75 Wampanoag Road, South Yarmouth, MA 02664

75 Wampanoag Road South Yarmouth MA 02664

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Owner Information

Owner 1

John P Ryan

Owner 2

Elizabeth W Ryan

Owner's Address

104 Brentwood Dr Bristol, CT 06010

Market Sale Information

Most recent sale date

7/31/2008

Previous sale date

10/1/1999

Transfer document #

23076-0122

Previous transfer document

12580-0035

Grantor

Kevin A Nerrie

Previous grantor

Luella Mcquesten Executrix Woodward

Most recent sale price

$253,000.00

Previous sale price

$91,500.00

Site Information

Property ID

33-275

Lot Size

0.24

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1950

Number of full baths

Condition

Number of half baths

Finished Area

750

Number of Kitchen

Gross Living Area

954

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

$230,500.00

Total value

$430,600.00

Building value

$200,100.00

Estimated tax

$3,048.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$454,369 to $503,984

$454,369 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	773	$468,070
	sft x ($468,070/773 sft)	$454,369

$503,984 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$399,915	$468,070
	x ($468,070/$399,915)	$503,984

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 75 Wampanoag Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $337.33	Style Ranch	Age 1950	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 954	Heating Fuel Forced Air-Duc	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $200,100.00	AEM Value - Land $230,500.00	AEM Value - Other $0.00	AEM Value - Total $430,600.00
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) 10 Aspinet Road	0.2	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
C) 7 Spruce Street	0.4	6/28/2024	$500,000	768	1	$651.04	Ranch	1960		2	1	0	2000	Hot Water	0.2	Asph/F Gls/Cmp	$178,900	$219,100	$0	$398,000
D) 43 Evergreen Street	0.4	5/22/2024	$430,000	840	1	$511.90	Ranch	1950		3	1	0	1110	Electr Basebrd	0.23	Asph/F Gls/Cmp	$192,800	$230,000	$0	$422,800
E) 6 Maple Street	0.5	9/10/2024	$389,000	680	1	$572.06	Ranch	1950		2	1	0	780	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$150,000	$156,500	$0	$306,500
F) 178 Seaview Avenue	0.5	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
G) 72 Breezy Point Road	0.6	5/16/2024	$585,000	936	1	$625.00	Ranch	1965		2	1	0	1104	Forced Air-Duc	0.24	Asph/F Gls/Cmp	$226,300	$288,200	$0	$514,500
H) 174 Winslow Gray Road	0.7	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 Circuit Road West	0.8	6/10/2024	$540,000	600	1	$900.00	Ranch	1955		2	1	0	600	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$189,800	$126,300	$0	$316,100
J) 237 Winslow Gray Road	0.9	5/1/2024	$499,900	680	1	$735.15	Ranch	1964		2	1	0	1480	Hot Water	0.12	Asph/F Gls/Cmp	$151,000	$115,100	$0	$266,100
K) 40 Nauset Road	0.9	10/3/2024	$436,000	848	1	$514.15	Ranch	1957	5	3	1	0	1920	Forced Air-Duc	0.11	Asph/F Gls/Cmp	$248,700	$110,400	$0	$359,100
L) 68 Acres Avenue	0.9	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
M) 26 Crowes Purchase	1.0	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

Estimation of Market Value - $479,177

As of today, 10/28/2024, the estimated market value of 75 Wampanoag Road, South Yarmouth considering the above 13 comparable properties is $479,177.

