7 Niagara Lane, West Yarmouth, MA 02673

7 Niagara Lane West Yarmouth MA 02673

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Owner Information

Owner 1

Joseph Hochrein

Owner 2

Lily Smith

Owner's Address

280 Gold St Unit 1 Boston, MA 02127

Market Sale Information

Most recent sale date

7/2/2020

Previous sale date

5/13/2019

Transfer document #

C222931-

Previous transfer document

D1399731

Grantor

Eileen H Hughes

Previous grantor

Eileen M Hughes

Most recent sale price

$285,000.00

Previous sale price

$100.00

Site Information

Property ID

24-158

Lot Size

0.26

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1970

Number of full baths

Condition

Number of half baths

Finished Area

816

Number of Kitchen

Gross Living Area

2289

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Gas

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Forced Air-Duc

Frame type

Air Condition (%)

Sidings

Vinyl Siding

Assessment Information

Fiscal Year

2025

Land Value

$165,300.00

Total value

$422,800.00

Building value

$257,500.00

Estimated tax

$2,993.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$437,610 to $462,438

$437,610 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	893	$478,751
	sft x ($478,751/893 sft)	$437,610

$462,438 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$437,714	$478,751
	x ($478,751/$437,714)	$462,438

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 7 Niagara Lane	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $349.26	Style Ranch	Age 1970	Rooms 5	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 2289	Heating Fuel Forced Air-Duc	Lot Size 0.26	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $257,500.00	AEM Value - Land $165,300.00	AEM Value - Other $0.00	AEM Value - Total $422,800.00
A) 68 Acres Avenue	0.3	6/3/2024	$486,111	780	1	$623.22	Ranch	1950		2	1	0	900	Forced Air-Duc	0.34	Asph/F Gls/Cmp	$179,400	$270,400	$0	$449,800
B) 72 Acres Avenue	0.3	10/2/2024	$580,000	1,000	1	$580.00	Ranch	1950		3	1	0	2000	Hot Water	0.36	Asph/F Gls/Cmp	$233,300	$271,600	$0	$504,900
C) 26 Crowes Purchase	0.3	8/30/2024	$519,000	840	1	$617.86	Ranch	1961	5	2	1	0	1972	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$236,400	$264,500	$0	$500,900
D) 10 Aspinet Road	0.4	7/17/2024	$130,000	750	1	$173.33	Ranch	1956		2	1	0	929	Forced Air-Duc	0.15	Asph/F Gls/Cmp	$208,300	$200,600	$0	$408,900
E) 178 Seaview Avenue	0.6	6/3/2024	$599,900	754	1	$795.62	Ranch	1946		3	1	1	754	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$164,700	$322,300	$0	$487,000
F) 7 Eldridge Road	0.6	8/22/2024	$540,000	1,008	1	$535.71	Ranch	1950		4	1	0	1601	None	0.16	Asph/F Gls/Cmp	$203,000	$204,300	$0	$407,300
G) 75 Beverly Road	0.6	8/7/2024	$422,500	964	1	$438.28	Ranch	1967	4	2	1	0	2304	Forced Air-Duc	0.62	Asph/F Gls/Cmp	$269,700	$192,000	$0	$461,700
H) 174 Winslow Gray Road	0.8	5/24/2024	$470,000	660	1	$712.12	Ranch	1963		2	1	0	832	Forced Air-Duc	0.1	Asph/F Gls/Cmp	$211,900	$118,600	$0	$330,500
I) 7 Nantucket Avenue	0.8	5/22/2024	$486,000	948	1	$512.66	Ranch	1970		2	1	0	2512	Forced Air-Duc	0.28	Asph/F Gls/Cmp	$254,100	$232,400	$0	$486,500
J) 81 Pine Grove Road	0.9	8/29/2024	$500,000	908	1	$550.66	Ranch	1955		3	1	0	1404	Floor/Wall Fur	0.2	Asph/F Gls/Cmp	$219,600	$219,100	$0	$438,700
K) 11 Nobby Lane	0.9	7/24/2024	$490,000	1,008	1	$486.11	Ranch	1960		3	1	0	2184	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$247,900	$169,000	$0	$416,900
L) 21 Butler Avenue	0.9	9/3/2024	$370,000	1,008	1	$367.06	Bungalow	1980		2	1	0	2268	Hot Water	0.24	Asph/F Gls/Cmp	$186,100	$177,800	$0	$363,900
M) 10 Sullivan Road	0.9	6/7/2024	$625,000	968	1	$645.66	Ranch	1978	5	2	1	1	2610	Hot Water	0.36	Asph/F Gls/Cmp	$337,900	$151,800	$0	$489,700
N) 22 Thomas Path	1.0	8/20/2024	$484,000	902	1	$536.59	Ranch	1952		2	1	0	1116	Forced Air-Duc	0.21	Asph/F Gls/Cmp	$222,200	$159,100	$0	$381,300

Estimation of Market Value - $450,024

As of today, 10/28/2024, the estimated market value of 7 Niagara Lane, West Yarmouth considering the above 14 comparable properties is $450,024.

