55 Braddock Street, South Yarmouth, MA 02664

55 Braddock Street South Yarmouth MA 02664

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Owner Information

Owner 1

Joseph P Beninato

Owner 2

Sharon A Beninato

Owner's Address

31 Middlesex St North Andover, MA 01845

Market Sale Information

Most recent sale date

2/7/2020

Previous sale date

5/2/2011

Transfer document #

32676-7

Previous transfer document

25419-0235

Grantor

Joseph P Beninato

Previous grantor

Joseph P Beninato

Most recent sale price

$100.00

Previous sale price

$100.00

Site Information

Property ID

34-114

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

1008

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

Hot Air-No Duc

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$230,000.00

Total value

$473,600.00

Building value

$243,600.00

Estimated tax

$3,353.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$501,793 to $519,898

$501,793 - By Sales Comparison

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

$519,898 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$470,629	$516,636
	x ($516,636/$470,629)	$519,898

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 55 Braddock Street	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.11	Style Ranch	Age 1960	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 1008	Heating Fuel Hot Air-No Duc	Lot Size 0.23	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $243,600.00	AEM Value - Land $230,000.00	AEM Value - Other $0.00	AEM Value - Total $473,600.00
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) 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
C) 27 Pine Grove Road	0.2	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
D) 7 Spruce Street	0.2	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) 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
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) 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	0.5	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
I) 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
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	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

Estimation of Market Value - $510,846

As of today, 10/28/2024, the estimated market value of 55 Braddock Street, South Yarmouth considering the above 14 comparable properties is $510,846.

