26 Howes Road, South Yarmouth, MA 02664

26 Howes Road South Yarmouth MA 02664

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Owner Information

Owner 1

Curtis Ryder

Owner 2

Penny Ryder

Owner's Address

26 Howes Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

2/24/2020

Previous sale date

6/30/2006

Transfer document #

32710-71

Previous transfer document

21148-0058

Grantor

Mary Beth Begley

Previous grantor

John Czekanski

Most recent sale price

$308,000.00

Previous sale price

$262,000.00

Site Information

Property ID

33-80

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

1008

Number of Kitchen

Gross Living Area

1284

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

Floor/Wall Fur

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$230,500.00

Total value

$431,600.00

Building value

$201,100.00

Estimated tax

$3,055.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$523,083 to $461,754

$523,083 - By Sales Comparison

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

$461,754 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$476,389	$509,672
	x ($509,672/$476,389)	$461,754

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 26 Howes Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $305.56	Style Ranch	Age 1950	Rooms 0	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 1284	Heating Fuel Floor/Wall Fur	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $201,100.00	AEM Value - Land $230,500.00	AEM Value - Other $0.00	AEM Value - Total $431,600.00
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	0.2	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) 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
D) 27 Pine Grove Road	0.3	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
E) 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
F) 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
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) 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
I) 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
J) 40 Nauset Road	0.7	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) 40 Grouse Lane	0.8	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
L) 11 South Street	0.8	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
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) 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
O) 1 Meadowbrook Road	0.9	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
P) 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
Q) 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
R) 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
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 - $492,418

As of today, 10/28/2024, the estimated market value of 26 Howes Road, South Yarmouth considering the above 19 comparable properties is $492,418.

