13 Braddock Street, South Yarmouth, MA 02664

13 Braddock Street South Yarmouth MA 02664

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Owner Information

Owner 1

Edward J Lamb

Owner 2

Edward J Lamb Jr

Owner's Address

2932 Leatherleaf Drive Toano, VA 23168

Market Sale Information

Most recent sale date

12/18/1978

Previous sale date

Transfer document #

2842-0028

Previous transfer document

Grantor

Edward J Lamb

Previous grantor

Most recent sale price

$0.00

Previous sale price

$0.00

Site Information

Property ID

34-205

Lot Size

0.18

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

1000

Number of Kitchen

Gross Living Area

1384

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Electric

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Electr Basebrd

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$211,700.00

Total value

$441,100.00

Building value

$229,400.00

Estimated tax

$3,122.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$527,987 to $509,692

$527,987 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,008	$532,167
	sft x ($532,167/1,008 sft)	$527,987

$509,692 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$460,550	$532,167
	x ($532,167/$460,550)	$509,692

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 13 Braddock Street	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.00	Style Ranch	Age 1960	Rooms	Bedrooms 4	Full baths 1	Half baths 0	Gross Living Area 1384	Heating Fuel Electr Basebrd	Lot Size 0.18	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $229,400.00	AEM Value - Land $211,700.00	AEM Value - Other $0.00	AEM Value - Total $441,100.00
A) 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
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) 38 South Street	0.4	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
D) 7 Eldridge Road	0.6	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
E) 22 Angus Avenue	0.7	11/12/2024	$430,000	816	1	$526.96	Ranch	1980		2	1	0	1752	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$242,300	$126,300	$0	$368,600
F) 150-A Seaview Avenue	0.8	11/8/2024	$415,000	831	1	$499.40	Cape Cod	1950		2	1	0	1127	Forced Air-Duc	0.07	Asph/F Gls/Cmp	$181,400	$153,900	$0	$335,300
G) 88 Pawkannawkut Drive	0.8	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
H) 22 Sylvan Way	0.8	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
I) 7 Loon Lane	0.9	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) 56 Bob-O-Link Lane	0.9	12/6/2024	$514,000	1,036	1	$496.14	Ranch	1967		2	1	0	2312	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$287,600	$147,900	$0	$435,500
K) 61 Beach Road	0.9	10/28/2024	$541,000	896	1	$603.79	Ranch	1958		3	1	0	1672	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$269,000	$140,200	$0	$409,200
L) 40 Grouse Lane	1.0	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

Estimation of Market Value - $518,839

As of today, 01/18/2025, the estimated market value of 13 Braddock Street, South Yarmouth considering the above 12 comparable properties is $518,839.

