35 Gardiner Lane, South Yarmouth, MA 02664

35 Gardiner Lane South Yarmouth MA 02664

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Owner Information

Owner 1

Judith Badiali

Owner 2

Matthew Badiali

Owner's Address

201 Stimson St Boston, MA 02132

Market Sale Information

Most recent sale date

12/20/2019

Previous sale date

4/27/2017

Transfer document #

32565-266

Previous transfer document

30449-0013

Grantor

Jo Ann Winston

Previous grantor

Santina J Cassesso

Most recent sale price

$360,000.00

Previous sale price

$100.00

Site Information

Property ID

25-215

Lot Size

0.16

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1960

Number of full baths

Condition

Number of half baths

Finished Area

991

Number of Kitchen

Gross Living Area

2018

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

Hot Air-No Duc

Frame type

Air Condition (%)

Sidings

Pre-Fab Wood

Assessment Information

Fiscal Year

2025

Land Value

$235,000.00

Total value

$470,500.00

Building value

$235,500.00

Estimated tax

$3,331.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$529,832 to $530,568

$529,832 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	951	$508,500
	sft x ($508,500/951 sft)	$529,832

$530,568 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$450,930	$508,500
	x ($508,500/$450,930)	$530,568

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 35 Gardiner Lane	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $363.27	Style Ranch	Age 1960	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 2018	Heating Fuel Hot Air-No Duc	Lot Size 0.16	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $235,500.00	AEM Value - Land $235,000.00	AEM Value - Other $0.00	AEM Value - Total $470,500.00
A) 81 Pine Grove Road	0.2	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
B) 7 Eldridge Road	0.4	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
C) 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
D) 88 Pawkannawkut Drive	0.5	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
E) 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
F) 27 Frank Baker Road	0.6	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
G) 38 South Street	0.8	7/30/2024	$501,000	1,008	1	$497.02	Cape Cod	1955	0	2	1	0	2016	Hot Water	0.25	Asph/F Gls/Cmp	$232,700	$297,000	$0	$529,700
H) 7 Loon Lane	1.0	8/8/2024	$720,000	1,130	1	$637.17	Rr/Split	1984		3	1	1	3046	Forced Air-Duc	0.31	Asph/F Gls/Cmp	$337,300	$300,700	$0	$638,000
I) 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
J) 43 Elton Road	1.0	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

Estimation of Market Value - $530,200

As of today, 01/30/2025, the estimated market value of 35 Gardiner Lane, South Yarmouth considering the above 10 comparable properties is $530,200.

