05	3	1-
-	7 Fern Avenue	12/20/2022	$401,000	0.1	Conventional	1,248	0.08	4	1-1
-	5 Dogwood Lane	6/8/2011	$95,000	0.1	Bungalow	624	0.08	2	1-
-	15 Dogwood Lane	1/21/2020	$160,000	0.1	Cottage	1,055	0.08	3	1-1
-	7 Birchwood Drive	11/24/1997	$50,000	0.1	Bungalow	660	0.08	2	1-
-	12 Cottonwood Avenue	5/5/2016	$1	0.1	Bungalow	546	0.08	1	1-
-	5 Fern Avenue	5/22/2024	$470,000	0.1	Conventional	775	0.08	4	1-
-	5 Birchwood Drive	2/26/2016	$133,000	0.1	Conventional	779	0.08	3	1-
-	2 Fern Avenue	7/21/2017	$220,000	0.1	Conventional	1,271	0.08	4	1-1
-	18 Grove Street	10/30/2024	$525,000	0.1	Conventional	1,238	0.09	3	1-1
-	16 Grove Street	3/13/2024	$465,000	0.1	Conventional	1,200	0.05	4	1-
-	6 Evergreen Street	9/17/2021	$1	0.1	Conventional	1,149	0.06	3	2-
-	3 Fern Avenue	5/10/2022	$567,000	0.1	Conventional	1,024	0.08	4	2-
-	17 Dogwood Lane		$0	0.1	Colonial	1,612	0.08	3	2-
-	12 Dogwood Lane	2/7/2000	$129,900	0.1	Conventional	1,596	0.1	4	2-
-	14 Grove Street	2/5/1998	$100	0.1	Conventional	1,448	0.08	5	1-1
-	3 Birchwood Drive	4/3/2023	$245,000	0.1	Conventional	1,025	0.08	3	1-
-	35 Locust Street	8/10/2023	$315,000	0.1	Conventional	1,692	0.09	4	1-
-	14 Dogwood Lane	10/22/2019	$280,000	0.1	Conventional	1,040	0.1	4	1-1
-	12 Grove Street	6/30/2022	$700,000	0.1	Conventional	1,360	0.08	3	2-
-	5 Evergreen Street	1/18/2019	$273,000	0.1	Conventional	996	0.07	3	2-
-	3 Dogwood Lane	6/30/2006	$275,000	0.1	Bungalow	814	0.08	2	1-
-	12 Sandalwood Lane		$0	0.1	Conventional	628	0.11	2	1-
-	0 Onset Avenue-Off		$1	0.1	Vacant Land		4.8		-
-	10 Grove Street	11/15/2018	$285,000	0.1	Conventional	1,336	0.05	1	2-
-	9 Acorn Street	12/7/1994	$25,000	0.1	Conventional	1,196	0.08	1	1-
-	19 Dogwood Lane	6/30/2016	$221,000	0.1	Conventional	1,368	0.08	3	1-
-	8 Grove Street	4/4/2008	$100	0.1	Conventional	572	0.03	2	1-1
-	5 Cottonwood Avenue	8/5/2019	$10	0.1	Conventional	1,350	0.09	3	1-1
-	40 Locust Street	10/25/2017	$1	0.1	Colonial	2,320	0.17	3	2-
-	8 Cottonwood Avenue	12/18/2020	$100	0.1	Conventional	885	0.05	3	1-
-	8 Sandalwood Lane	1/19/2005	$1	0.1	Conventional	909	0.08	3	1-
-	6 Dogwood Lane	9/20/2024	$519,000	0.1	Conventional	1,448	0.1	3	2-
-	19 Grove Street	10/19/2015	$10	0.1	Bungalow	822	0.06	2	1-
-	15 Grove Street	9/15/2021	$10	0.1	Conventional	1,078	0.07	3	1-1
-	3 Evergreen Street	6/10/2013	$100	0.1	Conventional	1,608	0.11	3	2-
-	6 Grove Street	6/1/2021	$100	0.1	Conventional	1,390	0.08	3	1-1
