54 Nearmeadows Road, West Yarmouth, MA 02673

54 Nearmeadows Road West Yarmouth MA 02673

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Owner Information

Owner 1

Sharon Murnane

Owner 2

Owner's Address

242 Billings Street North Quincy, MA 02171

Market Sale Information

Most recent sale date

1/4/2002

Previous sale date

12/29/1999

Transfer document #

14665-0251

Previous transfer document

12751-0210

Grantor

J Douglas Thomson

Previous grantor

James R Thomson

Most recent sale price

$160,000.00

Previous sale price

$1.00

Site Information

Property ID

24-48

Lot Size

0.22

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1962

Number of full baths

Condition

Number of half baths

Finished Area

984

Number of Kitchen

Gross Living Area

1256

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

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$186,000.00

Total value

$406,700.00

Building value

$220,700.00

Estimated tax

$2,879.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$562,807 to $481,658

$562,807 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	953	$544,942
	sft x ($544,942/953 sft)	$562,807

$481,658 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$460,135	$544,942
	x ($544,942/$460,135)	$481,658

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 54 Nearmeadows Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $162.60	Style Ranch	Age 1962	Rooms 4	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 1256	Heating Fuel Forced Air-Duc	Lot Size 0.22	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $220,700.00	AEM Value - Land $186,000.00	AEM Value - Other $0.00	AEM Value - Total $406,700.00
A) 68 Acres Avenue	0.1	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	0.1	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
C) 26 Crowes Purchase	0.1	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) 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
E) 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
F) 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
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) 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
I) 10 Aspinet Road	0.7	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
J) 178 Seaview Avenue	0.7	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
K) 55 Bayberry Road	0.8	10/2/2024	$1,615,000	759	1	$2127.80	Ranch	1950		2	1	0	1225	Hot Air-No Duc	0.38	Asph/F Gls/Cmp	$362,700	$296,500	$0	$659,200
L) 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
M) 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
N) 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
O) 72 Lewis Road	0.9	5/8/2024	$545,000	884	1	$616.52	Ranch	1948		2	1	0	1912	Hot Water	0.16	Asph/F Gls/Cmp	$210,700	$145,900	$0	$356,600
P) 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
Q) 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

Estimation of Market Value - $522,233

As of today, 10/28/2024, the estimated market value of 54 Nearmeadows Road, West Yarmouth considering the above 17 comparable properties is $522,233.