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

55 Braddock Street

2/7/2020

$100

Ranch

908

0.23

1-0

Criteria

A	163 Breezy Point Road	4/21/2023	$566,000	0.0	Ranch	768	0.23	2	1-0
B	61 Braddock Street	4/4/2019	$100	0.0	Ranch	1,128	0.23	3	1-0
C	51 Braddock Street	4/18/2017	$300,000	0.0	Ranch	876	0.23	3	1-0
D	54 Braddock Street	11/9/2017	$264,000	0.0	Ranch	1,134	0.23	2	1-1
E	167 Breezy Point Road	12/3/2014	$100	0.0	Ranch	888	0.23	3	1-0
F	157 Breezy Point Road	4/17/2001	$1	0.0	Cape Cod	1,464	0.23	5	2-0
G	60 Braddock Street	6/18/2015	$100	0.0	Ranch	1,360	0.25	3	1-1
H	50 Braddock Street	7/13/2022	$100	0.0	Ranch	1,008	0.23	3	1-0
I	45 Braddock Street	10/16/2001	$150,000	0.0	Ranch	948	0.23	3	2-0
J	0 Danbury Street		$0	0.0	Vacant Land		3.2		-
K	153 Breezy Point Road	5/28/2004	$305,000	0.0	Ranch	846	0.23	2	1-0
L	55 Cedar Street	8/29/2014	$245,000	0.0	Ranch	768	0.23	2	1-0
M	61 Cedar Street	11/20/1991	$0	0.0	Ranch	1,008	0.25	3	1-0
N	44 Braddock Street	7/16/2001	$80,000	0.0	Ranch	888	0.23	3	1-0
O	49 Cedar Street	6/4/1999	$116,500	0.0	Ranch	898	0.23	3	1-0
P	162 Breezy Point Road	1/24/2023	$100	0.1	Ranch	1,248	0.5	3	1-0
Q	41 Braddock Street	11/22/2019	$347,000	0.1	Ranch	908	0.23	3	1-0
R	166 Breezy Point Road	2/27/2014	$100	0.1	Ranch	1,200	0.5	2	1-0
S	45 Cedar Street	12/15/1983	$0	0.1	Ranch	1,272	0.23	3	1-0
T	158 Breezy Point Road	1/12/2012	$100	0.1	Ranch	888	0.54	3	1-0
U	147 Breezy Point Road	1/30/2023	$510,000	0.1	Cape Cod	1,882	0.22	5	2-0
V	100 Evergreen Street	2/14/1974	$0	0.1	Ranch	1,080	0.19	3	1-0
W	40 Braddock Street	12/5/2022	$595,000	0.1	Ranch	888	0.23	3	1-0
X	96 Evergreen Street	12/16/2014	$100	0.1	Ranch	888	0.19	3	1-1
Y	106 Evergreen Street	5/27/2022	$475,000	0.1	Ranch	1,162	0.19	2	1-0
Z	54 Cedar Street	11/7/2017	$100	0.1	Ranch	1,607	0.23	3	1-0
-	152 Breezy Point Road	5/30/2012	$100	0.1	Ranch	1,008	0.58	3	1-0
-	60 Cedar Street	8/28/2012	$100	0.1	Ranch	888	0.21	3	1-0
-	92 Evergreen Street	1/30/2020	$370,000	0.1	Ranch	1,008	0.19	2	1-0
-	50 Cedar Street	3/10/2017	$249,900	0.1	Ranch	888	0.23	3	1-0
-	39-41 Cedar Street	6/20/2019	$100	0.1	Duplex	1,404	0.23	4	2-0
-	0 Cedar Street	4/25/1966	$0	0.1	Vacant Land		0.03		-
-	110 Evergreen Street	3/25/1992	$0	0.1	Ranch	908	0.19	3	1-0
-	35 Braddock Street	6/25/2020	$280,000	0.1	Ranch	768	0.23	2	1-0
-	146 Breezy Point Road	10/31/2011	$100	0.1	Ranch	1,272	0.5	2	1-0
-	143 Breezy Point Road	4/13/2016	$169,000	0.1	Ranch	1,360	0.22	2	1-0
-	44 Cedar Street	11/1/2002	$259,000	0.1	Ranch	1,000	0.23	3	1-0
-	88 Evergreen Street	6/17/2015	$265,000	0.1	Ranch	1,240	0.2	3	2-0
-	34 Braddock Street	4/5/2002	$161,000	0.1	Ranch	966	0.23	3	1-0
-	24 Misty Lane	5/18/2011	$290,000	0.1	Ranch	1,191	0.18	3	1-0
-	116 Evergreen Street	5/26/2015	$100	0.1	Ranch	960	0.2	2	1-0
-	53 Danbury Street	8/20/2019	$130,500	0.1	Ranch	720	0.23	2	1-0
-	22 Misty Lane	2/27/2020	$100	0.1	Rr/Split	1,020	0.17	3	1-0
-	26 Misty Lane	9/1/2022	$446,000	0.1	Ranch	940	0.14	3	1-0
-	142 Breezy Point Road	10/28/1980	$0	0.1	Ranch	949	0.35	3	1-0
-	59 Danbury Street	6/11/2020	$100	0.1	Ranch	900	0.25	3	1-0
-	35 Cedar Street	6/22/2011	$213,500	0.1	Ranch	720	0.23	2	1-0
-	99 Evergreen Street	8/10/2018	$350,000	0.1	Ranch	1,108	0.2	3	1-0
-	49 Danbury Street	7/23/2007	$238,500	0.1	Ranch	1,140	0.23	2	1-0