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

26 Howes Road

2/24/2020

$308,000

Ranch

1,008

0.24

1-0

Criteria

A	22 Howes Road	10/29/2021	$400,000	0.0	Ranch	916	0.24	2	1-0
B	32 Howes Road	8/9/2011	$133,500	0.0	Ranch	720	0.24	2	1-0
C	3 Eldridge Road	6/7/2017	$100	0.0	Ranch	1,056	0.24	3	1-0
D	803 Route 28	3/11/2008	$100	0.0	Ranch	1,216	0.52	3	3-0
E	16 Howes Road	6/30/2017	$230,000	0.0	Ranch	720	0.27	2	1-0
F	2 Eldridge Road	5/21/2003	$0	0.0	Ranch	991	0.26	2	1-0
G	36 Howes Road	12/13/2002	$99	0.0	Ranch	1,176	0.33	2	1-1
H	807 Route 28	11/20/2020	$275,000	0.0	Store	1,749	0.53	0	0-
I	797 Route 28	9/24/2002	$200,000	0.0	Stores/Apt Com	1,487	0.49	0	0-
J	15 Howes Road	9/26/2014	$187,500	0.0	Ranch	720	0.22	2	1-0
K	7 Eldridge Road	8/22/2024	$540,000	0.0	Ranch	1,008	0.16	4	1-0
L	33 Howes Road	8/29/2023	$100	0.0	Cape Cod	1,260	0.21	2	1-0
M	811 Route 28	6/16/2022	$100	0.0	Ranch	635	0.59	2	1-0
N	793 Route 28	8/24/2020	$650,000	0.1	Motel	7,072	0.68	0	0-
O	11 Eldridge Road	2/3/2017	$100	0.1	Ranch	980	0.16	3	1-0
P	14 Thatcher Road	3/30/2017	$100	0.1	Ranch	720	0.17	2	1-0
Q	40 Howes Road	9/17/2012	$162,000	0.1	Ranch	1,104	0.26	2	1-0
R	4 Eldridge Road	3/29/2024	$611,000	0.1	Ranch	720	0.23	2	1-0
S	37 Howes Road	9/19/2014	$290,000	0.1	Ranch	882	0.2	2	1-0
T	13 Eldridge Road	12/8/1961	$0	0.1	Ranch	720	0.16	2	1-0
U	16 Thatcher Road	2/28/2019	$247,500	0.1	Ranch	720	0.17	2	1-0
V	12 Eldridge Road	1/22/2018	$100	0.1	Ranch	720	0.23	2	1-0
W	44 Howes Road	6/20/2024	$850,000	0.1	Ranch	1,880	0.37	3	3-1
X	23 Dayton Road	7/19/2022	$100	0.1	Ranch	864	0.15	2	1-0
Y	9-11 Thatcher Road	8/27/2024	$480,000	0.1	Duplex	912	0.18	4	2-0
Z	796-798 Route 28	12/8/2015	$399,000	0.1	Repair Shop	3,600	0.45	0	0-
-	806 Route 28	2/23/2004	$250,000	0.1	Office Bldg	936	0.21	1	2-
-	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
-	43 Howes Road	4/22/2019	$100	0.1	Ranch	1,096	0.2	2	1-0
-	19 Eldridge Road	9/29/2022	$100	0.1	Cape Cod	2,604	0.32	4	3-0
-	20 Thatcher Road	10/2/2020	$10	0.1	Ranch	720	0.17	2	1-0
-	817 Route 28	8/1/2019	$2,100,000	0.1	Apartments	2,279	1.28	0	0-
-	16 Eldridge Road	11/19/2004	$240,000	0.1	Ranch	1,140	0.21	2	1-0
-	17 Dayton Road	5/31/2023	$100	0.1	Ranch	1,008	0.16	3	1-0
-	15-17 Thatcher Road	12/17/2002	$145,000	0.1	Duplex	912	0.18	2	2-0
-	5 Mattachee Road	6/5/2002	$10	0.1	Ranch	720	0.2	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
-	7 Bliscott Avenue	1/23/2023	$100	0.1	Ranch	884	0.11	2	1-1
-	812 Route 28	6/16/2022	$100	0.1	Lodging House	2,582	0.34	6	6-0
-	18 Eldridge Road	11/7/2007	$100	0.1	Ranch	720	0.21	2	1-0
-	6 Angus Avenue	2/11/2014	$100	0.1	Ranch	408	0.11	1	1-0
-	22 Thatcher Road	5/16/2011	$100	0.1	Ranch	1,008	0.17	2	1-0
-	9 Mattachee Road	11/18/2020	$10	0.1	Ranch	1,192	0.21	2	2-0
-	24 Dayton Road	6/28/2019	$285,000	0.1	Ranch	1,008	0.15	3	1-0
-	50 Howes Road	11/14/2018	$265,000	0.1	Ranch	1,460	0.25	3	2-0
-	19-21 Thatcher Road	12/9/2022	$365,000	0.1	Duplex	912	0.18	3	2-0