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

13 Braddock Street

12/18/1978

Ranch

1,000

0.18

1-0

Criteria

A	11 Braddock Street	5/12/2006	$270,000	0.0	Ranch	612	0.11	2	1-0
B	17 Braddock Street	7/26/1979	$0	0.0	Ranch	1,331	0.22	3	2-0
C	127 Breezy Point Road	6/15/2022	$448,000	0.0	Ranch	754	0.23	2	1-0
D	125 Breezy Point Road	11/22/2021	$100	0.0	Cape Cod	810	0.13	2	1-0
E	9 Braddock Street	11/16/2020	$100	0.0	Vacant Land		0.11		-
F	123 Breezy Point Road	1/11/1980	$0	0.0	Ranch	754	0.13	3	1-0
G	14 Braddock Street	8/19/2019	$285,000	0.0	Ranch	480	0.11	2	1-0
H	16 Braddock Street	7/29/2005	$100	0.0	Ranch	768	0.11	1	1-0
I	12 Braddock Street	6/18/2003	$213,000	0.0	Ranch	480	0.11	2	1-0
J	90 Run Pond Road	7/29/2022	$625,000	0.0	Ranch	1,044	0.29	3	1-0
K	18 Braddock Street	11/30/2010	$165,000	0.0	Ranch	720	0.11	2	1-0
L	7 Braddock Street	11/16/2020	$10	0.0	Ranch	764	0.11	3	1-0
M	23 Braddock Street	11/28/1994	$0	0.0	Ranch	741	0.16	3	1-0
N	10 Braddock Street	8/10/2022	$205,000	0.0	Outbuildings		0.11		-
O	119 Breezy Point Road	6/26/2002	$1	0.0	Ranch	858	0.13	2	1-0
P	22 Braddock Street	11/18/1988	$0	0.0	Ranch	832	0.11	2	1-0
Q	4 Braddock Street	4/11/2022	$100	0.0	Ranch	624	0.11	2	1-0
R	5 Braddock Street	1/24/2022	$100	0.0	Ranch	960	0.11	2	1-0
S	13 Cedar Street	9/19/2019	$100	0.0	Ranch	1,040	0.22	2	1-0
T	117 Breezy Point Road	7/22/2002	$160,000	0.0	Ranch	576	0.13	2	1-0
U	9 Cedar Street	10/24/2008	$100	0.0	Ranch	720	0.11	3	1-0
V	80 Run Pond Road	6/19/1987	$0	0.0	Ranch	1,240	0.18	3	1-1
W	15 Cedar Street	3/7/2018	$100	0.0	Ranch	560	0.11	2	1-0
X	5 Cedar Street	9/21/2020	$315,000	0.0	Ranch	980	0.11	2	1-0
Y	19 Cedar Street	10/13/2017	$245,000	0.0	Ranch	640	0.11	2	1-0
Z	126 Breezy Point Road	12/7/2018	$100	0.0	Cape Cod	1,701	0.36	2	2-0
-	2 Braddock Street	1/9/1985	$0	0.1	Ranch	960	0.2	3	1-0
-	1 Braddock Street	7/25/1995	$77,000	0.1	Ranch	578	0.16	2	1-0
-	128 Breezy Point Road	4/6/2006	$11,200	0.1	Vacant Land		0.27		-
-	21 Cedar Street	4/30/2018	$165,584	0.1	Ranch	842	0.11	2	1-0
-	91 Run Pond Road	7/28/2003	$10	0.1	Duplex	1,676	0.22	6	2-0
-	85 Run Pond Road	10/27/2022	$640,000	0.1	Duplex	1,676	0.23	6	2-0
-	124 Breezy Point Road	11/19/2010	$100	0.1	Cape Cod	944	0.44	2	1-0
-	79 Breezy Point Road	7/6/1962	$0	0.1	Ranch	792	0.3	3	1-0
-	115 Breezy Point Road	8/16/2018	$100	0.1	Ranch	624	0.2	2	1-0
-	25 Cedar Street	3/2/2023	$62,500	0.1	Ranch	480	0.11	2	1-0
-	79 Run Pond Road	5/13/2013	$100	0.1	Ranch	1,204	0.22	3	1-0
-	97 Run Pond Road	3/19/1999	$99	0.1	Duplex	1,184	0.29	3	2-0
-	14 Cedar Street	1/22/2016	$160,000	0.1	Ranch	840	0.16	2	1-0
-	10 Cedar Street	7/23/2021	$100	0.1	Ranch	1,008	0.16	3	1-0
-	120 Breezy Point Road	1/11/2021	$318,000	0.1	Ranch	692	0.53	2	1-0
-	18 Cedar Street	7/28/2016	$245,000	0.1	Ranch	1,152	0.16	2	1-0
-	6 Cedar Street	3/13/2015	$100	0.1	Cape Cod	1,380	0.15	2	2-0
-	143 Breezy Point Road	4/13/2016	$169,000	0.1	Ranch	1,360	0.22	2	1-0
-	35 Braddock Street	6/25/2020	$280,000	0.1	Ranch	768	0.23	2	1-0
-	20 Cedar Street	7/20/2015	$100	0.1	Duplex	1,056	0.16	3	2-0
-	31 Cedar Street	4/2/2014	$100	0.1	Ranch	912	0.23	3	1-0
-	73 Breezy Point Road	9/30/2015	$186,666	0.1	Ranch	560	0.18	2	1-0
-	118 Breezy Point Road	6/2/2011	$100	0.1	Ranch	600	0.42	2	1-0
-	34 Braddock Street	4/5/2002	$161,000	0.1	Ranch	966	0.23	3	1-0