-	95 Evergreen Street	5/20/2015	$255,000	0.1	Ranch	1,008	0.2	3	1-0
-	103 Evergreen Street	5/31/2018	$100	0.1	Ranch	1,248	0.2	2	1-0
-	40 Cedar Street	9/12/2019	$370,000	0.1	Ranch	1,689	0.23	3	2-0
-	89 Evergreen Street	10/5/2012	$258,000	0.1	Ranch	908	0.2	3	1-0
-	20 Misty Lane	9/2/2003	$0	0.1	Rr/Split	1,020	0.17	3	1-1
-	82 Evergreen Street	8/2/2019	$353,000	0.1	Ranch	908	0.2	3	1-0
-	30-32 Misty Lane	8/21/1981	$0	0.1	Multi Family	1,934	0.24	5	2-1
-	85 Run Pond Road	10/27/2022	$640,000	0.1	Duplex	1,676	0.23	6	2-0
-	107 Evergreen Street	10/6/1998	$61,538	0.1	Ranch	908	0.2	3	1-0
-	91 Run Pond Road	7/28/2003	$10	0.1	Duplex	1,676	0.22	6	2-0
-	41 Danbury Street	5/22/2015	$192,000	0.1	Ranch	672	0.23	2	1-0
-	120 Evergreen Street	1/14/2022	$100	0.1	Ranch	948	0.2	3	1-0
-	79 Run Pond Road	5/13/2013	$100	0.1	Ranch	1,204	0.22	3	1-0
-	85 Evergreen Street	9/26/2022	$600,000	0.1	Ranch	1,488	0.2	3	1-0
-	111 Evergreen Street	10/30/2000	$146,000	0.1	Ranch	1,008	0.21	2	1-0
-	16 Misty Lane	11/21/2019	$100	0.1	Ranch	909	0.14	3	1-0
-	97 Run Pond Road	3/19/1999	$99	0.1	Duplex	1,184	0.29	3	2-0
-	34 Cedar Street	2/23/2011	$100	0.1	Ranch	1,120	0.23	3	1-0
-	31 Cedar Street	4/2/2014	$100	0.1	Ranch	912	0.23	3	1-0
-	39 Danbury Street	11/29/2017	$125,000	0.1	Ranch	950	0.23	2	1-0
-	76 Pine Grove Road	10/28/2016	$100	0.1	Ranch	1,008	0.2	3	1-0
-	74 Pine Grove Road	12/10/2021	$495,000	0.1	Ranch	908	0.2	3	1-0
-	76 Evergreen Street	9/26/2005	$100	0.1	Ranch	1,296	0.2	3	1-0
-	80 Pine Grove Road	4/6/2023	$100	0.1	Ranch	908	0.2	3	1-0
-	115 Evergreen Street	6/12/1990	$0	0.1	Ranch	1,344	0.22	3	1-0
-	66 Pine Grove Road	6/18/2021	$542,000	0.1	Ranch	1,340	0.2	3	1-1
-	14 Misty Lane	6/25/1999	$0	0.1	Cape Cod	1,152	0.14	3	1-1
-	27 Misty Lane	12/8/2021	$642,500	0.1	Ranch	1,492	0.31	3	2-0
-	54 Danbury Street	10/14/1983	$0	0.1	Ranch	1,325	0.23	3	2-1
-	58 Danbury Street	10/3/2016	$100	0.1	Cape Cod	1,224	0.15	3	2-0
-	126 Evergreen Street	12/4/2017	$100	0.1	Ranch	928	0.2	3	1-0
-	0 Run Pond Road	4/16/1987	$0	0.1	Vacant Land		5.87		-
-	48 Danbury Street	8/4/2020	$10	0.1	Cape Cod	909	0.23	3	1-1
-	84 Pine Grove Road	3/4/2002	$0	0.1	Cape Cod	1,008	0.2	2	1-0
-	21 Misty Lane	9/13/2021	$100	0.1	Cape Cod	1,368	0.19	3	1-1
-	62 Pine Grove Road	6/14/2023	$100	0.1	Ranch	888	0.19	3	1-0
-	23 Braddock Street	11/28/1994	$0	0.1	Ranch	741	0.16	3	1-0
-	79 Evergreen Street	6/27/2000	$99	0.1	Ranch	1,244	0.37	3	2-0
-	33 Danbury Street	12/27/2019	$427,500	0.1	Ranch	1,456	0.23	4	2-0
-	67 Run Pond Road	4/4/2018	$100	0.1	Ranch	1,008	0.23	3	1-1
-	44 Danbury Street	7/31/2008	$299,000	0.1	Multi Family	1,906	0.23	4	2-1
-	119 Evergreen Street	4/12/1984	$0	0.1	Ranch	1,392	0.23	3	1-0
-	10 Misty Lane	12/13/1994	$0	0.1	Cape Cod	1,200	0.16	4	2-0
-	88 Pine Grove Road	7/26/1991	$0	0.1	Ranch	936	0.2	2	1-0
-	80 Run Pond Road	6/19/1987	$0	0.1	Ranch	1,240	0.18	3	1-1
-	19 Misty Lane	9/13/2021	$100	0.1	Vacant Land		0.23		-
-	71 Evergreen Street	10/20/2020	$100	0.1	Ranch	1,054	0.35	3	2-0
-	25 Cedar Street	3/2/2023	$62,500	0.1	Ranch	480	0.11	2	1-0
-	90 Run Pond Road	7/29/2022	$625,000	0.1	Ranch	1,044	0.29	3	1-0

Averages

5271 days

$137,483

0.08

---

1,056

0.32

---

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

34 114 55 Braddock Street