41 Braddock Street, South Yarmouth, MA 02664

41 Braddock Street South Yarmouth MA 02664

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Owner Information

Owner 1

Gregory A Harisiades

Owner 2

Judith G Harisiades

Owner's Address

25 Farrwood Dr Hooksett, NH 03106

Market Sale Information

Most recent sale date

11/22/2019

Previous sale date

11/10/1983

Transfer document #

32489-248

Previous transfer document

3925-0066

Grantor

Ralph T Atwood

Previous grantor

Ralph T Atwood

Most recent sale price

$347,000.00

Previous sale price

$0.00

Site Information

Property ID

34-111

Lot Size

0.23

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1960

Number of full baths

Condition

Number of half baths

Finished Area

908

Number of Kitchen

Gross Living Area

1396

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

$230,000.00

Total value

$469,600.00

Building value

$239,600.00

Estimated tax

$3,324.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$501,793 to $515,507

$501,793 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	935	$516,636
	sft x ($516,636/935 sft)	$501,793

$515,507 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$470,629	$516,636
	x ($516,636/$470,629)	$515,507

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 Braddock Street	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $382.16	Style Ranch	Age 1960	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 1396	Heating Fuel Hot Water	Lot Size 0.23	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $239,600.00	AEM Value - Land $230,000.00	AEM Value - Other $0.00	AEM Value - Total $469,600.00
A) 43 Evergreen Street	0.1	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
B) 72 Breezy Point Road	0.2	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
C) 81 Pine Grove Road	0.2	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) 7 Spruce Street	0.3	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
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) 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
G) 38 South Street	0.5	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
H) 7 Eldridge Road	0.5	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
I) 11 South Street	0.5	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
J) 10 Aspinet Road	0.6	7/17/2024	$130,000	750	1	$173.33	Ranch	1956		2	1	0	929	Forced Air-Duc	0.15	Asph/F Gls/Cmp	$208,300	$200,600	$0	$408,900
K) 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
L) 178 Seaview Avenue	0.8	6/3/2024	$599,900	754	1	$795.62	Ranch	1946		3	1	1	754	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$164,700	$322,300	$0	$487,000
M) 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
N) 40 Nauset Road	1.0	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

Estimation of Market Value - $508,650

As of today, 10/28/2024, the estimated market value of 41 Braddock Street, South Yarmouth considering the above 14 comparable properties is $508,650.