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

75 Wampanoag Road

7/31/2008

$253,000

Ranch

750

0.24

1-0

Criteria

A	71 Wampanoag Road	2/11/2022	$100	0.0	Ranch	720	0.24	2	1-0
B	81 Ocean Avenue	5/18/2012	$290,000	0.0	Ranch	1,216	0.21	3	2-0
C	36 Mattachee Road	12/19/2016	$100	0.0	Ranch	1,280	0.4	3	2-0
D	85 Ocean Avenue	4/13/2012	$185,000	0.0	Ranch	1,400	0.24	3	1-1
E	74 Wampanoag Road	11/3/2003	$294,000	0.0	Ranch	1,110	0.34	3	1-0
F	40 Mattachee Road	1/25/2016	$100	0.0	Ranch	1,332	0.4	2	1-0
G	73 Ocean Avenue	8/22/2008	$326,500	0.0	Ranch	1,736	0.3	3	2-0
H	70 Wampanoag Road	4/29/2022	$240,000	0.0	Ranch	1,056	0.35	2	1-0
I	91 Ocean Avenue	6/21/2010	$100	0.0	Ranch	1,453	0.23	3	1-0
J	65 Wampanoag Road	3/24/2023	$100	0.0	Ranch	720	0.22	2	1-0
K	84 Ocean Avenue	4/27/2012	$199,900	0.0	Multi Family	1,880	0.25	4	2-0
L	44 Mattachee Road	6/21/1985	$0	0.0	Colonial	2,964	0.41	4	2-1
M	67 Ocean Avenue	10/7/2002	$0	0.1	Colonial	2,678	0.3	4	3-1
N	35 Mattachee Road	9/18/2014	$100	0.1	Ranch	800	0.19	2	1-0
O	88 Ocean Avenue	7/10/2013	$100	0.1	Cape Cod	1,636	0.24	3	2-0
P	18 Mattachee Road	11/21/2014	$100	0.1	Ranch	852	0.43	2	1-0
Q	74 Ocean Avenue	9/16/2019	$450,000	0.1	Ranch	1,592	0.49	3	2-0
R	64 Wampanoag Road	10/7/2019	$400,000	0.1	Ranch	572	0.21	1	1-0
S	61 Wampanoag Road	3/5/1998	$85,000	0.1	Ranch	720	0.18	2	1-0
T	97 Ocean Avenue	1/9/1979	$0	0.1	Cape Cod	1,668	0.23	4	2-0
U	39 Mattachee Road	8/8/2008	$100	0.1	Ranch	750	0.19	2	1-0
V	94 Ocean Avenue	9/20/1985	$0	0.1	Ranch	1,239	0.28	3	2-0
W	41 Mattachee Road	2/11/2021	$259,800	0.1	Ranch	948	0.19	2	1-0
X	50 Mattachee Road	5/4/2022	$100	0.1	Ranch	1,125	0.41	2	1-0
Y	58 Wampanoag Road	4/21/2009	$100	0.1	Ranch	720	0.21	2	1-0
Z	92 Wampanoag Road	9/14/2020	$399,000	0.1	Ranch	1,375	0.27	2	2-0
-	93 Wampanoag Road	3/29/2018	$342,562	0.1	Colonial	2,280	0.3	5	2-0
-	63 Ocean Avenue	10/15/1990	$0	0.1	Cape Cod	2,027	0.29	2	1-1
-	14 Mattachee Road	8/14/1962	$0	0.1	Ranch	1,556	0.43	3	1-1
-	45 Mattachee Road	10/28/2010	$100	0.1	Ranch	928	0.19	2	1-0
-	17 Mattachee Road	2/13/2019	$100	0.1	Ranch	900	0.21	2	1-0
-	8 Katama Way	8/9/2021	$100	0.1	Ranch	1,200	0.23	3	2-0
-	55 Wampanoag Road	11/29/2001	$171,000	0.1	Ranch	1,190	0.27	2	2-1
-	101 Ocean Avenue	3/20/2012	$230,300	0.1	Ranch	912	0.24	3	1-1
-	7 Colonial Road	3/31/2022	$560,000	0.1	Ranch	1,140	0.27	3	1-0
-	10 Katama Way	3/7/2008	$329,000	0.1	Ranch	1,200	0.23	3	1-1
-	64 Ocean Avenue	3/4/2016	$100	0.1	Cape Cod	1,370	0.22	3	1-1
-	54 Mattachee Road	1/30/2009	$260,000	0.1	Ranch	900	0.41	2	1-0
-	47 Mattachee Road	6/10/2019	$0	0.1	Cape Cod	1,866	0.19	4	2-0
-	15 Mattachee Road	7/1/2013	$238,000	0.1	Ranch	720	0.21	2	1-0
-	38 Eldridge Road	9/18/2014	$100	0.1	Ranch	960	0.43	2	1-1
-	100 Ocean Avenue	4/29/1954	$0	0.1	Ranch	1,112	0.27	2	1-0
-	54 Wampanoag Road	5/26/2021	$100,000	0.1	Ranch	1,168	0.27	3	1-0
-	71 Nantucket Avenue	5/2/2011	$100	0.1	Cape Cod	1,528	0.28	4	2-0
-	96 Wampanoag Road	10/29/2021	$100	0.1	Ranch	1,095	0.27	3	2-0