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

54 Nearmeadows Road

1/4/2002

$160,000

Ranch

984

0.22

1-0

Criteria

A	57 Mattakese Road	9/21/1999	$99	0.0	Ranch	944	0.23	3	2-0
B	62 Nearmeadows Road	8/11/2023	$100	0.0	Ranch	768	0.24	2	1-0
C	50 Nearmeadows Road	5/2/2019	$385,000	0.0	Conventional	2,648	0.23	4	2-0
D	55 Nearmeadows Road	4/28/2020	$100	0.0	Ranch	1,182	0.21	3	1-1
E	61 Mattakese Road	1/6/2021	$403,000	0.0	Ranch	1,005	0.21	2	1-0
F	47 Mattakese Road	6/30/2021	$460,000	0.0	Cape Cod	1,005	0.24	3	1-0
G	45 Nearmeadows Road	6/7/2000	$35,000	0.0	Ranch	704	0.44	2	1-0
H	61 Nearmeadows Road	8/30/2002	$285,000	0.0	Ranch	1,587	0.23	3	2-0
I	58 Mattakese Road	8/23/2006	$275,000	0.0	Ranch	870	0.24	2	1-1
J	66 Nearmeadows Road	5/15/2014	$100	0.0	Ranch	546	0.19	2	1-0
K	44 Nearmeadows Road	2/6/2009	$219,000	0.0	Ranch	792	0.19	2	1-0
L	67 Mattakese Road	10/5/2009	$205,000	0.0	Ranch	536	0.17	2	1-0
M	52 Acres Avenue	7/23/1982	$0	0.0	Ranch	576	0.28	2	1-0
N	54 Mattakese Road	11/22/2000	$140,000	0.0	Cape Cod	672	0.22	2	1-0
O	46 Acres Avenue	11/8/2023	$650,000	0.0	Ranch	1,624	0.27	3	2-0
P	45 Mattakese Road	8/24/2018	$100	0.0	Ranch	1,101	0.21	3	1-0
Q	62 Mattakese Road	2/16/2010	$100	0.0	Ranch	965	0.27	2	1-0
R	65 Nearmeadows Road	8/8/2023	$800,000	0.1	Cape Cod	1,517	0.25	3	2-1
S	56 Acres Avenue	3/4/2002	$111,000	0.1	Ranch	870	0.3	2	1-0
T	42 Acres Avenue	12/11/2019	$100	0.1	Ranch	1,343	0.26	3	2-1
U	41 Nearmeadows Road	3/31/2020	$100	0.1	Ranch	1,120	0.24	3	1-1
V	48 Mattakese Road	9/25/1974	$0	0.1	Ranch	1,128	0.23	3	1-0
W	68 Mattakese Road	10/4/2006	$312,000	0.1	Ranch	1,197	0.31	2	2-0
X	47 Pamet Road	8/17/2015	$200,000	0.1	Ranch	768	0.3	2	1-0
Y	38 Nearmeadows Road	6/6/2002	$186,660	0.1	Duplex	1,248	0.15	3	2-0
Z	62 Acres Avenue	11/30/2012	$234,000	0.1	Ranch	1,586	0.32	3	1-0
-	38 Acres Avenue	5/8/2019	$100	0.1	Ranch	807	0.24	3	1-0
-	73 Mattakese Road	4/15/1997	$0	0.1	Ranch	720	0.33	2	1-0
-	39 Mattakese Road	2/18/2016	$100	0.1	Conventional	1,456	0.16	3	1-1
-	43 Pamet Road	12/28/2017	$230,000	0.1	Ranch	1,278	0.3	3	1-0
-	53 Pamet Road	10/5/2020	$297,400	0.1	Ranch	816	0.3	3	1-0
-	71 Nearmeadows Road	7/12/2018	$525,000	0.1	Cape Cod	2,277	0.28	3	2-1
-	44 Mattakese Road	8/28/2019	$334,000	0.1	Cape Cod	1,224	0.24	4	2-0
-	37 Nearmeadows Road	4/7/2006	$298,000	0.1	Ranch	694	0.27	3	1-0
-	72 Mattakese Road	3/31/2016	$100	0.1	Ranch	864	0.35	3	1-0
-	37 Pamet Road	9/27/2024	$435,000	0.1	Ranch	1,406	0.3	3	2-0
-	57 Pamet Road	8/18/2010	$100	0.1	Ranch	960	0.3	3	1-0
-	68 Acres Avenue	6/3/2024	$486,111	0.1	Ranch	780	0.34	2	1-0
-	47 Acres Avenue	6/6/2022	$100	0.1	Ranch	1,038	0.26	2	1-1
-	32 Acres Avenue	2/25/2014	$100	0.1	Ranch	993	0.23	2	1-0
-	51 Acres Avenue	2/7/2023	$471,000	0.1	Ranch	870	0.27	3	1-0
-	43 Acres Avenue	8/17/2020	$458,000	0.1	Cape Cod	1,284	0.25	3	2-0
-	55 Acres Avenue	5/5/1997	$0	0.1	Ranch	1,028	0.29	3	1-0