-	20-22 Seaview Avenue	3/15/2013	$143,000	0.1	Duplex	912	0.17	3	2-0
-	11 Dayton Road	6/26/1991	$0	0.1	Ranch	864	0.15	2	1-0
-	8-10 Bliscott Avenue	6/9/2004	$100	0.1	Ranch	560	0.24	2	1-0
-	9 Bliscott Avenue	6/20/2016	$249,900	0.1	Ranch	884	0.11	2	2-0
-	11 Mattachee Road	8/26/2004	$100	0.1	Ranch	1,388	0.21	2	1-1
-	18 Dayton Road	7/24/2017	$100	0.1	Ranch	864	0.15	2	1-0
-	10 Angus Avenue	6/18/2020	$274,900	0.1	Conventional	1,284	0.11	3	1-1
-	22 Eldridge Road	5/13/2021	$200,000	0.1	Ranch	816	0.24	3	1-0
-	24-26 Seaview Avenue	3/19/2010	$172,000	0.1	Duplex	912	0.17	4	2-0
-	11 Rogers Avenue	6/30/2017	$235,000	0.1	Ranch	1,008	0.16	3	1-0
-	23-25 Thatcher Road	5/11/2004	$265,000	0.1	Duplex	912	0.18	4	2-0
-	42 Wampanoag Road	8/16/2012	$100	0.1	Ranch	1,200	0.24	3	2-0
-	13 Bliscott Avenue	8/19/2016	$100	0.1	Ranch	768	0.11	2	1-0
-	15 Mattachee Road	7/1/2013	$238,000	0.1	Ranch	720	0.21	2	1-0
-	7 Frank Baker Road	9/1/2010	$85,900	0.1	Ranch	642	0.11	2	1-0
-	38 Wampanoag Road	5/31/2005	$100	0.1	Ranch	936	0.32	3	1-0
-	12 Dayton Road	4/2/2020	$325,000	0.1	Ranch	1,024	0.15	2	1-0
-	12 Angus Avenue	9/30/2020	$286,000	0.1	Ranch	828	0.11	2	1-0
-	28-30 Seaview Avenue	5/6/2019	$255,000	0.1	Duplex	912	0.17	4	2-0
-	12 Bliscott Avenue	8/18/2017	$239,900	0.1	Ranch	768	0.11	2	1-0
-	49 Howes Road	8/9/2007	$100	0.1	Ranch	720	0.33	2	1-0
-	7 Rogers Avenue	4/29/2022	$440,000	0.1	Ranch	1,172	0.15	2	1-0
-	54 Howes Road	7/2/2021	$312,000	0.1	Duplex	1,296	0.25	3	2-0
-	782 Route 28	1/21/2016	$650,000	0.1	Office Bldg	8,851	1.37		-
-	15 Bliscott Avenue	11/5/2009	$160,000	0.1	Ranch	768	0.11	2	1-0
-	833 Route 28	12/3/1985	$0	0.1	Office Bldg	2,280	0.25	0	0-
-	17 Mattachee Road	2/13/2019	$100	0.1	Ranch	900	0.21	2	1-0
-	9 Angus Avenue	8/15/1997	$100,000	0.1	Conventional	1,815	0.28	3	2-0
-	11 Frank Baker Road	4/2/2020	$199,900	0.1	Ranch	528	0.11	2	1-0
-	54 Wampanoag Road	5/26/2021	$100,000	0.1	Ranch	1,168	0.27	3	1-0
-	14 Angus Avenue	10/3/2016	$80,000	0.1	Cape Cod	1,470	0.11	1	1-0
-	28-30 Wampanoag Road	6/30/2010	$188,000	0.1	Duplex	805	0.2	2	2-0
-	32-34 Seaview Avenue	10/10/2000	$114,900	0.1	Duplex	912	0.17	2	2-0
-	1 Rogers Avenue	11/25/2019	$100	0.1	Ranch	960	0.15	2	1-1
-	14 Bliscott Avenue	6/30/2004	$100	0.1	Ranch	768	0.11	2	1-0
-	17 Seaview Avenue	6/8/2021	$100	0.1	Ranch	1,140	0.19	3	1-0
-	21 Seaview Avenue	7/16/2014	$100	0.1	Ranch	1,152	0.19	3	1-0
-	8 Mattachee Road	8/22/1994	$62,500	0.1	Ranch	720	0.48	2	1-0
-	17 Bliscott Avenue	10/11/2002	$169,900	0.1	Ranch	720	0.11	2	1-0
-	12 Rogers Avenue	6/11/1997	$0	0.1	Ranch	1,024	0.23	2	1-0
-	13 Frank Baker Road	11/23/2021	$410,000	0.1	Cape Cod	1,092	0.11	3	1-1
-	58 Howes Road	10/20/2014	$272,500	0.1	Ranch	1,040	0.19	2	2-0
-	58 Wampanoag Road	4/21/2009	$100	0.1	Ranch	720	0.21	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

Averages

4075 days

$171,320

0.09

---

1,111

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 80 26 Howes Road