-	57 Ocean Avenue	10/28/2008	$100	0.1	Ranch	1,786	0.29	3	2-0
-	46 Eldridge Road	3/30/2007	$235,000	0.1	Ranch	920	0.19	2	1-0
-	8 Mattachee Road	8/22/1994	$62,500	0.1	Ranch	720	0.48	2	1-0
-	11 Mattachee Road	8/26/2004	$100	0.1	Ranch	1,388	0.21	2	1-1
-	6 Colonial Road	8/23/2023	$100	0.1	Ranch	1,036	0.24	2	1-0
-	4 Katama Way	4/27/2022	$100	0.1	Ranch	1,200	0.24	2	1-0
-	51 Mattachee Road	4/8/1999	$0	0.1	Ranch	810	0.33	2	1-0
-	57 Nantucket Avenue	8/2/1993	$0	0.1	Ranch	1,020	0.26	2	1-0
-	22 Eldridge Road	5/13/2021	$200,000	0.1	Ranch	816	0.24	3	1-0
-	48 Eldridge Road	7/1/2016	$230,000	0.1	Ranch	720	0.19	2	1-0
-	58 Ocean Avenue	4/5/2000	$0	0.1	Ranch	1,506	0.24	2	2-0
-	24 Crow Street	7/15/2019	$280,000	0.1	Ranch	912	0.22	3	1-0
-	7 Katama Way	8/26/2021	$100	0.1	Colonial	2,064	0.27	5	2-1
-	107 Ocean Avenue	9/23/2009	$100	0.1	Ranch	736	0.3	2	1-0
-	58 Mattachee Road	7/1/1977	$0	0.1	Vacant Land		0.24		-
-	9 Mattachee Road	11/18/2020	$10	0.1	Ranch	1,192	0.21	2	2-0
-	18 Eldridge Road	11/7/2007	$100	0.1	Ranch	720	0.21	2	1-0
-	52 Eldridge Road	3/29/2022	$510,000	0.1	Ranch	1,008	0.19	2	1-0
-	4 Oak Bluffs Road	8/12/2019	$100	0.1	Ranch	1,810	0.28	3	2-0
-	49 Nantucket Avenue	10/25/2017	$100	0.1	Ranch	870	0.23	2	1-0
-	55 Howes Road	8/11/2017	$290,000	0.1	Ranch	967	0.21	2	1-0
-	51 Ocean Avenue	11/8/2013	$302,000	0.1	Ranch	1,880	0.32	3	2-0
-	16 Eldridge Road	11/19/2004	$240,000	0.1	Ranch	1,140	0.21	2	1-0
-	5 Mattachee Road	6/5/2002	$10	0.1	Ranch	720	0.2	2	1-0
-	54 Eldridge Road	9/11/2020	$305,000	0.1	Ranch	960	0.19	3	1-0
-	85 Nantucket Avenue	9/15/2020	$465,000	0.1	Rr/Split	1,052	0.32	3	2-0
-	57 Mattachee Road	7/22/2011	$225,000	0.1	Ranch	750	0.33	2	1-0
-	49 Howes Road	8/9/2007	$100	0.1	Ranch	720	0.33	2	1-0
-	54 Ocean Avenue	4/19/2023	$100	0.1	Ranch	910	0.29	3	1-0
-	43 Wampanoag Road	12/17/1990	$0	0.1	Ranch	720	0.26	2	1-0
-	43 Nantucket Avenue	10/11/2016	$439,000	0.1	Cape Cod	1,973	0.3	3	2-0
-	72 Nantucket Avenue	5/8/2020	$385,000	0.1	Ranch	1,224	0.3	3	2-0
-	64 Nantucket Avenue	11/15/2018	$350,000	0.1	Ranch	1,668	0.23	4	2-0
-	10 Oak Bluffs Road	9/5/2019	$445,000	0.1	Ranch	1,400	0.22	3	2-0
-	78 Nantucket Avenue	6/25/2012	$310,000	0.1	Ranch	1,040	0.22	3	1-1
-	58 Eldridge Road	5/14/1982	$0	0.1	Ranch	720	0.19	2	1-0
-	12 Eldridge Road	1/22/2018	$100	0.1	Ranch	720	0.23	2	1-0
-	43 Eldridge Road	1/16/2004	$100	0.1	Ranch	1,120	0.48	2	2-0
-	58 Nantucket Avenue	3/20/2020	$355,000	0.1	Ranch	960	0.22	3	1-0
-	42 Wampanoag Road	8/16/2012	$100	0.1	Ranch	1,200	0.24	3	2-0
-	110 Ocean Avenue	2/26/2010	$289,000	0.1	Ranch	912	0.23	3	2-0
-	47 Eldridge Road	8/23/2017	$100	0.1	Ranch	936	0.19	3	1-0
-	43 Howes Road	4/22/2019	$100	0.1	Ranch	1,096	0.2	2	1-0
-	82 Nantucket Avenue	12/17/1987	$0	0.1	Ranch	1,572	0.2	3	2-0
-	52 Nantucket Avenue	6/3/2019	$100	0.1	Ranch	1,040	0.23	3	1-0

Averages

5299 days

$125,345

0.08

---

1,180

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

33 275 75 Wampanoag Road