55 Nearmeadows Road, West Yarmouth, MA 02673

55 Nearmeadows Road West Yarmouth MA 02673

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Owner Information

Owner 1

Jean M Woessner

Owner 2

Barry A Woessner

Owner's Address

9 Damien Dr Wareham, MA 02571

Market Sale Information

Most recent sale date

4/28/2020

Previous sale date

2/15/2005

Transfer document #

32860-326

Previous transfer document

19533-0213

Grantor

Barry A Woessner

Previous grantor

Barry A Woessner

Most recent sale price

$100.00

Previous sale price

$130,000.00

Site Information

Property ID

24-40

Lot Size

0.21

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1955

Number of full baths

Condition

Number of half baths

Finished Area

1182

Number of Kitchen

Gross Living Area

1450

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet, 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

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$183,000.00

Total value

$480,300.00

Building value

$297,300.00

Estimated tax

$3,400.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$518,661 to $522,167

$518,661 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,177	$516,272
	sft x ($516,272/1,177 sft)	$518,661

$522,167 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$474,878	$516,272
	x ($516,272/$474,878)	$522,167

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 55 Nearmeadows Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.08	Style Ranch	Age 1955	Rooms	Bedrooms 3	Full baths 1	Half baths 1	Gross Living Area 1450	Heating Fuel Forced Air-Duc	Lot Size 0.21	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $297,300.00	AEM Value - Land $183,000.00	AEM Value - Other $0.00	AEM Value - Total $480,300.00
A) 72 Acres Avenue	0.1	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
B) 37 Pamet Road	0.1	9/27/2024	$435,000	1,406	1	$309.39	Ranch	1960		3	2	0	1830	Forced Air-Duc	0.3	Asph/F Gls/Cmp	$302,900	$166,700	$0	$469,600
C) 22 Deerfield Road	0.3	10/11/2024	$162,500	1,120	1	$145.09	Ranch	1945		3	1	0	1548	Hot Water	0.5	Asph/F Gls/Cmp	$227,500	$199,300	$0	$426,800
D) 8 Deerfield Road	0.3	6/27/2024	$670,000	1,210	1	$553.72	Ranch	1957	0	3	1	1	2759	Forced Air-Duc	0.36	Asph/F Gls/Cmp	$353,300	$194,000	$0	$547,300
E) 88 Pawkannawkut Drive	0.6	9/20/2024	$465,000	1,186	1	$392.07	Ranch	1974		2	1	1	1666	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$289,100	$251,900	$0	$541,000
F) 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
G) 21 Sibley Drive	0.6	8/1/2024	$560,000	1,056	1	$530.30	Ranch	1964		2	1	0	1512	Forced Air-Duc	0.32	Asph/F Gls/Cmp	$251,800	$167,300	$0	$419,100
H) 47 Whiffletree Road	0.7	8/7/2024	$479,000	1,410	1	$339.72	Ranch	1967	7	3	1	1	2486	Forced Air-Duc	0.62	Asph/F Gls/Cmp	$313,100	$192,000	$0	$505,100
I) 142 Seaview Avenue	0.7	8/28/2024	$620,000	1,436	1	$431.75	Ranch	1940		4	3	0	2084	Hot Water	0.11	Asph/F Gls/Cmp	$351,000	$209,200	$0	$560,200
J) 22 Thomas Path	0.8	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
K) 7 Eldridge Road	0.8	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
L) 10 Scholl Avenue	0.9	10/10/2024	$600,000	1,416	1	$423.73	Ranch	1962		2	2	0	2756	Forced Air-Duc	0.37	Asph/F Gls/Cmp	$347,400	$182,500	$0	$529,900
M) 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
N) 11 Maine Avenue	0.9	6/25/2024	$578,000	1,344	1.75	$430.06	Cape Cod	1986		2	1	1	2463	Hot Water	0.15	Asph/F Gls/Cmp	$336,200	$250,700	$0	$586,900
O) 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
P) 10 Sullivan Road	1.0	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
Q) 8 Rogers Avenue	1.0	9/30/2024	$532,000	1,268	1	$419.56	Ranch	1970		2	1	0	2228	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$264,200	$156,500	$0	$420,700
R) 29 Sullivan Road	1.0	8/23/2024	$679,900	1,468	1	$463.15	Ranch	1970		3	2	0	3458	Hot Water	0.38	Asph/F Gls/Cmp	$363,100	$152,400	$0	$515,500

Estimation of Market Value - $520,414

As of today, 10/28/2024, the estimated market value of 55 Nearmeadows Road, West Yarmouth considering the above 18 comparable properties is $520,414.