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

35 Gardiner Lane

12/20/2019

$360,000

Ranch

991

0.16

1-0

Criteria

A	31 Gardiner Lane	10/27/2020	$265,000	0.0	Ranch	781	0.16	2	1-0
B	19 Gardiner Lane	7/22/1968	$0	0.0	Duplex	1,444	0.16	5	2-0
C	39 Gardiner Lane	7/7/1989	$0	0.0	Ranch	876	0.15	3	1-0
D	136 Pine Grove Road	6/1/1990	$0	0.0	Ranch	876	0.16	2	1-0
E	34 Gardiner Lane	6/1/2021	$100	0.0	Rr/Split	1,080	0.25	3	2-0
F	38 Gardiner Lane	4/17/2019	$100	0.0	Cape Cod	2,115	0.25	3	2-1
G	15 Gardiner Lane	6/3/2016	$232,000	0.0	Ranch	728	0.16	2	1-0
H	132 Pine Grove Road	7/12/2012	$325,000	0.0	Cape Cod	1,620	0.19	3	2-0
I	30 Gardiner Lane	10/8/2021	$100	0.0	Ranch	1,602	0.25	3	1-1
J	22 Gardiner Lane	3/22/2019	$390,550	0.0	Ranch	888	0.18	4	2-0
K	26 Gardiner Lane	9/1/2015	$255,000	0.0	Ranch	1,080	0.15	3	1-0
L	18 Gardiner Lane	3/7/2017	$100	0.0	Ranch	1,128	0.13	4	2-0
M	148 Pine Grove Road	2/20/2020	$100	0.0	Ranch	1,284	0.23	4	2-0
N	16 Gardiner Lane	12/4/2020	$450,000	0.0	Duplex	1,848	0.15	6	2-0
O	28 Peregrine Lane	3/9/2007	$100	0.0	Colonial	3,446	0.34	3	2-1
P	20 Peregrine Lane	6/16/2022	$100	0.0	Colonial	3,100	0.25	4	3-0
Q	139 Pine Grove Road	8/20/2021	$390,000	0.0	Ranch	950	0.3	2	1-0
R	28 Gardiner Lane	12/3/2021	$451,000	0.0	Ranch	816	0.16	2	1-0
S	48 Peregrine Lane	11/7/2016	$440,000	0.1	Cape Cod	2,285	0.25	5	2-1
T	143 Pine Grove Road	11/16/2015	$340,000	0.1	Multi Family	1,400	0.37	4	2-0
U	126-A Pine Grove Road	5/12/2022	$439,000	0.1	Condominium	600	0	2	1-0
V	126-B Pine Grove Road	8/31/2020	$245,000	0.1	Condominium	600	0	2	1-0
W	135 Pine Grove Road	8/6/2018	$100	0.1	Ranch	800	0.39	3	1-0
X	12 Gardiner Lane	10/25/1991	$72,500	0.1	Bungalow	576	0.12	2	1-0
Y	32 Peregrine Lane	8/1/2022	$365,000	0.1	Cape Cod	2,450	0.16	3	1-1
Z	16 Peregrine Lane	8/24/2006	$295,000	0.1	Ranch	1,029	0.22	2	1-0
-	9 Millard Road	8/31/2016	$210,000	0.1	Ranch	1,382	0.22	3	2-0
-	1 Millard Road	11/5/2024	$605,000	0.1	Ranch	696	0.17	2	1-0
-	10 Gardiner Lane	10/11/2022	$100	0.1	Ranch	1,200	0.15	3	1-0
-	27 Wilfin Road	6/26/2020	$330,000	0.1	Ranch	768	0.2	2	1-1
-	42 Peregrine Lane	9/20/2019	$100	0.1	Ranch	1,888	0.25	3	2-1
-	127 Pine Grove Road	4/28/2015	$100	0.1	Colonial	2,156	0.24	4	2-0
-	149 Pine Grove Road	9/6/2016	$100	0.1	Ranch	1,624	0.19	3	2-0
-	23 Wilfin Road	2/3/2003	$0	0.1	Ranch	864	0.2	2	1-0
-	8 Hope Road	9/1/2000	$157,600	0.1	Ranch	1,256	0.23	3	1-0
-	12 Peregrine Lane	9/29/2005	$378,500	0.1	Ranch	1,354	0.25	3	1-0
-	21 Wilfin Road	8/15/2003	$0	0.1	Ranch	1,018	0.2	3	1-0
-	6 Gardiner Lane	4/30/2021	$420,000	0.1	Ranch	960	0.15	3	1-0
-	28 Hope Road	11/29/2018	$245,000	0.1	Ranch	942	0.34	2	1-0
-	21 Peregrine Lane	10/16/1995	$93,000	0.1	Ranch	920	0.18	2	1-0
-	25 Peregrine Lane	1/16/2020	$345,000	0.1	Ranch	1,244	0.18	3	2-0
-	47 Peregrine Lane	4/16/2004	$393,000	0.1	Rr/Split	1,400	0.4	3	3-0
-	20 Hope Road	11/10/2004	$100	0.1	Cape Cod	2,124	0.17	3	3-0
-	17 Peregrine Lane	10/30/2009	$332,500	0.1	Ranch	1,010	0.18	2	2-0
-	29 Peregrine Lane	10/25/2012	$100	0.1	Ranch	1,388	0.18	3	2-0
-	15 Wilfin Road	9/10/2018	$100	0.1	Conventional	2,192	0.41	4	2-0
-	12 Hope Road	11/18/2013	$100	0.1	Ranch	902	0.28	3	1-0
-	11 Peregrine Lane	10/12/1990	$0	0.1	Vacant Land		0.18		-
-	33 Peregrine Lane	8/31/2006	$355,000	0.1	Ranch	1,668	0.18	3	2-0
-	2 Gardiner Lane	8/2/1999	$81,300	0.1	Ranch	792	0.15	2	1-0
-	153 Pine Grove Road	10/17/2017	$100	0.1	Cape Cod	1,486	0.23	3	1-0
