166 Breezy Point Road, South Yarmouth, MA 02664

166 Breezy Point Road South Yarmouth MA 02664

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Owner Information

Owner 1

Vanessa C Garufi

Owner 2

The 166 Breezy Point Rd Rlty Trust

Owner's Address

691 Main St Hanover, MA 02339

Market Sale Information

Most recent sale date

2/27/2014

Previous sale date

11/8/2013

Transfer document #

28005-0059

Previous transfer document

27813-0060

Grantor

Kevin F Garufi

Previous grantor

Vanessa C Garufi

Most recent sale price

$100.00

Previous sale price

$100.00

Site Information

Property ID

34-101

Lot Size

0.5

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

1200

Number of Kitchen

Gross Living Area

1968

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

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

$242,900.00

Total value

$532,700.00

Building value

$289,800.00

Estimated tax

$3,771.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$574,952 to $564,921

$574,952 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,167	$559,194
	sft x ($559,194/1,167 sft)	$574,952

$564,921 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$527,300	$559,194
	x ($559,194/$527,300)	$564,921

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 166 Breezy Point Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.08	Style Ranch	Age 1958	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 1968	Heating Fuel Hot Water	Lot Size 0.5	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $289,800.00	AEM Value - Land $242,900.00	AEM Value - Other $0.00	AEM Value - Total $532,700.00
A) 81 Pine Grove Road	0.1	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
B) 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
C) 72 Breezy Point Road	0.3	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
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) 8 Rogers Avenue	0.3	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
F) 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
G) 7 Eldridge Road	0.4	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
H) 38 South Street	0.6	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
I) 738 Willow Street	0.6	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
J) 11 South Street	0.6	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
K) 39 Old Main Street	0.6	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
L) 142 Seaview Avenue	0.6	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
M) 84 Pawkannawkut Drive	0.7	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
N) 88 Pawkannawkut Drive	0.7	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
O) 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
P) 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
Q) 31 Clifford Street	1.0	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) 22 Sylvan Way	1.0	9/13/2024	$565,000	1,138	1	$496.49	Cape Cod	1965		4	2	0	2448	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$299,200	$164,300	$0	$463,500

Estimation of Market Value - $569,937

As of today, 10/28/2024, the estimated market value of 166 Breezy Point Road, South Yarmouth considering the above 18 comparable properties is $569,937.

