22 Thatcher Road, South Yarmouth, MA 02664

22 Thatcher Road South Yarmouth MA 02664

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Owner Information

Owner 1

Armando A Cassano

Owner 2

Owner's Address

367 Washington St Dedham, MA 02026

Market Sale Information

Most recent sale date

5/16/2011

Previous sale date

5/23/2006

Transfer document #

25448-0217

Previous transfer document

21025-0028

Grantor

Armando A Cassano

Previous grantor

Patricia M Briand

Most recent sale price

$100.00

Previous sale price

$270,000.00

Site Information

Property ID

33-342

Lot Size

0.17

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1955

Number of full baths

Condition

Number of half baths

Finished Area

1008

Number of Kitchen

Gross Living Area

1243

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

$208,000.00

Total value

$437,600.00

Building value

$229,600.00

Estimated tax

$3,098.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$523,083 to $468,173

$523,083 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	982	$509,672
	sft x ($509,672/982 sft)	$523,083

$468,173 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$476,389	$509,672
	x ($509,672/$476,389)	$468,173

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 22 Thatcher Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.10	Style Ranch	Age 1955	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 1243	Heating Fuel Hot Water	Lot Size 0.17	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $229,600.00	AEM Value - Land $208,000.00	AEM Value - Other $0.00	AEM Value - Total $437,600.00
A) 7 Eldridge Road	0.0	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) 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
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) 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
E) 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
F) 7 Spruce Street	0.5	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
G) 43 Evergreen Street	0.5	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
H) 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
I) 7 Loon Lane	0.7	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
J) 40 Nauset Road	0.8	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
K) 68 Acres Avenue	0.8	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
L) 72 Acres Avenue	0.8	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
M) 26 Crowes Purchase	0.9	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
N) 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
O) 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
P) 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
Q) 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
R) 1 Meadowbrook Road	1.0	8/9/2024	$156,666	1,120	1	$139.88	Cape Cod	1970		3	1	0	3600	Hot Water	0.26	Asph/F Gls/Cmp	$306,400	$148,800	$0	$455,200
S) 75 Beverly Road	1.0	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

Estimation of Market Value - $495,628

As of today, 10/28/2024, the estimated market value of 22 Thatcher Road, South Yarmouth considering the above 19 comparable properties is $495,628.