-	4 Birchwood Drive	9/23/2003	$1	0.1	Conventional	703	0.17	3	1-
-	11 Acorn Street	5/10/2016	$100	0.1	Bungalow	874	0.12	3	1-
-	13 Grove Street	5/23/1997	$72,000	0.1	Conventional	858	0.07	3	1-
-	6 Cottonwood Avenue	12/12/2019	$10	0.1	Conventional	756	0.05	2	1-
-	4 Dogwood Lane	11/10/2023	$450,000	0.1	Colonial	1,295	0.12	3	1-1
-	14 Locust Street	11/24/2021	$585,000	0.1	Bungalow	394	0.05	1	-1
-	6 Sandalwood Lane	12/30/2015	$1	0.1	Conventional	1,911	0.08	2	2-
-	3 Cottonwood Avenue	10/21/1981	$1	0.1	Conventional	1,232	0.09	4	1-1
-	11 Grove Street	5/8/2014	$189,100	0.1	Ranch	835	0.08	1	1-
-	5 Acorn Street		$0	0.1	Colonial	1,800	0.17	4	2-
-	4 Evergreen Street	4/10/2017	$10	0.1	Conventional	1,300	0.09	3	1-1
-	9 Grove Street	12/21/2012	$260,000	0.1	Conventional	1,260	0.08	4	2-
-	20 Dogwood Lane	8/12/1996	$67,000	0.1	Outbuildings		0.1		-
-	4 Cottonwood Avenue	7/6/2015	$1	0.1	Conventional	696	0.1	2	1-1
-	3 Acorn Street	10/5/2016	$1	0.1	Conventional	1,158	0.08	4	1-
-	17 North Water Street	11/9/2014	$1	0.1	Two Family	2,780	0.11	6	3-1
-	7 Carleton Street	6/26/2008	$233,400	0.1	Condo Townhse	1,540	0	2	2-
-	4 Grove Street	3/11/2022	$662,000	0.1	Conventional	1,270	0.08	2	2-
-	7 Sandalwood Lane	5/11/2017	$1	0.1	Bungalow	900	0.09	2	1-
-	14 Holly Street	11/24/2021	$585,000	0.1	Three Family	2,560	0.08	7	4-
-	16 Holly Street	10/8/2024	$495,000	0.1	Apt. House	2,316	0.08	8	4-
-	15 North Water Street	12/21/2020	$419,000	0.1	Two Family	1,890	0.11	5	2-2
-	0-N Water Street		$0	0.1	Vacant Land		1.2		-
-	12 Holly Street	10/10/2017	$216,000	0.1	Ranch	744	0.08	2	1-
-	7 Grove Street		$10	0.1	Colonial	1,389	0.08	1	2-
-	22 Dogwood Lane	1/8/2019	$10	0.1	Conventional	1,040	0.06	2	1-1
-	39 Locust Street	5/10/2021	$10	0.1	Conventional	891	0.09	2	1-
-	2 Sandalwood Lane	7/25/1986	$79,250	0.1	Cape Cod	1,345	0.11	4	2-
-	10 Holly Street	6/23/2010	$109,497	0.1	Conventional	1,363	0.06	3	1-
-	1 Acorn Street	8/31/2021	$590,000	0.1	Colonial	1,176	0.08	3	1-
-	11 Locust Street	8/21/2003	$315,000	0.1	Two Family	1,365	0.09	4	2-
-	22 Grove Street	4/14/1998	$100	0.1	Conventional	1,508	0.26	4	2-
-	13 North Water Street	3/23/2022	$1	0.1	Bungalow	1,038	0.1	1	1-
-	19 North Water Street	1/28/2021	$305,000	0.1	Conventional	1,312	0.07	4	1-1
-	8 Holly Street	8/31/2021	$257,500	0.1	Conventional	640	0.04	1	1-
-	24 Dogwood Lane	9/21/2017	$55,000	0.1	Conventional	590	0.04	3	1-
-	5 Grove Street	8/12/2019	$150,000	0.1	Conventional	911	0.06	3	1-
