8 Niagara Lane, West Yarmouth, MA 02673

8 Niagara Lane West Yarmouth MA 02673

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Owner Information

Owner 1

John D Perry

Owner 2

Barbara C Perry

Owner's Address

8 Sanborn St Unit 4012 Reading, MA 01867

Market Sale Information

Most recent sale date

4/12/2005

Previous sale date

7/28/1997

Transfer document #

D998674-

Previous transfer document

D700440

Grantor

John D Perry

Previous grantor

Walter R Perry

Most recent sale price

$100.00

Previous sale price

$0.00

Site Information

Property ID

24-78

Lot Size

0.57

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1965

Number of full baths

Condition

Number of half baths

Finished Area

960

Number of Kitchen

Gross Living Area

2144

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

$176,000.00

Total value

$424,900.00

Building value

$248,900.00

Estimated tax

$3,008.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$472,052 to $452,641

$472,052 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	953	$468,556
	sft x ($468,556/953 sft)	$472,052

$452,641 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$439,839	$468,556
	x ($468,556/$439,839)	$452,641

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 8 Niagara Lane	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.10	Style Ranch	Age 1965	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 2144	Heating Fuel Forced Air-Duc	Lot Size 0.57	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $248,900.00	AEM Value - Land $176,000.00	AEM Value - Other $0.00	AEM Value - Total $424,900.00
A) 43 Elton Road	0.2	12/17/2024	$520,000	864	1	$601.85	Ranch	1960		3	1	0	1444	Hot Water	0.2	Asph/F Gls/Cmp	$308,400	$156,500	$0	$464,900
B) 59 Pawkannawkut Drive	0.3	11/8/2024	$605,000	720	1	$840.28	Ranch	1957		2	1	0	948	Hot Water	0.26	Asph/F Gls/Cmp	$200,900	$231,400	$0	$432,300
C) 88 Pawkannawkut Drive	0.3	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
D) 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
E) 26 Crowes Purchase	0.4	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
F) 150-A Seaview Avenue	0.5	11/8/2024	$415,000	831	1	$499.40	Cape Cod	1950		2	1	0	1127	Forced Air-Duc	0.07	Asph/F Gls/Cmp	$181,400	$153,900	$0	$335,300
G) 22 Deerfield Road	0.6	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
H) 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
I) 22 Angus Avenue	0.6	11/12/2024	$430,000	816	1	$526.96	Ranch	1980		2	1	0	1752	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$242,300	$126,300	$0	$368,600
J) 42 Joshua Baker Road	0.6	12/2/2024	$71,000	816	1	$87.01	Ranch	1955		3	1	0	1216	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$258,700	$174,700	$0	$433,400
K) 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
L) 27 Frank Baker Road	0.7	1/16/2025	$453,000	864	1	$524.31	Ranch	1981		2	1	0	1089	Electr Basebrd	0.22	Asph/F Gls/Cmp	$239,100	$137,500	$0	$376,600
M) 8 Pierce Street	0.7	12/24/2024	$545,000	1,092	1	$499.08	Cape Cod	1930		4	1	1	1424	Forced Air-Duc	0.41	Asph/F Gls/Cmp	$298,000	$161,800	$0	$459,800
N) 21 Sibley Drive	0.8	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
O) 81 Pine Grove Road	0.8	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
P) 21 Butler Avenue	0.9	1/24/2025	$440,000	1,008	1	$436.51	Bungalow	1980		2	1	0	2268	Hot Water	0.24	Asph/F Gls/Cmp	$186,100	$177,800	$0	$363,900
Q) 7 Cutter Lane	0.9	11/20/2024	$665,000	1,163	1	$571.80	Ranch	1964		3	1	0	2699	Forced Air-Duc	0.26	Asph/F Gls/Cmp	$306,500	$266,200	$0	$572,700
R) 61 Beach Road	1.0	10/28/2024	$541,000	896	1	$603.79	Ranch	1958		3	1	0	1672	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$269,000	$140,200	$0	$409,200

Estimation of Market Value - $462,347

As of today, 01/29/2025, the estimated market value of 8 Niagara Lane, West Yarmouth considering the above 18 comparable properties is $462,347.