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

22 Thatcher Road

5/16/2011

$100

Ranch

1,008

0.17

1-0

Criteria

A	20 Thatcher Road	10/2/2020	$10	0.0	Ranch	720	0.17	2	1-0
B	38 Wampanoag Road	5/31/2005	$100	0.0	Ranch	936	0.32	3	1-0
C	16 Thatcher Road	2/28/2019	$247,500	0.0	Ranch	720	0.17	2	1-0
D	19 Eldridge Road	9/29/2022	$100	0.0	Cape Cod	2,604	0.32	4	3-0
E	42 Wampanoag Road	8/16/2012	$100	0.0	Ranch	1,200	0.24	3	2-0
F	23-25 Thatcher Road	5/11/2004	$265,000	0.0	Duplex	912	0.18	4	2-0
G	13 Eldridge Road	12/8/1961	$0	0.0	Ranch	720	0.16	2	1-0
H	19-21 Thatcher Road	12/9/2022	$365,000	0.0	Duplex	912	0.18	3	2-0
I	14 Thatcher Road	3/30/2017	$100	0.0	Ranch	720	0.17	2	1-0
J	28-30 Wampanoag Road	6/30/2010	$188,000	0.0	Duplex	805	0.2	2	2-0
K	11 Eldridge Road	2/3/2017	$100	0.0	Ranch	980	0.16	3	1-0
L	15-17 Thatcher Road	12/17/2002	$145,000	0.0	Duplex	912	0.18	2	2-0
M	41 Wampanoag Road	4/20/2022	$100	0.0	Ranch	1,093	0.24	2	1-0
N	37 Wampanoag Road	6/29/2022	$100	0.0	Ranch	720	0.21	2	1-0
O	7 Eldridge Road	8/22/2024	$540,000	0.0	Ranch	1,008	0.16	4	1-0
P	9-11 Thatcher Road	8/27/2024	$480,000	0.0	Duplex	912	0.18	4	2-0
Q	15 Howes Road	9/26/2014	$187,500	0.0	Ranch	720	0.22	2	1-0
R	29-31 Wampanoag Road	1/29/2021	$331,000	0.1	Duplex	771	0.19	3	2-0
S	32-34 Seaview Avenue	10/10/2000	$114,900	0.1	Duplex	912	0.17	2	2-0
T	28-30 Seaview Avenue	5/6/2019	$255,000	0.1	Duplex	912	0.17	4	2-0
U	22 Eldridge Road	5/13/2021	$200,000	0.1	Ranch	816	0.24	3	1-0
V	18 Eldridge Road	11/7/2007	$100	0.1	Ranch	720	0.21	2	1-0
W	24 Wampanoag Road Unit 1	8/26/2003	$182,000	0.1	Condominium	434	0	2	1-0
X	26 Wampanoag Road Unit 2	8/26/2003	$182,000	0.1	Condominium	357	0	1	1-0
Y	24-26 Seaview Avenue	3/19/2010	$172,000	0.1	Duplex	912	0.17	4	2-0
Z	16 Eldridge Road	11/19/2004	$240,000	0.1	Ranch	1,140	0.21	2	1-0
-	3 Eldridge Road	6/7/2017	$100	0.1	Ranch	1,056	0.24	3	1-0
-	43 Wampanoag Road	12/17/1990	$0	0.1	Ranch	720	0.26	2	1-0
-	54 Wampanoag Road	5/26/2021	$100,000	0.1	Ranch	1,168	0.27	3	1-0
-	37 Thatcher Road	6/25/2014	$100	0.1	Ranch	1,128	0.18	4	2-0
-	40 Thatcher Road	3/1/2022	$507,000	0.1	Ranch	936	0.18	2	1-0
-	12 Eldridge Road	1/22/2018	$100	0.1	Ranch	720	0.23	2	1-0
-	20-22 Seaview Avenue	3/15/2013	$143,000	0.1	Duplex	912	0.17	3	2-0
-	25-27 Wampanoag Road	7/9/2021	$210,000	0.1	Duplex	816	0.19	3	2-0
-	4 Eldridge Road	3/29/2024	$611,000	0.1	Ranch	720	0.23	2	1-0
-	18 Seaview Avenue	4/15/2016	$120,000	0.1	Condominium	432	0	2	1-0
-	16 Seaview Avenue	9/20/2002	$115,000	0.1	Condominium	432	0	2	1-0
-	1 Howes Road	12/2/2002	$1	0.1	Condominium	432	0	2	1-0
-	3 Howes Road	5/8/2006	$158,000	0.1	Condominium	432	0	2	1-0
-	7 Howes Road	10/31/2003	$138,000	0.1	Condominium	432	0	1	1-0
-	9 Howes Road	6/20/2014	$74,000	0.1	Condominium	432	0	2	1-0
-	5 Thatcher Road	3/6/2017	$135,000	0.1	Condominium	432	0	2	1-0
-	7 Thatcher Road	8/12/2014	$82,500	0.1	Condominium	432	0	2	1-0
-	41 Thatcher Road	8/18/2020	$325,000	0.1	Ranch	900	0.18	2	1-1
-	16 Howes Road	6/30/2017	$230,000	0.1	Ranch	720	0.27	2	1-0
-	46 Seaview Avenue	3/28/2008	$254,500	0.1	Cape Cod	1,344	0.18	3	1-1
-	2 Eldridge Road	5/21/2003	$0	0.1	Ranch	991	0.26	2	1-0
-	44-A & 44B Thatcher Road	2/17/2023	$410,000	0.1	Duplex	1,104	0.2	4	2-0
-	55 Wampanoag Road	11/29/2001	$171,000	0.1	Ranch	1,190	0.27	2	2-1
-	58 Wampanoag Road	4/21/2009	$100	0.1	Ranch	720	0.21	2	1-0
-	22 Howes Road	10/29/2021	$400,000	0.1	Ranch	916	0.24	2	1-0
-	43 Eldridge Road	1/16/2004	$100	0.1	Ranch	1,120	0.48	2	2-0
-	17 Mattachee Road	2/13/2019	$100	0.1	Ranch	900	0.21	2	1-0
-	33 Howes Road	8/29/2023	$100	0.1	Cape Cod	1,260	0.21	2	1-0
-	0 Willow Street	5/12/2017	$100	0.1	Vacant Land		0.03		-
