40 Howes Road, South Yarmouth, MA 02664

40 Howes Road South Yarmouth MA 02664

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Owner Information

Owner 1

Sylvestre Dennis

Owner 2

Lynne Sylvestre

Owner's Address

7 Spring St Foxboro, MA 02035

Market Sale Information

Most recent sale date

9/17/2012

Previous sale date

9/17/2012

Transfer document #

26677-0330

Previous transfer document

26677-0328

Grantor

Gladys Youngsma

Previous grantor

Gladys Youngsma

Most recent sale price

$162,000.00

Previous sale price

$100.00

Site Information

Property ID

33-83

Lot Size

0.26

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1970

Number of full baths

Condition

Number of half baths

Finished Area

1104

Number of Kitchen

Gross Living Area

1158

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Oil

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

$231,400.00

Total value

$440,500.00

Building value

$209,100.00

Estimated tax

$3,118.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$543,521 to $472,740

$543,521 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,075	$529,103
	sft x ($529,103/1,075 sft)	$543,521

$472,740 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$493,019	$529,103
	x ($529,103/$493,019)	$472,740

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 40 Howes Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $146.74	Style Ranch	Age 1970	Rooms 5	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 1158	Heating Fuel Forced Air-Duc	Lot Size 0.26	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $209,100.00	AEM Value - Land $231,400.00	AEM Value - Other $0.00	AEM Value - Total $440,500.00
A) 8 Rogers Avenue	0.1	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
B) 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
C) 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
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	0.3	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
F) 88 Pawkannawkut Drive	0.4	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) 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
H) 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
I) 7 Loon Lane	0.6	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	0.7	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	0.8	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	0.8	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) 363 Winslow Gray Road	0.9	5/23/2024	$699,000	1,284	1	$544.39	Cape Cod	1966	6	4	2	0	2820	Forced Air-Duc	0.26	Asph/F Gls/Cmp	$419,900	$148,800	$0	$568,700
Q) 31 Clifford Street	0.9	7/9/2024	$600,000	1,368	1	$438.60	Ranch	1967		3	1	1	3500	Forced Air-Duc	0.31	Asph/F Gls/Cmp	$447,100	$180,400	$0	$627,500
R) 72 Acres Avenue	1.0	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
S) 17 Taft Road	1.0	9/13/2024	$390,000	1,300	1	$300.00	Ranch	1963	4	2	1	0	2442	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$289,500	$147,900	$0	$437,400
T) 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
U) 190 Forest Road	1.0	8/2/2024	$615,000	1,200	1	$512.50	Ranch	1976		3	2	0	2184	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$379,000	$178,200	$0	$557,200

Estimation of Market Value - $508,131

As of today, 10/28/2024, the estimated market value of 40 Howes Road, South Yarmouth considering the above 21 comparable properties is $508,131.