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

7 Niagara Lane

7/2/2020

$285,000

Ranch

816

0.26

1-0

Criteria

A	11 Niagara Lane	11/13/2020	$320,000	0.0	Ranch	1,186	0.26	3	1-0
B	35 Sioux Road	4/4/2014	$225,000	0.0	Ranch	816	0.26	3	1-0
C	8 Nauset Lane	3/23/2017	$100	0.0	Ranch	1,532	0.26	4	1-1
D	12 Nauset Lane	5/29/2008	$230,000	0.0	Ranch	1,080	0.26	3	2-0
E	2 Nauset Lane	12/11/2007	$100	0.0	Ranch	981	0.26	2	1-0
F	15 Niagara Lane	11/3/2005	$100	0.0	Ranch	816	0.26	2	1-0
G	8 Niagara Lane	4/12/2005	$100	0.0	Ranch	960	0.57	3	1-0
H	14 Niagara Lane	4/4/2017	$320,000	0.0	Ranch	1,602	0.52	3	1-1
I	16 Nauset Lane	1/4/1978	$0	0.0	Ranch	970	0.26	3	1-0
J	18 Niagara Lane	7/25/2000	$0	0.1	Ranch	1,124	0.47	2	1-0
K	7 Nauset Lane	3/29/2012	$100	0.1	Ranch	1,082	0.26	3	1-0
L	40 Sioux Road	1/23/2018	$100	0.1	Ranch	960	0.51	3	1-0
M	34 Sioux Road	12/4/2015	$286,000	0.1	Colonial	1,700	0.37	4	2-0
N	23 Sioux Road	11/30/2005	$301,000	0.1	Ranch	816	0.25	3	1-0
O	11 Nauset Lane	12/19/1985	$0	0.1	Ranch	816	0.26	3	1-0
P	2-4 Niagara Lane	12/5/2018	$342,000	0.1	Duplex	1,536	1.03	4	2-0
Q	21 Niagara Lane	6/20/2007	$142,000	0.1	Ranch	1,580	0.26	3	1-0
R	30 Sioux Road	5/22/2001	$0	0.1	Ranch	960	0.43	3	1-0
S	22 Nauset Lane	7/2/2010	$212,500	0.1	Ranch	896	0.26	3	1-0
T	24 Niagara Lane	11/20/2015	$295,000	0.1	Ranch	1,132	0.41	3	1-0
U	15 Nauset Lane	9/22/2022	$100	0.1	Ranch	816	0.26	3	1-0
V	24 Sioux Road	5/15/2015	$262,500	0.1	Ranch	1,660	0.44	3	3-0
W	80 Iroquois Boulevard	6/26/1987	$0	0.1	Ranch	1,310	0.26	3	1-0
X	29 Pinewood Road	5/22/2008	$100	0.1	Ranch	1,200	0.16	2	1-0
Y	27 Pinewood Road	8/26/2022	$100	0.1	Ranch	912	0.16	3	1-0
Z	25 Niagara Lane	1/31/2017	$100	0.1	Ranch	816	0.26	3	1-0
-	17 Sioux Road	5/31/2017	$100	0.1	Ranch	768	0.25	2	1-0
-	84 Iroquois Boulevard	7/19/2005	$100	0.1	Ranch	816	0.26	2	1-0
-	33 Pinewood Road	6/10/2015	$290,000	0.1	Rr/Split	1,312	0.16	5	2-1
-	23 Pinewood Road	4/8/2008	$260,000	0.1	Ranch	1,040	0.16	3	1-0
-	21 Nauset Lane	9/26/2017	$100	0.1	Ranch	816	0.26	3	1-0
-	26 Nauset Lane	5/8/1990	$0	0.1	Ranch	816	0.26	2	1-0
-	21 Pinewood Road	4/22/2003	$217,500	0.1	Colonial	1,096	0.14	3	1-1
-	28 Niagara Lane	10/23/2013	$100	0.1	Ranch	1,360	0.36	3	1-0
-	37 Pinewood Road	4/8/2013	$209,900	0.1	Ranch	1,132	0.16	2	1-0
-	66 Iroquois Boulevard	7/30/2010	$335,000	0.1	Ranch	1,691	0.37	3	2-1
-	88 Iroquois Boulevard	10/13/1998	$0	0.1	Ranch	1,335	0.26	3	1-1
-	17 Pinewood Road	7/25/1986	$0	0.1	Vacant Land		0.15		-
-	41 Pinewood Road	12/6/2013	$202,000	0.1	Ranch	1,056	0.18	3	1-0
