55 Wampanoag Road, South Yarmouth, MA 02664

55 Wampanoag Road South Yarmouth MA 02664

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Owner Information

Owner 1

Brian J Harvey

Owner 2

Carole J Harvey

Owner's Address

70 Tommy Marks Way South Weymouth, MA 02190

Market Sale Information

Most recent sale date

11/29/2001

Previous sale date

3/1/1999

Transfer document #

14500-0098

Previous transfer document

12095-0253

Grantor

Karen M Partridge

Previous grantor

Joseph G Scholan

Most recent sale price

$171,000.00

Previous sale price

$105,000.00

Site Information

Property ID

33-322

Lot Size

0.27

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1958

Number of full baths

Condition

Number of half baths

Finished Area

1190

Number of Kitchen

Gross Living Area

3234

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 Water

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$231,900.00

Total value

$581,000.00

Building value

$349,100.00

Estimated tax

$4,113.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$564,351 to $614,503

$564,351 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,162	$550,861
	sft x ($550,861/1,162 sft)	$564,351

$614,503 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$520,828	$550,861
	x ($550,861/$520,828)	$614,503

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 Wampanoag Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $143.70	Style Ranch	Age 1958	Rooms 4	Bedrooms 2	Full baths 2	Half baths 1	Gross Living Area 3234	Heating Fuel Hot Water	Lot Size 0.27	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $349,100.00	AEM Value - Land $231,900.00	AEM Value - Other $0.00	AEM Value - Total $581,000.00
A) 7 Eldridge Road	0.1	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
B) 8 Rogers Avenue	0.2	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
C) 7 Nantucket Avenue	0.3	5/22/2024	$486,000	948	1	$512.66	Ranch	1970		2	1	0	2512	Forced Air-Duc	0.28	Asph/F Gls/Cmp	$254,100	$232,400	$0	$486,500
D) 84 Pawkannawkut Drive	0.3	6/14/2024	$672,000	1,484	1	$452.83	Cape Cod	1978		4	2	0	2502	Electr Basebrd	0.21	Asph/F Gls/Cmp	$387,500	$256,300	$0	$643,800
E) 81 Pine Grove Road	0.3	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
F) 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
G) 142 Seaview Avenue	0.4	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
H) 27 Pine Grove Road	0.4	7/23/2024	$700,000	1,052	split	$665.40	Rr/Split	1980		3	2	0	1832	Forced Air-Duc	0.35	Asph/F Gls/Cmp	$300,800	$235,700	$0	$536,500
I) 22 Oak Grove Road	0.4	9/5/2024	$345,000	1,418	1	$243.30	Ranch	1960		3	1	1	2086	Forced Air-Duc	0.14	Asph/F Gls/Cmp	$334,900	$316,500	$0	$651,400
J) 72 Breezy Point Road	0.7	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
K) 37 Pamet Road	0.8	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
L) 7 Loon Lane	0.8	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
M) 72 Acres Avenue	0.9	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
N) 38 South Street	0.9	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
O) 11 South Street	0.9	5/8/2024	$610,000	1,052	1.75	$579.85	Old Style	1812	7	3	2	0	1670	Forced Air-Duc	0.49	Asph/F Gls/Cmp	$226,900	$311,600	$0	$538,500
P) 39 Old Main Street	0.9	5/30/2024	$551,500	1,187	1	$464.62	Old Style	1880		3	2	0	2277	Forced Air-Duc	0.36	Asph/F Gls/Cmp	$208,900	$236,100	$0	$445,000
Q) 40 Grouse Lane	0.9	8/29/2024	$495,000	1,086	1	$455.80	Ranch	1965		2	1	0	2881	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$277,700	$145,600	$0	$423,300
R) 738 Willow Street	0.9	9/6/2024	$578,000	1,395	1.5	$414.34	Old Style	1704	0	2	1	0	2265	Hot Water	0.69	Asph/F Gls/Cmp	$300,700	$324,600	$0	$625,300

Estimation of Market Value - $589,427

As of today, 10/28/2024, the estimated market value of 55 Wampanoag Road, South Yarmouth considering the above 18 comparable properties is $589,427.

