41 Wampanoag Road, South Yarmouth, MA 02664

41 Wampanoag Road South Yarmouth MA 02664

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Owner Information

Owner 1

James Richman

Owner 2

Owner's Address

41 Wampanoag Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

4/20/2022

Previous sale date

6/22/1999

Transfer document #

35062-115

Previous transfer document

12355-0217

Grantor

James Richman

Previous grantor

Camilla J Richman

Most recent sale price

$100.00

Previous sale price

$1.00

Site Information

Property ID

33-353

Lot Size

0.24

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

1093

Number of Kitchen

Gross Living Area

1493

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood, Carpet

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

$230,500.00

Total value

$504,500.00

Building value

$274,000.00

Estimated tax

$3,571.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$574,520 to $560,322

$574,520 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,015	$533,706
	sft x ($533,706/1,015 sft)	$574,520

$560,322 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$480,535	$533,706
	x ($533,706/$480,535)	$560,322

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 41 Wampanoag Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.09	Style Ranch	Age 1955	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 1493	Heating Fuel Forced Air-Duc	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $274,000.00	AEM Value - Land $230,500.00	AEM Value - Other $0.00	AEM Value - Total $504,500.00
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) 88 Pawkannawkut Drive	0.2	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) 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
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) 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
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	0.8	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
J) 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
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) 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
M) 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
N) 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
O) 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
P) 39 Old Main Street	1.0	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) 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 - $567,421

As of today, 10/28/2024, the estimated market value of 41 Wampanoag Road, South Yarmouth considering the above 17 comparable properties is $567,421.