-	5 Sandalwood Lane	8/17/2006	$612,000	0.1	Vacant Land		0.09		-
-	21 North Water Street	3/9/2012	$1	0.1	Conventional	1,677	0.07	3	1-1
-	6 Holly Street	12/17/2021	$1	0.1	Two Family	489	0.08	1	1-
-	7 Cove Street	5/21/1979	$1	0.1	Conventional	1,178	0.09	3	2-
-	2 Grove Street	6/22/2018	$325,000	0.1	Bungalow	852	0.1	2	1-
-	9 Cove Street	8/12/1996	$67,000	0.1	Conventional	2,074	0.1	5	2-
-	2 Acorn Street	2/8/2006	$1	0.1	Conventional	1,198	0.16	4	2-
-	3 Grove Street	7/21/2015	$110,000	0.1	Bungalow	464	0.03	1	1-
-	5 Cove Street	1/13/2015	$10	0.1	Conventional	1,396	0.1	4	2-
-	21 Cove Street	3/21/1967	$1	0.1	Vacant Land		0.04		-
-	4 Holly Street	7/29/2019	$1	0.1	Conventional	948	0.08	3	1-
-	21 Grove Street	5/21/2020	$250,000	0.1	Conventional	762	0.09	2	1-
-	23 North Water Street	11/10/1980	$1	0.1	Conventional	1,014	0.05	3	2-
-	13 Cove Street	5/31/2019	$100	0.1	Colonial	2,198	0.11	4	2-
-	3 Sandalwood Lane	5/11/2017	$1	0.1	Vacant Land		0.09		-
-	11 Cove Street	10/22/2009	$1	0.1	Colonial	2,240	0.1	4	2-1
-	25 North Water Street	8/17/2006	$612,000	0.1	Conventional	1,568	0.08	4	1-
-	11 Holly Street	8/20/1984	$1	0.1	Conventional	735	0.02	2	1-
-	9 North Water Street	1/3/2017	$100	0.1	Conventional	1,652	0.09	3	1-1
-	17 Holly Street	6/26/1997	$82,000	0.1	Conventional	1,003	0.11	3	1-
-	10 Locust Street	4/30/2024	$500,000	0.1	Bungalow	420	0.06	1	1-
-	13 Holly Street	11/8/2013	$186,500	0.1	Conventional	975	0.05	3	1-
-	9 Locust Street	12/22/2004	$1	0.1	Bungalow	748	0.1	1	1-
-	7 North Water Street	8/9/2023	$850,000	0.1	Colonial	1,594	0.1	5	1-1
-	23 Grove Street	6/3/2020	$1	0.1	Bungalow	1,012	0.09	2	-2
-	9 Holly Street	7/26/2001	$170,000	0.1	Conventional	774	0.04	2	1-
-	29 North Water Street	5/11/2017	$1	0.1	Conventional	1,929	0.09	6	2-
-	7 Holly Street	10/26/1971	$1	0.1	Conventional	1,164	0.1	3	1-1
-	14 Cove Street	12/28/1951	$1	0.1	Vacant Land		0.15		-
-	16 Cove Street	8/23/2016	$460,000	0.1	Cape Cod	1,152	0.23	2	1-
-	12 Broad Street	11/22/2016	$55,000	0.1	Ranch	1,381	0.34	3	1-
-	20 Cove Street	8/18/2016	$223,000	0.1	Bungalow	882	0.09	3	1-
-	153 Onset Avenue	8/6/2021	$345,900	0.1	Conventional	1,246	0.08	3	1-
-	151 Onset Avenue	12/31/1998	$100,000	0.1	Mix Use/Comm	1,595	0.08	1	2-

Averages

4825 days

$150,690

0.08

---

1,071

0.13

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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

2 249 25 Locust Street