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 Wampanoag Road

11/29/2001

$171,000

Ranch

1,190

0.27

2-1

Criteria

A	61 Wampanoag Road	3/5/1998	$85,000	0.0	Ranch	720	0.18	2	1-0
B	38 Eldridge Road	9/18/2014	$100	0.0	Ranch	960	0.43	2	1-1
C	35 Mattachee Road	9/18/2014	$100	0.0	Ranch	800	0.19	2	1-0
D	65 Wampanoag Road	3/24/2023	$100	0.0	Ranch	720	0.22	2	1-0
E	54 Wampanoag Road	5/26/2021	$100,000	0.0	Ranch	1,168	0.27	3	1-0
F	58 Wampanoag Road	4/21/2009	$100	0.0	Ranch	720	0.21	2	1-0
G	39 Mattachee Road	8/8/2008	$100	0.0	Ranch	750	0.19	2	1-0
H	43 Wampanoag Road	12/17/1990	$0	0.0	Ranch	720	0.26	2	1-0
I	46 Eldridge Road	3/30/2007	$235,000	0.0	Ranch	920	0.19	2	1-0
J	64 Wampanoag Road	10/7/2019	$400,000	0.0	Ranch	572	0.21	1	1-0
K	41 Mattachee Road	2/11/2021	$259,800	0.0	Ranch	948	0.19	2	1-0
L	43 Eldridge Road	1/16/2004	$100	0.0	Ranch	1,120	0.48	2	2-0
M	22 Eldridge Road	5/13/2021	$200,000	0.0	Ranch	816	0.24	3	1-0
N	41 Wampanoag Road	4/20/2022	$100	0.1	Ranch	1,093	0.24	2	1-0
O	48 Eldridge Road	7/1/2016	$230,000	0.1	Ranch	720	0.19	2	1-0
P	42 Wampanoag Road	8/16/2012	$100	0.1	Ranch	1,200	0.24	3	2-0
Q	45 Mattachee Road	10/28/2010	$100	0.1	Ranch	928	0.19	2	1-0
R	17 Mattachee Road	2/13/2019	$100	0.1	Ranch	900	0.21	2	1-0
S	71 Wampanoag Road	2/11/2022	$100	0.1	Ranch	720	0.24	2	1-0
T	47 Eldridge Road	8/23/2017	$100	0.1	Ranch	936	0.19	3	1-0
U	18 Eldridge Road	11/7/2007	$100	0.1	Ranch	720	0.21	2	1-0
V	52 Eldridge Road	3/29/2022	$510,000	0.1	Ranch	1,008	0.19	2	1-0
W	40 Thatcher Road	3/1/2022	$507,000	0.1	Ranch	936	0.18	2	1-0
X	70 Wampanoag Road	4/29/2022	$240,000	0.1	Ranch	1,056	0.35	2	1-0
Y	47 Mattachee Road	6/10/2019	$0	0.1	Cape Cod	1,866	0.19	4	2-0
Z	15 Mattachee Road	7/1/2013	$238,000	0.1	Ranch	720	0.21	2	1-0
-	37 Wampanoag Road	6/29/2022	$100	0.1	Ranch	720	0.21	2	1-0
-	36 Mattachee Road	12/19/2016	$100	0.1	Ranch	1,280	0.4	3	2-0
-	38 Wampanoag Road	5/31/2005	$100	0.1	Ranch	936	0.32	3	1-0
-	44-A & 44B Thatcher Road	2/17/2023	$410,000	0.1	Duplex	1,104	0.2	4	2-0
-	49 Eldridge Road	3/30/2023	$100	0.1	Ranch	720	0.19	2	1-0
-	40 Mattachee Road	1/25/2016	$100	0.1	Ranch	1,332	0.4	2	1-0
-	16 Eldridge Road	11/19/2004	$240,000	0.1	Ranch	1,140	0.21	2	1-0
-	19 Eldridge Road	9/29/2022	$100	0.1	Cape Cod	2,604	0.32	4	3-0
-	54 Eldridge Road	9/11/2020	$305,000	0.1	Ranch	960	0.19	3	1-0