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

166 Breezy Point Road

2/27/2014

$100

Ranch

1,200

0.5

1-0

Criteria

A	162 Breezy Point Road	1/24/2023	$100	0.0	Ranch	1,248	0.5	3	1-0
B	22 Misty Lane	2/27/2020	$100	0.0	Rr/Split	1,020	0.17	3	1-0
C	24 Misty Lane	5/18/2011	$290,000	0.0	Ranch	1,191	0.18	3	1-0
D	20 Misty Lane	9/2/2003	$0	0.0	Rr/Split	1,020	0.17	3	1-1
E	158 Breezy Point Road	1/12/2012	$100	0.0	Ranch	888	0.54	3	1-0
F	167 Breezy Point Road	12/3/2014	$100	0.0	Ranch	888	0.23	3	1-0
G	163 Breezy Point Road	4/21/2023	$566,000	0.0	Ranch	768	0.23	2	1-0
H	16 Misty Lane	11/21/2019	$100	0.0	Ranch	909	0.14	3	1-0
I	26 Misty Lane	9/1/2022	$446,000	0.0	Ranch	940	0.14	3	1-0
J	116 Evergreen Street	5/26/2015	$100	0.0	Ranch	960	0.2	2	1-0
K	110 Evergreen Street	3/25/1992	$0	0.0	Ranch	908	0.19	3	1-0
L	120 Evergreen Street	1/14/2022	$100	0.1	Ranch	948	0.2	3	1-0
M	14 Misty Lane	6/25/1999	$0	0.1	Cape Cod	1,152	0.14	3	1-1
N	157 Breezy Point Road	4/17/2001	$1	0.1	Cape Cod	1,464	0.23	5	2-0
O	61 Braddock Street	4/4/2019	$100	0.1	Ranch	1,128	0.23	3	1-0
P	152 Breezy Point Road	5/30/2012	$100	0.1	Ranch	1,008	0.58	3	1-0
Q	106 Evergreen Street	5/27/2022	$475,000	0.1	Ranch	1,162	0.19	2	1-0
R	55 Braddock Street	2/7/2020	$100	0.1	Ranch	908	0.23	3	1-0
S	126 Evergreen Street	12/4/2017	$100	0.1	Ranch	928	0.2	3	1-0
T	30-32 Misty Lane	8/21/1981	$0	0.1	Multi Family	1,934	0.24	5	2-1
U	21 Misty Lane	9/13/2021	$100	0.1	Cape Cod	1,368	0.19	3	1-1
V	0 Danbury Street		$0	0.1	Vacant Land		3.2		-
W	10 Misty Lane	12/13/1994	$0	0.1	Cape Cod	1,200	0.16	4	2-0
X	27 Misty Lane	12/8/2021	$642,500	0.1	Ranch	1,492	0.31	3	2-0
Y	19 Misty Lane	9/13/2021	$100	0.1	Vacant Land		0.23		-
Z	51 Braddock Street	4/18/2017	$300,000	0.1	Ranch	876	0.23	3	1-0
-	153 Breezy Point Road	5/28/2004	$305,000	0.1	Ranch	846	0.23	2	1-0
-	100 Evergreen Street	2/14/1974	$0	0.1	Ranch	1,080	0.19	3	1-0
-	111 Evergreen Street	10/30/2000	$146,000	0.1	Ranch	1,008	0.21	2	1-0
-	115 Evergreen Street	6/12/1990	$0	0.1	Ranch	1,344	0.22	3	1-0
-	146 Breezy Point Road	10/31/2011	$100	0.1	Ranch	1,272	0.5	2	1-0
-	107 Evergreen Street	10/6/1998	$61,538	0.1	Ranch	908	0.2	3	1-0
-	119 Evergreen Street	4/12/1984	$0	0.1	Ranch	1,392	0.23	3	1-0
-	4 Misty Lane	4/1/2004	$100	0.1	Vacant Land		0.26		-
-	45 Braddock Street	10/16/2001	$150,000	0.1	Ranch	948	0.23	3	2-0
-	9 Misty Lane	8/8/2014	$100	0.1	Cape Cod	1,326	0.35	4	2-0
-	60 Braddock Street	6/18/2015	$100	0.1	Ranch	1,360	0.25	3	1-1
-	103 Evergreen Street	5/31/2018	$100	0.1	Ranch	1,248	0.2	2	1-0
-	54 Braddock Street	11/9/2017	$264,000	0.1	Ranch	1,134	0.23	2	1-1
-	96 Evergreen Street	12/16/2014	$100	0.1	Ranch	888	0.19	3	1-1
-	147 Breezy Point Road	1/30/2023	$510,000	0.1	Cape Cod	1,882	0.22	5	2-0
-	125-127 Evergreen Street	12/15/2003	$325,000	0.1	Duplex	1,752	0.39	5	2-0
-	0 Misty Lane	12/9/2011	$100	0.1	Vacant Land		1.62		-
-	50 Braddock Street	7/13/2022	$100	0.1	Ranch	1,008	0.23	3	1-0