-	88 Breezy Point Road	8/5/2020	$360,000	0.1	Ranch	864	0.66	3	1-0
-	24 Cedar Street	2/5/1999	$133,000	0.1	Ranch	1,248	0.12	3	1-1
-	116 Breezy Point Road	2/23/2007	$100	0.1	Ranch	708	0.43	3	1-0
-	142 Breezy Point Road	10/28/1980	$0	0.1	Ranch	949	0.35	3	1-0
-	7 Danbury Street	4/26/2002	$140,000	0.1	Ranch	812	0.11	2	1-0
-	11 Danbury Street	2/20/2019	$280,000	0.1	Ranch	888	0.22	2	2-0
-	5 Danbury Street	11/6/2019	$100	0.1	Ranch	780	0.11	2	1-0
-	82 Breezy Point Road	10/31/2016	$10,000	0.1	Vacant Land		0.27		-
-	15 Danbury Street	4/4/2001	$32,489	0.1	Ranch	978	0.11	2	1-0
-	3 Danbury Street	4/17/2020	$303,500	0.1	Ranch	704	0.11	2	1-0
-	114 Breezy Point Road	4/12/1993	$0	0.1	Cape Cod	738	0.38	2	1-0
-	35 Cedar Street	6/22/2011	$213,500	0.1	Ranch	720	0.23	2	1-0
-	80 Breezy Point Road	10/31/2016	$10,000	0.1	Vacant Land		0.27		-
-	67 Breezy Point Road	9/7/2007	$287,500	0.1	Ranch	1,172	0.15	3	2-0
-	92 Breezy Point Road	3/4/2021	$100	0.1	Duplex	960	0.97	4	2-0
-	147 Breezy Point Road	1/30/2023	$510,000	0.1	Cape Cod	1,882	0.22	5	2-0
-	41 Braddock Street	11/22/2019	$347,000	0.1	Ranch	908	0.23	3	1-0
-	64 Run Pond Road	4/13/2022	$100	0.1	Ranch	976	0.31	3	1-0
-	67 Run Pond Road	4/4/2018	$100	0.1	Ranch	1,008	0.23	3	1-1
-	112 Breezy Point Road	3/2/2010	$100	0.1	Ranch	1,084	0.43	2	1-0
-	40 Braddock Street	12/5/2022	$595,000	0.1	Ranch	888	0.23	3	1-0
-	76 Breezy Point Road	11/20/2012	$100	0.1	Ranch	744	0.5	2	1-0
-	146 Breezy Point Road	10/31/2011	$100	0.1	Ranch	1,272	0.5	2	1-0
-	72 Breezy Point Road	5/16/2024	$585,000	0.1	Ranch	936	0.24	2	1-0
-	110 Breezy Point Road	6/24/2016	$290,000	0.1	Ranch	732	0.41	2	1-0
-	39-41 Cedar Street	6/20/2019	$100	0.1	Duplex	1,404	0.23	4	2-0
-	34 Cedar Street	2/23/2011	$100	0.1	Ranch	1,120	0.23	3	1-0
-	70 Breezy Point Road	1/29/2003	$0	0.1	Ranch	720	0.21	3	1-0
-	10 Danbury Street	6/18/2019	$0	0.1	Ranch	644	0.11	3	1-0
-	8 Danbury Street	7/1/2008	$166,500	0.1	Ranch	924	0.22	2	1-1
-	61 Run Pond Road	2/7/2013	$100	0.1	Ranch	1,261	0.23	3	1-0
-	0 Run Pond Road	4/16/1987	$0	0.1	Vacant Land		5.87		-
-	14 Danbury Street	11/30/2012	$240,000	0.1	Ranch	1,008	0.11	3	1-0
-	153 Breezy Point Road	5/28/2004	$305,000	0.1	Ranch	846	0.23	2	1-0
-	45 Braddock Street	10/16/2001	$150,000	0.1	Ranch	948	0.23	3	2-0
-	16 Danbury Street	6/10/2022	$425,000	0.1	Ranch	1,008	0.11	3	1-0
-	2 Danbury Street	5/15/2012	$100	0.1	Cape Cod	1,356	0.19	3	1-1
-	102 Breezy Point Road	12/28/2016	$100	0.1	Colonial	1,548	0.37	2	2-0
-	18 Danbury Street	11/18/2014	$100	0.1	Ranch	1,008	0.11	2	1-0
-	44 Braddock Street	7/16/2001	$80,000	0.1	Ranch	888	0.23	3	1-0
-	66 Breezy Point Road	3/22/2016	$224,500	0.1	Ranch	936	0.21	2	1-0
-	20 Danbury Street	10/31/2018	$100	0.1	Ranch	1,008	0.11	2	1-0
-	40 Cedar Street	9/12/2019	$370,000	0.1	Ranch	1,689	0.23	3	2-0
-	33 Danbury Street	12/27/2019	$427,500	0.1	Ranch	1,456	0.23	4	2-0
-	152 Breezy Point Road	5/30/2012	$100	0.1	Ranch	1,008	0.58	3	1-0
-	45 Cedar Street	12/15/1983	$0	0.1	Ranch	1,272	0.23	3	1-0
-	56 Run Pond Road	10/31/2018	$100	0.1	Ranch	1,248	0.12	3	1-0
-	64 Breezy Point Road	4/12/2019	$282,500	0.1	Ranch	960	0.22	3	1-0
-	108 Breezy Point Road	3/7/2014	$100	0.1	Ranch	926	1.09	2	1-0

Averages

5091 days

$123,016

0.08

---

903

0.29

---

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

34 205 13 Braddock Street