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

41 Wampanoag Road

4/20/2022

$100

Ranch

1,093

0.24

1-0

Criteria

A	37 Wampanoag Road	6/29/2022	$100	0.0	Ranch	720	0.21	2	1-0
B	43 Wampanoag Road	12/17/1990	$0	0.0	Ranch	720	0.26	2	1-0
C	40 Thatcher Road	3/1/2022	$507,000	0.0	Ranch	936	0.18	2	1-0
D	38 Wampanoag Road	5/31/2005	$100	0.0	Ranch	936	0.32	3	1-0
E	42 Wampanoag Road	8/16/2012	$100	0.0	Ranch	1,200	0.24	3	2-0
F	44-A & 44B Thatcher Road	2/17/2023	$410,000	0.0	Duplex	1,104	0.2	4	2-0
G	43 Eldridge Road	1/16/2004	$100	0.0	Ranch	1,120	0.48	2	2-0
H	29-31 Wampanoag Road	1/29/2021	$331,000	0.0	Duplex	771	0.19	3	2-0
I	37 Thatcher Road	6/25/2014	$100	0.0	Ranch	1,128	0.18	4	2-0
J	41 Thatcher Road	8/18/2020	$325,000	0.0	Ranch	900	0.18	2	1-1
K	22 Thatcher Road	5/16/2011	$100	0.0	Ranch	1,008	0.17	2	1-0
L	28-30 Wampanoag Road	6/30/2010	$188,000	0.0	Duplex	805	0.2	2	2-0
M	48 Melgo Lane	4/6/2022	$100	0.1	Ranch	856	0.27	3	1-0
N	55 Wampanoag Road	11/29/2001	$171,000	0.1	Ranch	1,190	0.27	2	2-1
O	47 Eldridge Road	8/23/2017	$100	0.1	Ranch	936	0.19	3	1-0
P	23-25 Thatcher Road	5/11/2004	$265,000	0.1	Duplex	912	0.18	4	2-0
Q	38 Eldridge Road	9/18/2014	$100	0.1	Ranch	960	0.43	2	1-1
R	43 Thatcher Road	7/26/2019	$100	0.1	Ranch	2,108	0.35	2	1-0
S	54 Wampanoag Road	5/26/2021	$100,000	0.1	Ranch	1,168	0.27	3	1-0
T	20 Thatcher Road	10/2/2020	$10	0.1	Ranch	720	0.17	2	1-0
U	19 Eldridge Road	9/29/2022	$100	0.1	Cape Cod	2,604	0.32	4	3-0
V	25-27 Wampanoag Road	7/9/2021	$210,000	0.1	Duplex	816	0.19	3	2-0
W	46 Seaview Avenue	3/28/2008	$254,500	0.1	Cape Cod	1,344	0.18	3	1-1
X	22 Eldridge Road	5/13/2021	$200,000	0.1	Ranch	816	0.24	3	1-0
Y	49 Eldridge Road	3/30/2023	$100	0.1	Ranch	720	0.19	2	1-0
Z	19-21 Thatcher Road	12/9/2022	$365,000	0.1	Duplex	912	0.18	3	2-0
-	48 Seaview Avenue	6/8/2017	$341,500	0.1	Cape Cod	1,080	0.18	3	2-0
-	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
-	46 Eldridge Road	3/30/2007	$235,000	0.1	Ranch	920	0.19	2	1-0
-	13 Eldridge Road	12/8/1961	$0	0.1	Ranch	720	0.16	2	1-0
-	54 Melgo Lane	1/23/2020	$100	0.1	Cape Cod	1,117	0.24	3	2-0
-	16 Thatcher Road	2/28/2019	$247,500	0.1	Ranch	720	0.17	2	1-0
-	61 Wampanoag Road	3/5/1998	$85,000	0.1	Ranch	720	0.18	2	1-0
-	50 Seaview Avenue	9/7/2007	$100	0.1	Ranch	826	0.18	2	1-1
-	32-34 Seaview Avenue	10/10/2000	$114,900	0.1	Duplex	912	0.17	2	2-0
-	18 Eldridge Road	11/7/2007	$100	0.1	Ranch	720	0.21	2	1-0
-	58 Wampanoag Road	4/21/2009	$100	0.1	Ranch	720	0.21	2	1-0
-	53 Eldridge Road	10/17/1968	$0	0.1	Ranch	1,392	0.19	3	2-0
-	48 Eldridge Road	7/1/2016	$230,000	0.1	Ranch	720	0.19	2	1-0
-	15-17 Thatcher Road	12/17/2002	$145,000	0.1	Duplex	912	0.18	2	2-0
-	11 Eldridge Road	2/3/2017	$100	0.1	Ranch	980	0.16	3	1-0
-	35 Mattachee Road	9/18/2014	$100	0.1	Ranch	800	0.19	2	1-0
-	28-30 Seaview Avenue	5/6/2019	$255,000	0.1	Duplex	912	0.17	4	2-0
-	14 Thatcher Road	3/30/2017	$100	0.1	Ranch	720	0.17	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
-	16 Eldridge Road	11/19/2004	$240,000	0.1	Ranch	1,140	0.21	2	1-0
-	39 Mattachee Road	8/8/2008	$100	0.1	Ranch	750	0.19	2	1-0
-	52 Eldridge Road	3/29/2022	$510,000	0.1	Ranch	1,008	0.19	2	1-0
-	65 Wampanoag Road	3/24/2023	$100	0.1	Ranch	720	0.22	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
-	55 Eldridge Road	9/18/2015	$232,000	0.1	Ranch	1,008	0.19	2	1-0
-	64 Wampanoag Road	10/7/2019	$400,000	0.1	Ranch	572	0.21	1	1-0
-	41 Mattachee Road	2/11/2021	$259,800	0.1	Ranch	948	0.19	2	1-0