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

8 Niagara Lane

4/12/2005

$100

Ranch

960

0.57

1-0

Criteria

A	14 Niagara Lane	4/4/2017	$320,000	0.0	Ranch	1,602	0.52	3	1-1
B	2-4 Niagara Lane	12/5/2018	$342,000	0.0	Duplex	1,536	1.03	4	2-0
C	18 Niagara Lane	7/25/2000	$0	0.0	Ranch	1,124	0.47	2	1-0
D	7 Niagara Lane	7/2/2020	$285,000	0.0	Ranch	816	0.26	2	1-0
E	35 Sioux Road	4/4/2014	$225,000	0.0	Ranch	816	0.26	3	1-0
F	11 Niagara Lane	11/13/2020	$320,000	0.0	Ranch	1,186	0.26	3	1-0
G	40 Sioux Road	1/23/2018	$100	0.1	Ranch	960	0.51	3	1-0
H	37 Pinewood Road	4/8/2013	$209,900	0.1	Ranch	1,132	0.16	2	1-0
I	41 Pinewood Road	12/6/2013	$202,000	0.1	Ranch	1,056	0.18	3	1-0
J	24 Niagara Lane	11/20/2015	$295,000	0.1	Ranch	1,132	0.41	3	1-0
K	33 Pinewood Road	6/10/2015	$290,000	0.1	Rr/Split	1,312	0.16	5	2-1
L	15 Niagara Lane	11/3/2005	$100	0.1	Ranch	816	0.26	2	1-0
M	31-33 Courtland Way	6/22/1998	$85,000	0.1	Duplex	1,200	0.19	4	2-0
N	8 Nauset Lane	3/23/2017	$100	0.1	Ranch	1,532	0.26	4	1-1
O	2 Nauset Lane	12/11/2007	$100	0.1	Ranch	981	0.26	2	1-0
P	29 Pinewood Road	5/22/2008	$100	0.1	Ranch	1,200	0.16	2	1-0
Q	12 Nauset Lane	5/29/2008	$230,000	0.1	Ranch	1,080	0.26	3	2-0
R	34 Sioux Road	12/4/2015	$286,000	0.1	Colonial	1,700	0.37	4	2-0
S	27 Pinewood Road	8/26/2022	$100	0.1	Ranch	912	0.16	3	1-0
T	21 Niagara Lane	6/20/2007	$142,000	0.1	Ranch	1,580	0.26	3	1-0
U	32-34 Courtland Way	8/30/2012	$182,500	0.1	Duplex	1,200	0.23	4	2-0
V	16 Nauset Lane	1/4/1978	$0	0.1	Ranch	970	0.26	3	1-0
W	28 Niagara Lane	10/23/2013	$100	0.1	Ranch	1,360	0.36	3	1-0
X	27-29 Courtland Way	11/30/2012	$115,500	0.1	Duplex	1,200	0.18	4	2-0
Y	23 Pinewood Road	4/8/2008	$260,000	0.1	Ranch	1,040	0.16	3	1-0
Z	36 Appleby Road	12/5/2006	$100	0.1	Rr/Split	1,026	0.16	3	1-1
-	30 Sioux Road	5/22/2001	$0	0.1	Ranch	960	0.43	3	1-0
-	33 Appleby Road	9/15/2022	$100	0.1	Ranch	1,152	0.19	3	2-0
-	32 Pinewood Road	5/3/2013	$214,000	0.1	Rr/Split	850	0.13	3	1-0
-	22 Nauset Lane	7/2/2010	$212,500	0.1	Ranch	896	0.26	3	1-0
-	21 Pinewood Road	4/22/2003	$217,500	0.1	Colonial	1,096	0.14	3	1-1
-	28 Pinewood Road	2/21/2020	$290,000	0.1	Ranch	720	0.12	2	1-0
-	28-30 Courtland Way	11/15/2001	$159,900	0.1	Duplex	1,200	0.23	4	2-0
-	25 Niagara Lane	1/31/2017	$100	0.1	Ranch	816	0.26	3	1-0
-	7 Nauset Lane	3/29/2012	$100	0.1	Ranch	1,082	0.26	3	1-0