-	8 Millard Road	12/14/2012	$685,000	0.1	Cape Cod	2,239	0.42	4	3-0
-	35 Wilfin Road	1/29/2007	$100	0.1	Multi Family	1,240	0.24	3	2-0
-	9 Peregrine Lane	7/19/2012	$100	0.1	Cape Cod	1,307	0.28	3	1-1
-	37 Peregrine Lane	2/25/2013	$100	0.1	Ranch	1,246	0.18	3	2-0
-	9 Wilfin Road	12/29/2016	$545,000	0.1	Cape Cod	1,950	0.29	3	2-1
-	30 Aft Road	1/4/2021	$600,000	0.1	Cape Cod	1,238	0.19	4	1-1
-	208 Cranberry Lane	1/2/2018	$100	0.1	Multi Family	1,448	0.4	2	2-0
-	36 Aft Road	9/21/2017	$361,225	0.1	Ranch	1,232	0.19	2	1-1
-	3 Hope Road	6/28/1991	$127,000	0.1	Cape Cod	960	0.17	2	1-0
-	5 Hope Road	12/11/2013	$310,000	0.1	Ranch	1,721	0.17	3	1-1
-	114 Pine Grove Road	1/29/2021	$409,800	0.1	Ranch	870	0.14	2	2-
-	26 Aft Road	1/13/1984	$0	0.1	Vacant Land		0.19		-
-	40 Aft Road	2/5/2013	$100	0.1	Cape Cod	1,344	0.19	4	2-0
-	41 Peregrine Lane	8/19/1996	$118,000	0.1	Conventional	2,112	0.41	3	1-0
-	9 Hope Road	2/4/2020	$387,500	0.1	Duplex	1,440	0.17	5	2-0
-	1 Alder Lane	4/1/2022	$353,500	0.1	Ranch	580	0.49	1	1-0
-	28 Wilfin Road	1/24/2011	$245,000	0.1	Ranch	1,320	0.25	2	2-0
-	22 Aft Road	6/27/2019	$250,000	0.1	Cape Cod	1,229	0.19	4	1-0
-	25 Oak Bluffs Road	5/23/2008	$292,000	0.1	Ranch	840	0.25	3	1-0
-	5 Peregrine Lane	11/5/2010	$100	0.1	Colonial	2,240	0.21	6	3-0
-	13 Hope Road	12/21/2022	$100	0.1	Ranch	908	0.17	3	1-0
-	44 Aft Road	12/20/2012	$100	0.1	Ranch	1,288	0.19	3	1-0
-	159 Pine Grove Road	7/31/2017	$397,900	0.1	Cape Cod	1,596	0.23	4	2-0
-	0 Oak Bluffs Road	11/13/1998	$0	0.1	Vacant Land		0.07		-
-	33 Hope Road	7/15/2019	$365,000	0.1	Ranch	1,068	0.26	3	2-1
-	3 Misty Lane	1/11/2002	$0	0.1	Cape Cod	3,133	0.31	3	2-1
-	39 Wilfin Road	3/5/2021	$297,800	0.1	Ranch	1,448	0.27	3	2-0
-	19 Hope Road	11/21/2022	$100	0.1	Ranch	768	0.17	2	1-0
-	34 Wilfin Road	4/14/2022	$100	0.1	Ranch	1,008	0.31	3	2-0
-	18 Aft Road	12/29/2010	$100	0.1	Colonial	2,780	0.2	5	2-0
-	17 Hope Road	3/20/2015	$250,000	0.1	Ranch	898	0.27	3	1-0
-	212 Cranberry Lane	4/24/2019	$100	0.1	Cape Cod	1,556	0.4	2	1-1
-	48 Aft Road	8/23/1978	$0	0.1	Cape Cod	1,435	0.22	3	2-0
-	207 Cranberry Lane	3/9/2023	$684,900	0.1	Conventional	2,032	0.41	2	1-1
-	24 Wilfin Road	2/17/2017	$235,000	0.1	Ranch	624	0.34	2	1-0
-	0 Wilfin Road	5/9/1977	$0	0.1	Vacant Land		0.25		-
-	166 Pine Grove Road	6/16/2023	$400,000	0.1	Ranch	552	0.23	2	1-0
-	36-38 Wilfin Road	8/12/2002	$0	0.1	Duplex	1,080	0.31	4	2-0
-	41 Wilfin Road	7/13/2023	$100	0.1	Cape Cod	1,318	0.28	3	2-0
-	14 Aft Road	5/20/2011	$255,000	0.1	Ranch	1,032	0.2	3	1-0
-	100 Nantucket Avenue	10/20/2017	$100	0.1	Duplex	2,116	0.29	5	3-0
-	8 Holly Lane	1/5/2005	$100	0.1	Ranch	1,040	0.26	3	1-0
-	30 Mackenzie Road	4/9/2019	$645,000	0.1	Cape Cod	2,122	0.25	4	1-1
-	54 Aft Road	5/15/2017	$380,000	0.1	Ranch	1,265	0.23	2	2-0
-	104 Nantucket Avenue	5/25/2001	$0	0.1	Vacant Land		0.18		-
-	8-A & 8B Johns Path	7/7/2014	$1	0.1	Ranch	768	0.29	2	1-0
-	1 Holly Lane	5/23/2017	$100	0.1	Duplex	1,536	0.26	4	2-0
-	92 Nantucket Avenue	1/23/2001	$1	0.1	Ranch	1,856	0.25	3	1-0
-	9 Misty Lane	8/8/2014	$100	0.1	Cape Cod	1,326	0.35	4	2-0
-	26 Burch Road	5/20/2022	$1,095,000	0.1	Cape Cod	2,073	0.24	4	2-0
-	163 Pine Grove Road	7/26/2018	$100	0.1	Ranch	843	0.48	3	1-1
-	29 Mackenzie Road	3/28/2017	$200,000	0.1	Colonial	2,758	0.2	3	3-

Averages

4661 days

$182,467

0.08

---

1,315

0.23

---

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

25 215 35 Gardiner Lane