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 Braddock Street

11/22/2019

$347,000

Ranch

908

0.23

1-0

Criteria

A	147 Breezy Point Road	1/30/2023	$510,000	0.0	Cape Cod	1,882	0.22	5	2-0
B	45 Braddock Street	10/16/2001	$150,000	0.0	Ranch	948	0.23	3	2-0
C	35 Braddock Street	6/25/2020	$280,000	0.0	Ranch	768	0.23	2	1-0
D	40 Braddock Street	12/5/2022	$595,000	0.0	Ranch	888	0.23	3	1-0
E	153 Breezy Point Road	5/28/2004	$305,000	0.0	Ranch	846	0.23	2	1-0
F	143 Breezy Point Road	4/13/2016	$169,000	0.0	Ranch	1,360	0.22	2	1-0
G	44 Braddock Street	7/16/2001	$80,000	0.0	Ranch	888	0.23	3	1-0
H	34 Braddock Street	4/5/2002	$161,000	0.0	Ranch	966	0.23	3	1-0
I	85 Run Pond Road	10/27/2022	$640,000	0.0	Duplex	1,676	0.23	6	2-0
J	51 Braddock Street	4/18/2017	$300,000	0.0	Ranch	876	0.23	3	1-0
K	91 Run Pond Road	7/28/2003	$10	0.0	Duplex	1,676	0.22	6	2-0
L	157 Breezy Point Road	4/17/2001	$1	0.0	Cape Cod	1,464	0.23	5	2-0
M	39-41 Cedar Street	6/20/2019	$100	0.0	Duplex	1,404	0.23	4	2-0
N	50 Braddock Street	7/13/2022	$100	0.0	Ranch	1,008	0.23	3	1-0
O	79 Run Pond Road	5/13/2013	$100	0.0	Ranch	1,204	0.22	3	1-0
P	45 Cedar Street	12/15/1983	$0	0.0	Ranch	1,272	0.23	3	1-0
Q	35 Cedar Street	6/22/2011	$213,500	0.0	Ranch	720	0.23	2	1-0
R	142 Breezy Point Road	10/28/1980	$0	0.1	Ranch	949	0.35	3	1-0
S	146 Breezy Point Road	10/31/2011	$100	0.1	Ranch	1,272	0.5	2	1-0
T	49 Cedar Street	6/4/1999	$116,500	0.1	Ranch	898	0.23	3	1-0
U	55 Braddock Street	2/7/2020	$100	0.1	Ranch	908	0.23	3	1-0
V	97 Run Pond Road	3/19/1999	$99	0.1	Duplex	1,184	0.29	3	2-0
W	31 Cedar Street	4/2/2014	$100	0.1	Ranch	912	0.23	3	1-0
X	163 Breezy Point Road	4/21/2023	$566,000	0.1	Ranch	768	0.23	2	1-0
Y	23 Braddock Street	11/28/1994	$0	0.1	Ranch	741	0.16	3	1-0
Z	54 Braddock Street	11/9/2017	$264,000	0.1	Ranch	1,134	0.23	2	1-1
-	152 Breezy Point Road	5/30/2012	$100	0.1	Ranch	1,008	0.58	3	1-0
-	80 Run Pond Road	6/19/1987	$0	0.1	Ranch	1,240	0.18	3	1-1
-	158 Breezy Point Road	1/12/2012	$100	0.1	Ranch	888	0.54	3	1-0
-	40 Cedar Street	9/12/2019	$370,000	0.1	Ranch	1,689	0.23	3	2-0
-	90 Run Pond Road	7/29/2022	$625,000	0.1	Ranch	1,044	0.29	3	1-0
-	55 Cedar Street	8/29/2014	$245,000	0.1	Ranch	768	0.23	2	1-0
-	44 Cedar Street	11/1/2002	$259,000	0.1	Ranch	1,000	0.23	3	1-0
-	34 Cedar Street	2/23/2011	$100	0.1	Ranch	1,120	0.23	3	1-0
-	25 Cedar Street	3/2/2023	$62,500	0.1	Ranch	480	0.11	2	1-0
-	17 Braddock Street	7/26/1979	$0	0.1	Ranch	1,331	0.22	3	2-0
-	61 Braddock Street	4/4/2019	$100	0.1	Ranch	1,128	0.23	3	1-0
-	22 Braddock Street	11/18/1988	$0	0.1	Ranch	832	0.11	2	1-0
-	50 Cedar Street	3/10/2017	$249,900	0.1	Ranch	888	0.23	3	1-0
-	167 Breezy Point Road	12/3/2014	$100	0.1	Ranch	888	0.23	3	1-0
-	21 Cedar Street	4/30/2018	$165,584	0.1	Ranch	842	0.11	2	1-0
-	162 Breezy Point Road	1/24/2023	$100	0.1	Ranch	1,248	0.5	3	1-0
-	60 Braddock Street	6/18/2015	$100	0.1	Ranch	1,360	0.25	3	1-1
-	67 Run Pond Road	4/4/2018	$100	0.1	Ranch	1,008	0.23	3	1-1
-	128 Breezy Point Road	4/6/2006	$11,200	0.1	Vacant Land		0.27		-
-	18 Braddock Street	11/30/2010	$165,000	0.1	Ranch	720	0.11	2	1-0
-	19 Cedar Street	10/13/2017	$245,000	0.1	Ranch	640	0.11	2	1-0
-	61 Cedar Street	11/20/1991	$0	0.1	Ranch	1,008	0.25	3	1-0
-	39 Danbury Street	11/29/2017	$125,000	0.1	Ranch	950	0.23	2	1-0
-	54 Cedar Street	11/7/2017	$100	0.1	Ranch	1,607	0.23	3	1-0
-	127 Breezy Point Road	6/15/2022	$448,000	0.1	Ranch	754	0.23	2	1-0