-	15 Mattachee Road	7/1/2013	$238,000	0.1	Ranch	720	0.21	2	1-0
-	29-31 Seaview Avenue	7/19/2024	$410,000	0.1	Duplex	1,248	0.19	4	2-0
-	48 Seaview Avenue	6/8/2017	$341,500	0.1	Cape Cod	1,080	0.18	3	2-0
-	18-20 Wampanoag Road	4/28/2009	$100	0.1	Duplex	1,248	0.19	4	2-0
-	11 Mattachee Road	8/26/2004	$100	0.1	Ranch	1,388	0.21	2	1-1
-	23-25 Seaview Avenue	6/18/2004	$160,000	0.1	Duplex	1,248	0.19	4	2-0
-	26 Howes Road	2/24/2020	$308,000	0.1	Ranch	1,008	0.24	3	1-0
-	9 Mattachee Road	11/18/2020	$10	0.1	Ranch	1,192	0.21	2	2-0
-	43 Thatcher Road	7/26/2019	$100	0.1	Ranch	2,108	0.35	2	1-0
-	21 Seaview Avenue	7/16/2014	$100	0.1	Ranch	1,152	0.19	3	1-0
-	37 Howes Road	9/19/2014	$290,000	0.1	Ranch	882	0.2	2	1-0
-	64 Wampanoag Road	10/7/2019	$400,000	0.1	Ranch	572	0.21	1	1-0
-	38 Eldridge Road	9/18/2014	$100	0.1	Ranch	960	0.43	2	1-1
-	61 Wampanoag Road	3/5/1998	$85,000	0.1	Ranch	720	0.18	2	1-0
-	5 Mattachee Road	6/5/2002	$10	0.1	Ranch	720	0.2	2	1-0
-	48 Melgo Lane	4/6/2022	$100	0.1	Ranch	856	0.27	3	1-0
-	41 Seaview Avenue	5/10/2021	$100	0.1	Ranch	1,128	0.26	3	1-0
-	50 Seaview Avenue	9/7/2007	$100	0.1	Ranch	826	0.18	2	1-1
-	17 Seaview Avenue	6/8/2021	$100	0.1	Ranch	1,140	0.19	3	1-0
-	32 Howes Road	8/9/2011	$133,500	0.1	Ranch	720	0.24	2	1-0
-	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
-	45 Seaview Avenue	1/13/2021	$100	0.1	Ranch	1,008	0.27	3	1-0
-	793 Route 28	8/24/2020	$650,000	0.1	Motel	7,072	0.68	0	0-
-	65 Wampanoag Road	3/24/2023	$100	0.1	Ranch	720	0.22	2	1-0
-	14-16 Wampanoag Road	11/1/2016	$280,000	0.1	Duplex	2,116	0.34	6	2-0
-	797 Route 28	9/24/2002	$200,000	0.1	Stores/Apt Com	1,487	0.49	0	0-
-	46 Eldridge Road	3/30/2007	$235,000	0.1	Ranch	920	0.19	2	1-0
-	35 Mattachee Road	9/18/2014	$100	0.1	Ranch	800	0.19	2	1-0
-	785 Route 28 Unit 1	10/31/2016	$100,000	0.1	Condo Office	837	0	0	0-0
-	785 Route 28 Unit 10	8/6/2021	$165,000	0.1	Cottage Condo	833	0	2	1-0
-	785 Route 28 Unit 2	12/12/2019	$152,000	0.1	Cottage Condo	756	0	2	1-0
-	785 Route 28 Unit 3	9/29/2015	$75,000	0.1	Condo Office	833	0	0	0-0
-	785 Route 28 Unit 4	5/30/2017	$89,900	0.1	Cottage Condo	833	0	2	1-0
-	785 Route 28 Unit 5	2/1/2022	$225,000	0.1	Cottage Condo	833	0	2	1-0
-	785 Route 28 Unit 6	9/1/2023	$150,000	0.1	Cottage Condo	833	0	2	1-0
-	785 Route 28 Unit 7	9/30/2020	$152,000	0.1	Cottage Condo	833	0	2	1-0
-	785 Route 28 Unit 8	11/14/2022	$346,000	0.1	Cottage Condo	833	0	2	2-0
-	785 Route 28 Unit 9	12/12/2019	$152,000	0.1	Cottage Condo	833	0	2	1-0
-	49 Eldridge Road	3/30/2023	$100	0.1	Ranch	720	0.19	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
-	8-10 Pawkannawkut Drive	10/3/2022	$620,000	0.1	Duplex	1,960	0.31	5	4-0
-	36 Howes Road	12/13/2002	$99	0.1	Ranch	1,176	0.33	2	1-1
-	54 Melgo Lane	1/23/2020	$100	0.1	Cape Cod	1,117	0.24	3	2-0
-	15 Wampanoag Road	6/30/2022	$552,000	0.1	Ranch	1,156	0.18	2	1-0
-	39 Mattachee Road	8/8/2008	$100	0.1	Ranch	750	0.19	2	1-0
-	803 Route 28	3/11/2008	$100	0.1	Ranch	1,216	0.52	3	3-0
-	49 Seaview Avenue	8/18/2006	$267,500	0.1	Ranch	1,252	0.27	3	1-1
-	48 Eldridge Road	7/1/2016	$230,000	0.1	Ranch	720	0.19	2	1-0
-	70 Wampanoag Road	4/29/2022	$240,000	0.1	Ranch	1,056	0.35	2	1-0
-	6 Aspinet Road	8/23/1999	$10	0.1	Cape Cod	1,947	0.15	3	2-1
-	53 Eldridge Road	10/17/1968	$0	0.1	Ranch	1,392	0.19	3	2-0
-	41 Mattachee Road	2/11/2021	$259,800	0.1	Ranch	948	0.19	2	1-0
-	10-12 Wampanoag Road	7/17/2024	$606,000	0.1	Duplex	2,116	0.3	6	2-0
-	44 Howes Road	6/20/2024	$850,000	0.1	Ranch	1,880	0.37	3	3-1
-	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

Averages

3945 days

$161,158

0.08

---

1,023

0.19

---

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

33 342 22 Thatcher Road