-	23 Sioux Road	11/30/2005	$301,000	0.1	Ranch	816	0.25	3	1-0
-	32 Appleby Road	11/23/2012	$145,000	0.1	Ranch	936	0.16	2	1-0
-	11 Nauset Lane	12/19/1985	$0	0.1	Ranch	816	0.26	3	1-0
-	21-23 Courtland Way	5/20/2005	$319,900	0.1	Duplex	1,330	0.18	4	2-0
-	17 Pinewood Road	7/25/1986	$0	0.1	Vacant Land		0.15		-
-	24 Sioux Road	5/15/2015	$262,500	0.1	Ranch	1,660	0.44	3	3-0
-	32 Niagara Lane	6/28/2022	$100	0.1	Colonial	2,470	0.32	5	3-0
-	15 Nauset Lane	9/22/2022	$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
-	29 Appleby Road	5/8/2019	$100	0.1	Ranch	1,070	0.16	3	2-0
-	36-38 Hudson Road	9/20/2024	$620,000	0.1	Duplex	1,440	0.21	4	2-0
-	15 Pinewood Road	7/25/1986	$0	0.1	Ranch	1,082	0.16	3	1-0
-	22-24 Courtland Way	1/20/2021	$338,000	0.1	Duplex	1,200	0.23	4	2-0
-	22 Pinewood Road	7/15/2022	$450,000	0.1	Ranch	864	0.23	3	2-0
-	36 Pawnee Road	8/18/2023	$100	0.1	Ranch	816	0.26	2	1-1
-	28 Appleby Road	7/2/2021	$100	0.1	Ranch	1,168	0.19	2	1-0
-	21 Nauset Lane	9/26/2017	$100	0.1	Ranch	816	0.26	3	1-0
-	80 Iroquois Boulevard	6/26/1987	$0	0.1	Ranch	1,310	0.26	3	1-0
-	17 Sioux Road	5/31/2017	$100	0.1	Ranch	768	0.25	2	1-0
-	25 Appleby Road	9/4/2007	$100	0.1	Ranch	992	0.16	3	1-0
-	66 Iroquois Boulevard	7/30/2010	$335,000	0.1	Ranch	1,691	0.37	3	2-1
-	17-19 Courtland Way	3/25/1994	$60,000	0.1	Duplex	1,200	0.18	4	2-0
-	84 Iroquois Boulevard	7/19/2005	$100	0.1	Ranch	816	0.26	2	1-0
-	30 Nauset Lane	9/14/2015	$100	0.1	Ranch	936	0.26	2	1-0
-	669 Route 28	12/13/1978	$0	0.1	Vacant Land		119.04		-
-	9 Pinewood Road	7/2/2020	$360,000	0.1	Colonial	1,872	0.25	4	2-0
-	48 Elton Road	7/13/2016	$200,500	0.1	Ranch	1,096	0.25	3	1-0
-	38-40 Niagara Lane	7/1/2004	$100	0.1	Duplex	1,608	0.27	4	2-0
-	24 Appleby Road	10/20/2022	$485,000	0.1	Ranch	1,416	0.22	2	1-1
-	32-34 Hudson Road	6/24/2020	$339,000	0.1	Duplex	1,440	0.21	4	2-0
-	88 Iroquois Boulevard	10/13/1998	$0	0.1	Ranch	1,335	0.26	3	1-1
-	25 Nauset Lane	3/23/1994	$0	0.1	Ranch	1,248	0.26	3	1-0
-	18-20 Courtland Way	6/18/2002	$138,500	0.1	Duplex	1,200	0.23	4	2-0
-	35 Hudson Road	2/24/2003	$1	0.1	Ranch	1,056	0.19	3	1-0

Averages

5550 days

$133,919

0.09

---

1,121

1.98

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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 78 8 Niagara Lane