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

55 Nearmeadows Road

4/28/2020

$100

Ranch

1,182

0.21

1-1

Criteria

A	61 Nearmeadows Road	8/30/2002	$285,000	0.0	Ranch	1,587	0.23	3	2-0
B	52 Acres Avenue	7/23/1982	$0	0.0	Ranch	576	0.28	2	1-0
C	54 Nearmeadows Road	1/4/2002	$160,000	0.0	Ranch	984	0.22	2	1-0
D	46 Acres Avenue	11/8/2023	$650,000	0.0	Ranch	1,624	0.27	3	2-0
E	56 Acres Avenue	3/4/2002	$111,000	0.0	Ranch	870	0.3	2	1-0
F	45 Nearmeadows Road	6/7/2000	$35,000	0.0	Ranch	704	0.44	2	1-0
G	62 Nearmeadows Road	8/11/2023	$100	0.0	Ranch	768	0.24	2	1-0
H	50 Nearmeadows Road	5/2/2019	$385,000	0.0	Conventional	2,648	0.23	4	2-0
I	65 Nearmeadows Road	8/8/2023	$800,000	0.0	Cape Cod	1,517	0.25	3	2-1
J	57 Mattakese Road	9/21/1999	$99	0.0	Ranch	944	0.23	3	2-0
K	42 Acres Avenue	12/11/2019	$100	0.0	Ranch	1,343	0.26	3	2-1
L	61 Mattakese Road	1/6/2021	$403,000	0.0	Ranch	1,005	0.21	2	1-0
M	62 Acres Avenue	11/30/2012	$234,000	0.0	Ranch	1,586	0.32	3	1-0
N	66 Nearmeadows Road	5/15/2014	$100	0.0	Ranch	546	0.19	2	1-0
O	47 Mattakese Road	6/30/2021	$460,000	0.1	Cape Cod	1,005	0.24	3	1-0
P	67 Mattakese Road	10/5/2009	$205,000	0.1	Ranch	536	0.17	2	1-0
Q	41 Nearmeadows Road	3/31/2020	$100	0.1	Ranch	1,120	0.24	3	1-1
R	51 Acres Avenue	2/7/2023	$471,000	0.1	Ranch	870	0.27	3	1-0
S	44 Nearmeadows Road	2/6/2009	$219,000	0.1	Ranch	792	0.19	2	1-0
T	71 Nearmeadows Road	7/12/2018	$525,000	0.1	Cape Cod	2,277	0.28	3	2-1
U	47 Acres Avenue	6/6/2022	$100	0.1	Ranch	1,038	0.26	2	1-1
V	55 Acres Avenue	5/5/1997	$0	0.1	Ranch	1,028	0.29	3	1-0
W	38 Acres Avenue	5/8/2019	$100	0.1	Ranch	807	0.24	3	1-0
X	68 Acres Avenue	6/3/2024	$486,111	0.1	Ranch	780	0.34	2	1-0
Y	43 Acres Avenue	8/17/2020	$458,000	0.1	Cape Cod	1,284	0.25	3	2-0
Z	57 Acres Avenue	1/2/2019	$100	0.1	Ranch	1,270	0.3	3	2-0
-	45 Mattakese Road	8/24/2018	$100	0.1	Ranch	1,101	0.21	3	1-0
-	73 Mattakese Road	4/15/1997	$0	0.1	Ranch	720	0.33	2	1-0
-	58 Mattakese Road	8/23/2006	$275,000	0.1	Ranch	870	0.24	2	1-1
-	39 Acres Avenue	12/28/2020	$355,000	0.1	Ranch	636	0.24	2	1-0
-	62 Mattakese Road	2/16/2010	$100	0.1	Ranch	965	0.27	2	1-0
-	61 Acres Avenue	6/13/2023	$100	0.1	Ranch	750	0.31	2	1-0
-	54 Mattakese Road	11/22/2000	$140,000	0.1	Cape Cod	672	0.22	2	1-0
-	68 Mattakese Road	10/4/2006	$312,000	0.1	Ranch	1,197	0.31	2	2-0
-	37 Nearmeadows Road	4/7/2006	$298,000	0.1	Ranch	694	0.27	3	1-0
-	37 Acres Avenue	8/4/2016	$100	0.1	Ranch	972	0.22	2	1-0
-	65 Acres Avenue	6/9/2023	$100	0.1	Ranch	1,000	0.33	2	1-0
-	38 Nearmeadows Road	6/6/2002	$186,660	0.1	Duplex	1,248	0.15	3	2-0
-	32 Acres Avenue	2/25/2014	$100	0.1	Ranch	993	0.23	2	1-0
-	72 Acres Avenue	10/2/2024	$580,000	0.1	Ranch	1,000	0.36	3	1-0
-	48 Mattakese Road	9/25/1974	$0	0.1	Ranch	1,128	0.23	3	1-0
-	42 Crowes Purchase	7/13/1961	$0	0.1	Colonial	1,994	0.23	3	3-0
-	39 Mattakese Road	2/18/2016	$100	0.1	Conventional	1,456	0.16	3	1-1
-	72 Mattakese Road	3/31/2016	$100	0.1	Ranch	864	0.35	3	1-0
-	36 Crowes Purchase	6/23/2022	$415,000	0.1	Ranch	876	0.23	2	1-0