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

40 Howes Road

9/17/2012

$162,000

Ranch

1,104

0.26

1-0

Criteria

A	23 Dayton Road	7/19/2022	$100	0.0	Ranch	864	0.15	2	1-0
B	36 Howes Road	12/13/2002	$99	0.0	Ranch	1,176	0.33	2	1-1
C	17 Dayton Road	5/31/2023	$100	0.0	Ranch	1,008	0.16	3	1-0
D	44 Howes Road	6/20/2024	$850,000	0.0	Ranch	1,880	0.37	3	3-1
E	24 Dayton Road	6/28/2019	$285,000	0.0	Ranch	1,008	0.15	3	1-0
F	18 Dayton Road	7/24/2017	$100	0.0	Ranch	864	0.15	2	1-0
G	817 Route 28	8/1/2019	$2,100,000	0.0	Apartments	2,279	1.28	0	0-
H	811 Route 28	6/16/2022	$100	0.0	Ranch	635	0.59	2	1-0
I	32 Howes Road	8/9/2011	$133,500	0.0	Ranch	720	0.24	2	1-0
J	11 Dayton Road	6/26/1991	$0	0.0	Ranch	864	0.15	2	1-0
K	50 Howes Road	11/14/2018	$265,000	0.0	Ranch	1,460	0.25	3	2-0
L	11 Rogers Avenue	6/30/2017	$235,000	0.0	Ranch	1,008	0.16	3	1-0
M	12 Dayton Road	4/2/2020	$325,000	0.0	Ranch	1,024	0.15	2	1-0
N	7 Rogers Avenue	4/29/2022	$440,000	0.1	Ranch	1,172	0.15	2	1-0
O	33 Howes Road	8/29/2023	$100	0.1	Cape Cod	1,260	0.21	2	1-0
P	37 Howes Road	9/19/2014	$290,000	0.1	Ranch	882	0.2	2	1-0
Q	807 Route 28	11/20/2020	$275,000	0.1	Store	1,749	0.53	0	0-
R	2 Eldridge Road	5/21/2003	$0	0.1	Ranch	991	0.26	2	1-0
S	43 Howes Road	4/22/2019	$100	0.1	Ranch	1,096	0.2	2	1-0
T	26 Howes Road	2/24/2020	$308,000	0.1	Ranch	1,008	0.24	3	1-0
U	1 Rogers Avenue	11/25/2019	$100	0.1	Ranch	960	0.15	2	1-1
V	54 Howes Road	7/2/2021	$312,000	0.1	Duplex	1,296	0.25	3	2-0
W	833 Route 28	12/3/1985	$0	0.1	Office Bldg	2,280	0.25	0	0-
X	803 Route 28	3/11/2008	$100	0.1	Ranch	1,216	0.52	3	3-0
Y	4 Eldridge Road	3/29/2024	$611,000	0.1	Ranch	720	0.23	2	1-0
Z	12 Rogers Avenue	6/11/1997	$0	0.1	Ranch	1,024	0.23	2	1-0
-	8 Rogers Avenue	9/30/2024	$532,000	0.1	Ranch	1,268	0.2	2	1-0
-	5 Mattachee Road	6/5/2002	$10	0.1	Ranch	720	0.2	2	1-0
-	22 Howes Road	10/29/2021	$400,000	0.1	Ranch	916	0.24	2	1-0
-	3 Eldridge Road	6/7/2017	$100	0.1	Ranch	1,056	0.24	3	1-0
-	49 Howes Road	8/9/2007	$100	0.1	Ranch	720	0.33	2	1-0
-	2 Rogers Avenue	4/19/2005	$100	0.1	Ranch	960	0.16	2	1-0
-	58 Howes Road	10/20/2014	$272,500	0.1	Ranch	1,040	0.19	2	2-0
-	12 Eldridge Road	1/22/2018	$100	0.1	Ranch	720	0.23	2	1-0
-	9 Mattachee Road	11/18/2020	$10	0.1	Ranch	1,192	0.21	2	2-0
-	812 Route 28	6/16/2022	$100	0.1	Lodging House	2,582	0.34	6	6-0
-	806 Route 28	2/23/2004	$250,000	0.1	Office Bldg	936	0.21	1	2-
-	7 Eldridge Road	8/22/2024	$540,000	0.1	Ranch	1,008	0.16	4	1-0
-	797 Route 28	9/24/2002	$200,000	0.1	Stores/Apt Com	1,487	0.49	0	0-
-	35 Ocean Avenue	8/11/2009	$100	0.1	Ranch	1,136	0.3	2	1-0