-	38 Mattakese Road	6/27/2016	$100	0.1	Cape Cod	1,701	0.27	4	1-0
-	39 Acres Avenue	12/28/2020	$355,000	0.1	Ranch	636	0.24	2	1-0
-	33 Pamet Road	3/17/2022	$100	0.1	Ranch	976	0.3	3	1-0
-	57 Acres Avenue	1/2/2019	$100	0.1	Ranch	1,270	0.3	3	2-0
-	63 Pamet Road	3/23/2018	$305,000	0.1	Duplex	1,488	0.33	4	2-0
-	33 Mattakese Road	3/12/2008	$100	0.1	Cape Cod	979	0.24	3	1-0
-	33 Nearmeadows Road	5/24/2000	$0	0.1	Cape Cod	1,359	0.29	3	2-0
-	37 Acres Avenue	8/4/2016	$100	0.1	Ranch	972	0.22	2	1-0
-	61 Acres Avenue	6/13/2023	$100	0.1	Ranch	750	0.31	2	1-0
-	72 Acres Avenue	10/2/2024	$580,000	0.1	Ranch	1,000	0.36	3	1-0
-	50 Pamet Road	8/1/2022	$589,000	0.1	Ranch	1,367	0.3	3	1-0
-	28 Acres Avenue	11/6/2020	$365,000	0.1	Ranch	975	0.22	2	1-0
-	33 Acres Avenue	2/24/2020	$100	0.1	Ranch	975	0.21	2	1-1
-	1 Sioux Road	3/19/2003	$0	0.1	Ranch	816	0.3	3	1-0
-	27 Pamet Road	6/25/2004	$285,000	0.1	Ranch	1,203	0.3	3	1-0
-	54 Pamet Road	5/15/2020	$322,500	0.1	Ranch	960	0.3	3	1-0
-	34 Mattakese Road	5/31/2005	$255,000	0.1	Ranch	692	0.32	2	1-0
-	65 Acres Avenue	6/9/2023	$100	0.1	Ranch	1,000	0.33	2	1-0
-	69 Pamet Road	11/21/1994	$0	0.1	Vacant Land		0.33		-
-	2 Sioux Road	8/1/2022	$554,000	0.1	Ranch	1,572	0.3	3	2-0
-	36 Crowes Purchase	6/23/2022	$415,000	0.1	Ranch	876	0.23	2	1-0
-	42 Crowes Purchase	7/13/1961	$0	0.1	Colonial	1,994	0.23	3	3-0
-	29 Acres Avenue	1/12/2007	$100	0.1	Ranch	576	0.2	2	1-0
-	60 Pamet Road	7/17/2009	$233,500	0.1	Ranch	1,090	0.3	3	1-0
-	32 Crowes Purchase	8/30/2002	$125,000	0.1	Ranch	1,048	0.23	2	2-0
-	46 Crowes Purchase	10/1/2021	$275,000	0.1	Ranch	1,036	0.23	2	1-0
-	27 Nearmeadows Road	4/25/2018	$100	0.1	Ranch	1,416	0.39	3	1-0
-	69 Acres Avenue	9/8/2016	$255,500	0.1	Ranch	1,452	0.34	3	2-0
-	78 Acres Avenue	3/24/2023	$100	0.1	Ranch	775	0.37	2	1-0
-	32 Pamet Road	12/27/2011	$200,000	0.1	Ranch	768	0.31	3	1-0
-	23 Pamet Road	7/21/2003	$0	0.1	Ranch	985	0.3	3	1-0
-	26 Crowes Purchase	8/30/2024	$519,000	0.1	Ranch	840	0.23	2	1-0
-	27 Acres Avenue	8/8/2014	$185,000	0.1	Ranch	576	0.18	2	1-0
-	22 Acres Avenue	8/9/2001	$1	0.1	Ranch	870	0.24	2	1-0
-	52 Crowes Purchase	6/3/2019	$310,000	0.1	Ranch	960	0.23	2	1-0
-	28 Mattakese Road	9/21/2017	$157,500	0.1	Ranch	649	0.38	2	1-0
-	71 Acres Avenue	5/22/2015	$100	0.1	Ranch	1,106	0.35	3	2-0
-	75 Pamet Road	11/21/1994	$0	0.1	Vacant Land		0.31		-
-	79 Iroquois Boulevard	5/20/2019	$325,000	0.1	Ranch	1,200	0.3	3	2-0
-	9 Sioux Road	6/16/2000	$0	0.1	Ranch	816	0.3	3	1-0
-	28 Pamet Road	10/4/2018	$100	0.1	Ranch	768	0.31	2	1-0
-	22 Crowes Purchase	12/7/2016	$235,500	0.1	Ranch	1,060	0.23	2	1-0
-	83 Iroquois Boulevard	4/13/2018	$240,000	0.1	Ranch	768	0.3	2	1-0
-	23 Acres Avenue	8/21/2006	$260,000	0.1	Ranch	576	0.17	2	1-0

Averages

4414 days

$181,430

0.08

---

1,031

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

24 48 54 Nearmeadows Road