-	99 Evergreen Street	8/10/2018	$350,000	0.1	Ranch	1,108	0.2	3	1-0
-	142 Breezy Point Road	10/28/1980	$0	0.1	Ranch	949	0.35	3	1-0
-	41 Braddock Street	11/22/2019	$347,000	0.1	Ranch	908	0.23	3	1-0
-	88 Pine Grove Road	7/26/1991	$0	0.1	Ranch	936	0.2	2	1-0
-	24 Wilfin Road	2/17/2017	$235,000	0.1	Ranch	624	0.34	2	1-0
-	92 Pine Grove Road	8/28/1992	$0	0.1	Ranch	936	0.21	3	1-0
-	0 Run Pond Road	4/16/1987	$0	0.1	Vacant Land		5.87		-
-	84 Pine Grove Road	3/4/2002	$0	0.1	Cape Cod	1,008	0.2	2	1-0
-	3 Misty Lane	1/11/2002	$0	0.1	Cape Cod	3,133	0.31	3	2-1
-	61 Cedar Street	11/20/1991	$0	0.1	Ranch	1,008	0.25	3	1-0
-	96 Pine Grove Road	1/15/2021	$100	0.1	Ranch	936	0.21	3	1-0
-	0 Wilfin Road	5/9/1977	$0	0.1	Vacant Land		0.25		-
-	92 Evergreen Street	1/30/2020	$370,000	0.1	Ranch	1,008	0.19	2	1-0
-	44 Braddock Street	7/16/2001	$80,000	0.1	Ranch	888	0.23	3	1-0
-	55 Cedar Street	8/29/2014	$245,000	0.1	Ranch	768	0.23	2	1-0
-	80 Pine Grove Road	4/6/2023	$100	0.1	Ranch	908	0.2	3	1-0
-	95 Evergreen Street	5/20/2015	$255,000	0.1	Ranch	1,008	0.2	3	1-0
-	143 Breezy Point Road	4/13/2016	$169,000	0.1	Ranch	1,360	0.22	2	1-0
-	0 Pine Grove Road		$0	0.1	Vacant Land		0.22		-
-	49 Cedar Street	6/4/1999	$116,500	0.1	Ranch	898	0.23	3	1-0
-	76 Pine Grove Road	10/28/2016	$100	0.1	Ranch	1,008	0.2	3	1-0
-	35 Braddock Street	6/25/2020	$280,000	0.1	Ranch	768	0.23	2	1-0
-	40 Wilfin Road	1/17/1991	$0	0.1	Duplex	1,907	0.33	4	2-0
-	40 Braddock Street	12/5/2022	$595,000	0.1	Ranch	888	0.23	3	1-0
-	97 Run Pond Road	3/19/1999	$99	0.1	Duplex	1,184	0.29	3	2-0
-	28 Wilfin Road	1/24/2011	$245,000	0.1	Ranch	1,320	0.25	2	2-0
-	36-38 Wilfin Road	8/12/2002	$0	0.1	Duplex	1,080	0.31	4	2-0
-	89 Evergreen Street	10/5/2012	$258,000	0.1	Ranch	908	0.2	3	1-0
-	34 Wilfin Road	4/14/2022	$100	0.1	Ranch	1,008	0.31	3	2-0
-	42-44 Wilfin Road	5/29/2015	$285,000	0.1	Duplex	1,872	0.28	6	3-0
-	0 Run Pond Road	4/1/1985	$0	0.1	Vacant Land		0.64		-
-	104 Pine Grove Road	1/7/2013	$100	0.1	Condominium	1,596	0	3	1-1
-	45 Cedar Street	12/15/1983	$0	0.1	Ranch	1,272	0.23	3	1-0
-	74 Pine Grove Road	12/10/2021	$495,000	0.1	Ranch	908	0.2	3	1-0
-	88 Evergreen Street	6/17/2015	$265,000	0.1	Ranch	1,240	0.2	3	2-0
-	46 Wilfin Road	1/8/2021	$405,000	0.1	Ranch	1,024	0.26	3	2-0
-	91 Run Pond Road	7/28/2003	$10	0.1	Duplex	1,676	0.22	6	2-0
-	50 Wilfin Road	11/27/2017	$346,000	0.1	Ranch	898	0.22	3	1-0
-	9 Wilfin Road	12/29/2016	$545,000	0.1	Cape Cod	1,950	0.29	3	2-1
-	89 Pine Grove Road	10/21/2011	$100	0.1	Ranch	1,008	0.2	2	1-0
-	60 Cedar Street	8/28/2012	$100	0.1	Ranch	888	0.21	3	1-0
-	0 Cedar Street	4/25/1966	$0	0.1	Vacant Land		0.03		-
-	15 Wilfin Road	9/10/2018	$100	0.1	Conventional	2,192	0.41	4	2-0
-	85 Pine Grove Road	4/14/1969	$0	0.1	Ranch	1,008	0.2	2	1-0
-	95 Pine Grove Road	3/28/2022	$100	0.1	Ranch	888	0.2	3	1-0

Averages

5986 days

$116,524

0.09

---

1,040

0.36

---

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

34 101 166 Breezy Point Road