-	48 Melgo Lane	4/6/2022	$100	0.1	Ranch	856	0.27	3	1-0
-	75 Wampanoag Road	7/31/2008	$253,000	0.1	Ranch	750	0.24	2	1-0
-	11 Mattachee Road	8/26/2004	$100	0.1	Ranch	1,388	0.21	2	1-1
-	53 Eldridge Road	10/17/1968	$0	0.1	Ranch	1,392	0.19	3	2-0
-	22 Thatcher Road	5/16/2011	$100	0.1	Ranch	1,008	0.17	2	1-0
-	51 Mattachee Road	4/8/1999	$0	0.1	Ranch	810	0.33	2	1-0
-	44 Mattachee Road	6/21/1985	$0	0.1	Colonial	2,964	0.41	4	2-1
-	74 Wampanoag Road	11/3/2003	$294,000	0.1	Ranch	1,110	0.34	3	1-0
-	13 Eldridge Road	12/8/1961	$0	0.1	Ranch	720	0.16	2	1-0
-	18 Mattachee Road	11/21/2014	$100	0.1	Ranch	852	0.43	2	1-0
-	12 Eldridge Road	1/22/2018	$100	0.1	Ranch	720	0.23	2	1-0
-	58 Eldridge Road	5/14/1982	$0	0.1	Ranch	720	0.19	2	1-0
-	20 Thatcher Road	10/2/2020	$10	0.1	Ranch	720	0.17	2	1-0
-	9 Mattachee Road	11/18/2020	$10	0.1	Ranch	1,192	0.21	2	2-0
-	54 Melgo Lane	1/23/2020	$100	0.1	Cape Cod	1,117	0.24	3	2-0
-	55 Eldridge Road	9/18/2015	$232,000	0.1	Ranch	1,008	0.19	2	1-0
-	50 Mattachee Road	5/4/2022	$100	0.1	Ranch	1,125	0.41	2	1-0
-	37 Thatcher Road	6/25/2014	$100	0.1	Ranch	1,128	0.18	4	2-0
-	29-31 Wampanoag Road	1/29/2021	$331,000	0.1	Duplex	771	0.19	3	2-0
-	11 Eldridge Road	2/3/2017	$100	0.1	Ranch	980	0.16	3	1-0
-	41 Thatcher Road	8/18/2020	$325,000	0.1	Ranch	900	0.18	2	1-1
-	28-30 Wampanoag Road	6/30/2010	$188,000	0.1	Duplex	805	0.2	2	2-0
-	14 Mattachee Road	8/14/1962	$0	0.1	Ranch	1,556	0.43	3	1-1
-	4 Eldridge Road	3/29/2024	$611,000	0.1	Ranch	720	0.23	2	1-0
-	81 Ocean Avenue	5/18/2012	$290,000	0.1	Ranch	1,216	0.21	3	2-0
-	16 Thatcher Road	2/28/2019	$247,500	0.1	Ranch	720	0.17	2	1-0
-	85 Ocean Avenue	4/13/2012	$185,000	0.1	Ranch	1,400	0.24	3	1-1
-	57 Mattachee Road	7/22/2011	$225,000	0.1	Ranch	750	0.33	2	1-0
-	2 Crow Street	8/20/2013	$100	0.1	Ranch	720	0.19	2	1-0
-	5 Mattachee Road	6/5/2002	$10	0.1	Ranch	720	0.2	2	1-0
-	43 Thatcher Road	7/26/2019	$100	0.1	Ranch	2,108	0.35	2	1-0
-	59 Eldridge Road	3/15/2004	$240,000	0.1	Ranch	720	0.19	2	1-0
-	23-25 Thatcher Road	5/11/2004	$265,000	0.1	Duplex	912	0.18	4	2-0
-	73 Ocean Avenue	8/22/2008	$326,500	0.1	Ranch	1,736	0.3	3	2-0
-	91 Ocean Avenue	6/21/2010	$100	0.1	Ranch	1,453	0.23	3	1-0
-	54 Mattachee Road	1/30/2009	$260,000	0.1	Ranch	900	0.41	2	1-0
-	58 Melgo Lane	9/26/2014	$100	0.1	Ranch	1,184	0.23	3	1-0