-	41 Danbury Street	5/22/2015	$192,000	0.1	Ranch	672	0.23	2	1-0
-	33 Danbury Street	12/27/2019	$427,500	0.1	Ranch	1,456	0.23	4	2-0
-	24 Cedar Street	2/5/1999	$133,000	0.1	Ranch	1,248	0.12	3	1-1
-	0 Run Pond Road	4/16/1987	$0	0.1	Vacant Land		5.87		-
-	16 Braddock Street	7/29/2005	$100	0.1	Ranch	768	0.11	1	1-0
-	13 Braddock Street	12/18/1978	$0	0.1	Ranch	1,000	0.18	4	1-0
-	15 Cedar Street	3/7/2018	$100	0.1	Ranch	560	0.11	2	1-0
-	30-32 Misty Lane	8/21/1981	$0	0.1	Multi Family	1,934	0.24	5	2-1
-	49 Danbury Street	7/23/2007	$238,500	0.1	Ranch	1,140	0.23	2	1-0
-	166 Breezy Point Road	2/27/2014	$100	0.1	Ranch	1,200	0.5	2	1-0
-	61 Run Pond Road	2/7/2013	$100	0.1	Ranch	1,261	0.23	3	1-0
-	26 Misty Lane	9/1/2022	$446,000	0.1	Ranch	940	0.14	3	1-0
-	20 Cedar Street	7/20/2015	$100	0.1	Duplex	1,056	0.16	3	2-0
-	0 Danbury Street		$0	0.1	Vacant Land		3.2		-
-	125 Breezy Point Road	11/22/2021	$100	0.1	Cape Cod	810	0.13	2	1-0
-	126 Breezy Point Road	12/7/2018	$100	0.1	Cape Cod	1,701	0.36	2	2-0
-	60 Cedar Street	8/28/2012	$100	0.1	Ranch	888	0.21	3	1-0
-	14 Braddock Street	8/19/2019	$285,000	0.1	Ranch	480	0.11	2	1-0
-	24 Misty Lane	5/18/2011	$290,000	0.1	Ranch	1,191	0.18	3	1-0
-	53 Danbury Street	8/20/2019	$130,500	0.1	Ranch	720	0.23	2	1-0
-	13 Cedar Street	9/19/2019	$100	0.1	Ranch	1,040	0.22	2	1-0
-	11 Braddock Street	5/12/2006	$270,000	0.1	Ranch	612	0.11	2	1-0
-	64 Run Pond Road	4/13/2022	$100	0.1	Ranch	976	0.31	3	1-0
-	18 Cedar Street	7/28/2016	$245,000	0.1	Ranch	1,152	0.16	2	1-0
-	0 Cedar Street	4/25/1966	$0	0.1	Vacant Land		0.03		-
-	123 Breezy Point Road	1/11/1980	$0	0.1	Ranch	754	0.13	3	1-0
-	12 Braddock Street	6/18/2003	$213,000	0.1	Ranch	480	0.11	2	1-0
-	22 Misty Lane	2/27/2020	$100	0.1	Rr/Split	1,020	0.17	3	1-0
-	38 Danbury Street	5/13/2016	$302,500	0.1	Cape Cod	1,684	0.23	3	2-1
-	44 Danbury Street	7/31/2008	$299,000	0.1	Multi Family	1,906	0.23	4	2-1
-	32-34 Danbury Street	3/31/2021	$440,000	0.1	Duplex	2,014	0.23	4	3-0
-	59 Danbury Street	6/11/2020	$100	0.1	Ranch	900	0.25	3	1-0
-	9 Braddock Street	11/16/2020	$100	0.1	Vacant Land		0.11		-
-	124 Breezy Point Road	11/19/2010	$100	0.1	Cape Cod	944	0.44	2	1-0
-	15 Danbury Street	4/4/2001	$32,489	0.1	Ranch	978	0.11	2	1-0
-	48 Danbury Street	8/4/2020	$10	0.1	Cape Cod	909	0.23	3	1-1
-	14 Cedar Street	1/22/2016	$160,000	0.1	Ranch	840	0.16	2	1-0
-	9 Cedar Street	10/24/2008	$100	0.1	Ranch	720	0.11	3	1-0
-	55 Run Pond Road	4/13/2018	$100	0.1	Ranch	675	0.22	2	1-0
-	27 Misty Lane	12/8/2021	$642,500	0.1	Ranch	1,492	0.31	3	2-0
-	100 Evergreen Street	2/14/1974	$0	0.1	Ranch	1,080	0.19	3	1-0
-	10 Braddock Street	8/10/2022	$205,000	0.1	Outbuildings		0.11		-
-	96 Evergreen Street	12/16/2014	$100	0.1	Ranch	888	0.19	3	1-1
-	119 Breezy Point Road	6/26/2002	$1	0.1	Ranch	858	0.13	2	1-0
-	106 Evergreen Street	5/27/2022	$475,000	0.1	Ranch	1,162	0.19	2	1-0
-	20 Misty Lane	9/2/2003	$0	0.1	Rr/Split	1,020	0.17	3	1-1
-	54 Danbury Street	10/14/1983	$0	0.1	Ranch	1,325	0.23	3	2-1
-	92 Evergreen Street	1/30/2020	$370,000	0.1	Ranch	1,008	0.19	2	1-0
-	7 Braddock Street	11/16/2020	$10	0.1	Ranch	764	0.11	3	1-0
-	11 Danbury Street	2/20/2019	$280,000	0.1	Ranch	888	0.22	2	2-0

Averages

5328 days

$132,688

0.08

---

992

0.31

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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

34 111 41 Braddock Street