-	29 Ocean Avenue	9/16/1993	$0	0.1	Ranch	1,374	0.29	3	2-0
-	16 Howes Road	6/30/2017	$230,000	0.1	Ranch	720	0.27	2	1-0
-	16 Eldridge Road	11/19/2004	$240,000	0.1	Ranch	1,140	0.21	2	1-0
-	11 Eldridge Road	2/3/2017	$100	0.1	Ranch	980	0.16	3	1-0
-	55 Howes Road	8/11/2017	$290,000	0.1	Ranch	967	0.21	2	1-0
-	39 Ocean Avenue	3/12/2020	$100	0.1	Ranch	1,262	0.25	4	2-0
-	11 Mattachee Road	8/26/2004	$100	0.1	Ranch	1,388	0.21	2	1-1
-	25 Ocean Avenue	3/26/2013	$100	0.1	Ranch	936	0.27	3	2-0
-	15 Howes Road	9/26/2014	$187,500	0.1	Ranch	720	0.22	2	1-0
-	8 Mattachee Road	8/22/1994	$62,500	0.1	Ranch	720	0.48	2	1-0
-	43 Ocean Avenue	5/18/2015	$316,000	0.1	Ranch	1,110	0.29	3	2-0
-	8-10 Bliscott Avenue	6/9/2004	$100	0.1	Ranch	560	0.24	2	1-0
-	7 Frank Baker Road	9/1/2010	$85,900	0.1	Ranch	642	0.11	2	1-0
-	13 Eldridge Road	12/8/1961	$0	0.1	Ranch	720	0.16	2	1-0
-	19 Ocean Avenue	10/20/2021	$400,000	0.1	Ranch	936	0.28	2	1-0
-	18 Eldridge Road	11/7/2007	$100	0.1	Ranch	720	0.21	2	1-0
-	14 Thatcher Road	3/30/2017	$100	0.1	Ranch	720	0.17	2	1-0
-	15 Mattachee Road	7/1/2013	$238,000	0.1	Ranch	720	0.21	2	1-0
-	845 Route 28	5/24/2023	$2,500,000	0.1	Strip Retail	21,274	2.06	0	0-
-	796-798 Route 28	12/8/2015	$399,000	0.1	Repair Shop	3,600	0.45	0	0-
-	793 Route 28	8/24/2020	$650,000	0.1	Motel	7,072	0.68	0	0-
-	7 Bliscott Avenue	1/23/2023	$100	0.1	Ranch	884	0.11	2	1-1
-	11 Frank Baker Road	4/2/2020	$199,900	0.1	Ranch	528	0.11	2	1-0
-	51 Ocean Avenue	11/8/2013	$302,000	0.1	Ranch	1,880	0.32	3	2-0
-	19 Eldridge Road	9/29/2022	$100	0.1	Cape Cod	2,604	0.32	4	3-0
-	16 Thatcher Road	2/28/2019	$247,500	0.1	Ranch	720	0.17	2	1-0
-	12 Bliscott Avenue	8/18/2017	$239,900	0.1	Ranch	768	0.11	2	1-0
-	14 Mattachee Road	8/14/1962	$0	0.1	Ranch	1,556	0.43	3	1-1
-	9 Bliscott Avenue	6/20/2016	$249,900	0.1	Ranch	884	0.11	2	2-0
-	22 Eldridge Road	5/13/2021	$200,000	0.1	Ranch	816	0.24	3	1-0
-	17 Mattachee Road	2/13/2019	$100	0.1	Ranch	900	0.21	2	1-0
-	13 Frank Baker Road	11/23/2021	$410,000	0.1	Cape Cod	1,092	0.11	3	1-1
-	6 Angus Avenue	2/11/2014	$100	0.1	Ranch	408	0.11	1	1-0
-	14 Bliscott Avenue	6/30/2004	$100	0.1	Ranch	768	0.11	2	1-0
-	20 Thatcher Road	10/2/2020	$10	0.1	Ranch	720	0.17	2	1-0
-	57 Ocean Avenue	10/28/2008	$100	0.1	Ranch	1,786	0.29	3	2-0
-	13 Bliscott Avenue	8/19/2016	$100	0.1	Ranch	768	0.11	2	1-0
-	32 Ocean Avenue	9/25/2020	$370,000	0.1	Ranch	976	0.34	2	1-0

Averages

4173 days

$210,834

0.08

---

1,443

0.28

---

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 83 40 Howes Road