-	46 Crowes Purchase	10/1/2021	$275,000	0.1	Ranch	1,036	0.23	2	1-0
-	69 Acres Avenue	9/8/2016	$255,500	0.1	Ranch	1,452	0.34	3	2-0
-	33 Acres Avenue	2/24/2020	$100	0.1	Ranch	975	0.21	2	1-1
-	47 Pamet Road	8/17/2015	$200,000	0.1	Ranch	768	0.3	2	1-0
-	32 Crowes Purchase	8/30/2002	$125,000	0.1	Ranch	1,048	0.23	2	2-0
-	52 Crowes Purchase	6/3/2019	$310,000	0.1	Ranch	960	0.23	2	1-0
-	44 Mattakese Road	8/28/2019	$334,000	0.1	Cape Cod	1,224	0.24	4	2-0
-	53 Pamet Road	10/5/2020	$297,400	0.1	Ranch	816	0.3	3	1-0
-	43 Pamet Road	12/28/2017	$230,000	0.1	Ranch	1,278	0.3	3	1-0
-	33 Nearmeadows Road	5/24/2000	$0	0.1	Cape Cod	1,359	0.29	3	2-0
-	57 Pamet Road	8/18/2010	$100	0.1	Ranch	960	0.3	3	1-0
-	28 Acres Avenue	11/6/2020	$365,000	0.1	Ranch	975	0.22	2	1-0
-	78 Acres Avenue	3/24/2023	$100	0.1	Ranch	775	0.37	2	1-0
-	29 Acres Avenue	1/12/2007	$100	0.1	Ranch	576	0.2	2	1-0
-	71 Acres Avenue	5/22/2015	$100	0.1	Ranch	1,106	0.35	3	2-0
-	37 Pamet Road	9/27/2024	$435,000	0.1	Ranch	1,406	0.3	3	2-0
-	56 Crowes Purchase	6/18/2021	$447,000	0.1	Ranch	1,000	0.23	2	1-0
-	26 Crowes Purchase	8/30/2024	$519,000	0.1	Ranch	840	0.23	2	1-0
-	33 Mattakese Road	3/12/2008	$100	0.1	Cape Cod	979	0.24	3	1-0
-	38 Mattakese Road	6/27/2016	$100	0.1	Cape Cod	1,701	0.27	4	1-0
-	63 Pamet Road	3/23/2018	$305,000	0.1	Duplex	1,488	0.33	4	2-0
-	33 Pamet Road	3/17/2022	$100	0.1	Ranch	976	0.3	3	1-0
-	43 Crowes Purchase	4/1/2004	$100	0.1	Ranch	984	0.22	2	1-0
-	27 Acres Avenue	8/8/2014	$185,000	0.1	Ranch	576	0.18	2	1-0
-	37 Crowes Purchase	3/15/2005	$160,000	0.1	Ranch	1,550	0.22	3	3-0
-	75 Acres Avenue	10/7/2020	$272,000	0.1	Ranch	1,158	0.37	2	1-1
-	47 Crowes Purchase	10/30/2018	$100	0.1	Ranch	1,268	0.22	3	2-0
-	62 Crowes Purchase	6/5/2020	$399,000	0.1	Ranch	864	0.23	2	2-1
-	22 Crowes Purchase	12/7/2016	$235,500	0.1	Ranch	1,060	0.23	2	1-0
-	33 Crowes Purchase	8/12/2015	$250,000	0.1	Ranch	1,361	0.22	2	1-1
-	27 Nearmeadows Road	4/25/2018	$100	0.1	Ranch	1,416	0.39	3	1-0
-	53 Crowes Purchase	6/5/2015	$100	0.1	Ranch	1,372	0.22	2	1-1
-	69 Pamet Road	11/21/1994	$0	0.1	Vacant Land		0.33		-
-	22 Acres Avenue	8/9/2001	$1	0.1	Ranch	870	0.24	2	1-0
-	82 Acres Avenue	11/17/2017	$329,500	0.1	Cape Cod	1,090	0.49	3	2-0
-	34 Mattakese Road	5/31/2005	$255,000	0.1	Ranch	692	0.32	2	1-0
-	27 Crowes Purchase	8/7/2020	$10	0.1	Ranch	840	0.22	3	1-0
-	23 Acres Avenue	8/21/2006	$260,000	0.1	Ranch	576	0.17	2	1-0
-	77 Acres Avenue	12/9/1986	$0	0.1	Ranch	624	0.38	2	1-0
-	27 Pamet Road	6/25/2004	$285,000	0.1	Ranch	1,203	0.3	3	1-0
-	50 Pamet Road	8/1/2022	$589,000	0.1	Ranch	1,367	0.3	3	1-0
-	54 Pamet Road	5/15/2020	$322,500	0.1	Ranch	960	0.3	3	1-0
-	1 Sioux Road	3/19/2003	$0	0.1	Ranch	816	0.3	3	1-0
-	57 Crowes Purchase	6/30/2008	$295,000	0.1	Ranch	960	0.22	2	1-0

Averages

4435 days

$184,123

0.08

---

1,056

0.27

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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 40 55 Nearmeadows Road