-	15 Pinewood Road	7/25/1986	$0	0.1	Ranch	1,082	0.16	3	1-0
-	25 Nauset Lane	3/23/1994	$0	0.1	Ranch	1,248	0.26	3	1-0
-	94 Iroquois Boulevard	11/21/2019	$100	0.1	Ranch	816	0.26	3	1-0
-	36 Pawnee Road	8/18/2023	$100	0.1	Ranch	816	0.26	2	1-1
-	62 Iroquois Boulevard	10/21/2021	$100	0.1	Cape Cod	1,572	0.37	4	3-1
-	31-33 Courtland Way	6/22/1998	$85,000	0.1	Duplex	1,200	0.19	4	2-0
-	30 Nauset Lane	9/14/2015	$100	0.1	Ranch	936	0.26	2	1-0
-	28 Pinewood Road	2/21/2020	$290,000	0.1	Ranch	720	0.12	2	1-0
-	9 Pinewood Road	7/2/2020	$360,000	0.1	Colonial	1,872	0.25	4	2-0
-	32 Niagara Lane	6/28/2022	$100	0.1	Colonial	2,470	0.32	5	3-0
-	32 Pinewood Road	5/3/2013	$214,000	0.1	Rr/Split	850	0.13	3	1-0
-	33 Appleby Road	9/15/2022	$100	0.1	Ranch	1,152	0.19	3	2-0
-	79 Iroquois Boulevard	5/20/2019	$325,000	0.1	Ranch	1,200	0.3	3	2-0
-	22 Pinewood Road	7/15/2022	$450,000	0.1	Ranch	864	0.23	3	2-0
-	98 Iroquois Boulevard	1/28/2021	$350,000	0.1	Ranch	816	0.26	3	1-0
-	83 Iroquois Boulevard	4/13/2018	$240,000	0.1	Ranch	768	0.3	2	1-0
-	9 Sioux Road	6/16/2000	$0	0.1	Ranch	816	0.3	3	1-0
-	22 Pawnee Road	4/14/2023	$100	0.1	Ranch	1,068	0.26	3	1-0
-	36 Appleby Road	12/5/2006	$100	0.1	Rr/Split	1,026	0.16	3	1-1
-	56 Iroquois Boulevard	8/14/2013	$235,000	0.1	Ranch	1,272	0.37	3	1-0
-	87 Iroquois Boulevard	10/20/2011	$153,000	0.1	Ranch	1,072	0.3	3	1-0
-	27-29 Courtland Way	11/30/2012	$115,500	0.1	Duplex	1,200	0.18	4	2-0
-	48 Elton Road	7/13/2016	$200,500	0.1	Ranch	1,096	0.25	3	1-0
-	36-38 Hudson Road	9/20/2024	$620,000	0.1	Duplex	1,440	0.21	4	2-0
-	8 Sioux Road	10/12/2022	$100	0.1	Ranch	768	0.3	2	1-0
-	32-34 Courtland Way	8/30/2012	$182,500	0.1	Duplex	1,200	0.23	4	2-0
-	29 Appleby Road	5/8/2019	$100	0.1	Ranch	1,070	0.16	3	2-0
-	38-40 Niagara Lane	7/1/2004	$100	0.1	Duplex	1,608	0.27	4	2-0
-	93 Iroquois Boulevard	3/31/2023	$475,000	0.1	Ranch	816	0.3	2	1-0
-	104 Iroquois Boulevard	9/17/2021	$275,000	0.1	Ranch	816	0.26	3	1-0
-	32 Appleby Road	11/23/2012	$145,000	0.1	Ranch	936	0.16	2	1-0
-	49 Elton Road	11/9/2021	$422,000	0.1	Colonial	1,872	0.23	3	2-0
-	61 Iroquois Boulevard	11/8/1996	$0	0.1	Ranch	1,136	0.31	2	2-0
-	37 Pawnee Road	5/28/2021	$500,000	0.1	Ranch	960	0.27	3	1-0
-	35 Hudson Road	2/24/2003	$1	0.1	Ranch	1,056	0.19	3	1-0
-	31 Pawnee Road	6/8/2012	$328,000	0.1	Ranch	1,008	0.25	3	1-0

Averages

4877 days

$138,912

0.08

---

1,108

0.28

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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

24 158 7 Niagara Lane