-	58 Melgo Lane	9/26/2014	$100	0.1	Ranch	1,184	0.23	3	1-0
-	17 Mattachee Road	2/13/2019	$100	0.1	Ranch	900	0.21	2	1-0
-	24-26 Seaview Avenue	3/19/2010	$172,000	0.1	Duplex	912	0.17	4	2-0
-	7 Eldridge Road	8/22/2024	$540,000	0.1	Ranch	1,008	0.16	4	1-0
-	0 Willow Street	5/12/2017	$100	0.1	Vacant Land		0.03		-
-	9-11 Thatcher Road	8/27/2024	$480,000	0.1	Duplex	912	0.18	4	2-0
-	12 Eldridge Road	1/22/2018	$100	0.1	Ranch	720	0.23	2	1-0
-	54 Eldridge Road	9/11/2020	$305,000	0.1	Ranch	960	0.19	3	1-0
-	45 Mattachee Road	10/28/2010	$100	0.1	Ranch	928	0.19	2	1-0
-	41 Seaview Avenue	5/10/2021	$100	0.1	Ranch	1,128	0.26	3	1-0
-	15 Mattachee Road	7/1/2013	$238,000	0.1	Ranch	720	0.21	2	1-0
-	15 Howes Road	9/26/2014	$187,500	0.1	Ranch	720	0.22	2	1-0
-	45 Seaview Avenue	1/13/2021	$100	0.1	Ranch	1,008	0.27	3	1-0
-	62 Seaview Avenue	7/31/2008	$310,000	0.1	Ranch	1,132	0.45	3	2-0
-	18-20 Wampanoag Road	4/28/2009	$100	0.1	Duplex	1,248	0.19	4	2-0
-	59 Eldridge Road	3/15/2004	$240,000	0.1	Ranch	720	0.19	2	1-0
-	0 Bridle Path	9/21/1984	$0	0.1	Vacant Land		0.01		-
-	20-22 Seaview Avenue	3/15/2013	$143,000	0.1	Duplex	912	0.17	3	2-0
-	47 Mattachee Road	6/10/2019	$0	0.1	Cape Cod	1,866	0.19	4	2-0
-	4 Eldridge Road	3/29/2024	$611,000	0.1	Ranch	720	0.23	2	1-0
-	49 Seaview Avenue	8/18/2006	$267,500	0.1	Ranch	1,252	0.27	3	1-1
-	11 Mattachee Road	8/26/2004	$100	0.1	Ranch	1,388	0.21	2	1-1
-	58 Eldridge Road	5/14/1982	$0	0.1	Ranch	720	0.19	2	1-0
-	29-31 Seaview Avenue	7/19/2024	$410,000	0.1	Duplex	1,248	0.19	4	2-0
-	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 Eldridge Road	2/23/2005	$240,000	0.1	Ranch	1,566	0.19	2	1-0
-	9 Mattachee Road	11/18/2020	$10	0.1	Ranch	1,192	0.21	2	2-0
-	55 Seaview Avenue	8/30/2022	$450,000	0.1	Ranch	1,500	0.27	3	2-0
-	71 Wampanoag Road	2/11/2022	$100	0.1	Ranch	720	0.24	2	1-0
-	23-25 Seaview Avenue	6/18/2004	$160,000	0.1	Duplex	1,248	0.19	4	2-0
-	51 Mattachee Road	4/8/1999	$0	0.1	Ranch	810	0.33	2	1-0
-	68 Seaview Avenue	11/2/2017	$100	0.1	Ranch	802	0.24	3	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
-	70 Wampanoag Road	4/29/2022	$240,000	0.1	Ranch	1,056	0.35	2	1-0
-	2 Crow Street	8/20/2013	$100	0.1	Ranch	720	0.19	2	1-0
-	2 Eldridge Road	5/21/2003	$0	0.1	Ranch	991	0.26	2	1-0
-	15 Wampanoag Road	6/30/2022	$552,000	0.1	Ranch	1,156	0.18	2	1-0
-	6 Aspinet Road	8/23/1999	$10	0.1	Cape Cod	1,947	0.15	3	2-1
-	5 Mattachee Road	6/5/2002	$10	0.1	Ranch	720	0.2	2	1-0
-	21 Seaview Avenue	7/16/2014	$100	0.1	Ranch	1,152	0.19	3	1-0
-	33 Howes Road	8/29/2023	$100	0.1	Cape Cod	1,260	0.21	2	1-0
-	10 Aspinet Road	7/17/2024	$130,000	0.1	Ranch	750	0.15	2	1-0
-	14-16 Wampanoag Road	11/1/2016	$280,000	0.1	Duplex	2,116	0.34	6	2-0
-	36 Mattachee Road	12/19/2016	$100	0.1	Ranch	1,280	0.4	3	2-0
-	65 Eldridge Road	2/22/2007	$100	0.1	Ranch	932	0.2	2	1-0
-	16 Howes Road	6/30/2017	$230,000	0.1	Ranch	720	0.27	2	1-0
-	61 Seaview Avenue	9/29/2023	$607,000	0.1	Ranch	1,233	0.2	4	2-0
-	14 Aspinet Road	9/28/1990	$0	0.1	Ranch	900	0.15	2	1-0
-	65 Melgo Lane	2/4/1997	$0	0.1	Ranch	1,593	0.25	2	1-0
-	68 Melgo Lane	11/21/2000	$42,000	0.1	Cape Cod	1,688	0.2	3	2-0
-	40 Mattachee Road	1/25/2016	$100	0.1	Ranch	1,332	0.4	2	1-0
-	37 Howes Road	9/19/2014	$290,000	0.1	Ranch	882	0.2	2	1-0
-	57 Mattachee Road	7/22/2011	$225,000	0.1	Ranch	750	0.33	2	1-0

Averages

4545 days

$142,375

0.09

---

961

0.2

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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

33 353 41 Wampanoag Road