-	7 Eldridge Road	8/22/2024	$540,000	0.1	Ranch	1,008	0.16	4	1-0
-	14 Thatcher Road	3/30/2017	$100	0.1	Ranch	720	0.17	2	1-0
-	19-21 Thatcher Road	12/9/2022	$365,000	0.1	Duplex	912	0.18	3	2-0
-	67 Ocean Avenue	10/7/2002	$0	0.1	Colonial	2,678	0.3	4	3-1
-	0 Bridle Path	9/21/1984	$0	0.1	Vacant Land		0.01		-
-	97 Ocean Avenue	1/9/1979	$0	0.1	Cape Cod	1,668	0.23	4	2-0
-	8 Mattachee Road	8/22/1994	$62,500	0.1	Ranch	720	0.48	2	1-0
-	58 Mattachee Road	7/1/1977	$0	0.1	Vacant Land		0.24		-
-	63 Eldridge Road	2/23/2005	$240,000	0.1	Ranch	1,566	0.19	2	1-0
-	51 Melgo Lane	4/28/2017	$100	0.1	Ranch	860	0.26	2	1-0
-	57 Melgo Lane	1/31/2024	$770,000	0.1	Colonial	2,016	0.29	4	2-0
-	43 Howes Road	4/22/2019	$100	0.1	Ranch	1,096	0.2	2	1-0
-	37 Howes Road	9/19/2014	$290,000	0.1	Ranch	882	0.2	2	1-0
-	33 Howes Road	8/29/2023	$100	0.1	Cape Cod	1,260	0.21	2	1-0
-	25-27 Wampanoag Road	7/9/2021	$210,000	0.1	Duplex	816	0.19	3	2-0
-	46 Seaview Avenue	3/28/2008	$254,500	0.1	Cape Cod	1,344	0.18	3	1-1
-	48 Seaview Avenue	6/8/2017	$341,500	0.1	Cape Cod	1,080	0.18	3	2-0
-	15-17 Thatcher Road	12/17/2002	$145,000	0.1	Duplex	912	0.18	2	2-0
-	2 Eldridge Road	5/21/2003	$0	0.1	Ranch	991	0.26	2	1-0
-	24 Wampanoag Road Unit 1	8/26/2003	$182,000	0.1	Condominium	434	0	2	1-0
-	26 Wampanoag Road Unit 2	8/26/2003	$182,000	0.1	Condominium	357	0	1	1-0
-	3 Eldridge Road	6/7/2017	$100	0.1	Ranch	1,056	0.24	3	1-0
-	62 Melgo Lane	5/18/2023	$530,000	0.1	Ranch	904	0.2	2	1-0
-	63 Ocean Avenue	10/15/1990	$0	0.1	Cape Cod	2,027	0.29	2	1-1
-	50 Seaview Avenue	9/7/2007	$100	0.1	Ranch	826	0.18	2	1-1
-	101 Ocean Avenue	3/20/2012	$230,300	0.1	Ranch	912	0.24	3	1-1
-	15 Howes Road	9/26/2014	$187,500	0.1	Ranch	720	0.22	2	1-0
-	24 Crow Street	7/15/2019	$280,000	0.1	Ranch	912	0.22	3	1-0
-	32-34 Seaview Avenue	10/10/2000	$114,900	0.1	Duplex	912	0.17	2	2-0
-	65 Eldridge Road	2/22/2007	$100	0.1	Ranch	932	0.2	2	1-0
-	56 Seaview Avenue Unit 1	11/10/2005	$100	0.1	Condominium	1,023	0	2	1-1
-	56 Seaview Avenue Unit 2	9/5/2006	$195,000	0.1	Condominium	587	0	2	1-0
-	49 Howes Road	8/9/2007	$100	0.1	Ranch	720	0.33	2	1-0
-	68 Eldridge Road	1/25/2019	$310,000	0.1	Ranch	1,407	0.42	3	2-0

Averages

5158 days

$128,935

0.09

---

1,025

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

33 322 55 Wampanoag Road