28 Run Pond Road, South Yarmouth, MA 02664

28 Run Pond Road South Yarmouth MA 02664

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Owner Information

Owner 1

Richard J Roche

Owner 2

Jane H Roche

Owner's Address

P O Box 1090 South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

3/7/2017

Previous sale date

5/31/1984

Transfer document #

30336-0343

Previous transfer document

4127-0167

Grantor

Richard J Roche

Previous grantor

Richard J Roche

Most recent sale price

$100.00

Previous sale price

$0.00

Site Information

Property ID

42-211

Lot Size

0.22

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1950

Number of full baths

Condition

Number of half baths

Finished Area

908

Number of Kitchen

Gross Living Area

2275

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 Air-No Duc

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$161,800.00

Total value

$383,300.00

Building value

$221,500.00

Estimated tax

$2,713.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$482,333 to $438,898

$482,333 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	914	$485,487
	sft x ($485,487/914 sft)	$482,333

$438,898 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$423,988	$485,487
	x ($485,487/$423,988)	$438,898

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 28 Run Pond Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.11	Style Ranch	Age 1950	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 2275	Heating Fuel Hot Air-No Duc	Lot Size 0.22	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $221,500.00	AEM Value - Land $161,800.00	AEM Value - Other $0.00	AEM Value - Total $383,300.00
A) 38 South Street	0.3	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
B) 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
C) 1 Millard Road	0.5	11/5/2024	$605,000	696	1	$869.25	Ranch	1950		2	1	0	888	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$184,500	$239,200	$0	$423,700
D) 27 Frank Baker Road	0.6	1/16/2025	$453,000	864	1	$524.31	Ranch	1981		2	1	0	1089	Electr Basebrd	0.22	Asph/F Gls/Cmp	$239,100	$137,500	$0	$376,600
E) 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
F) 22 Angus Avenue	0.6	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
G) 7 Loon Lane	0.7	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
H) 56 Bob-O-Link Lane	0.7	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
I) 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
J) 61 Beach Road	0.8	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
K) 54 Nauset Road	0.8	11/1/2024	$427,125	792	1	$539.30	Ranch	1968		3	1	0	1012	Forced Air-Duc	0.15	Asph/F Gls/Cmp	$178,200	$121,800	$0	$300,000
L) 40 Nauset Road	0.8	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
M) 196 Forest Road	0.9	11/18/2024	$429,000	864	1	$496.53	Ranch	1975		2	1	0	2184	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$273,100	$178,200	$0	$451,300
N) 59 Pawkannawkut Drive	0.9	11/8/2024	$605,000	720	1	$840.28	Ranch	1957		2	1	0	948	Hot Water	0.26	Asph/F Gls/Cmp	$200,900	$231,400	$0	$432,300
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) 150-A Seaview Avenue	0.9	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

Estimation of Market Value - $460,615

As of today, 01/30/2025, the estimated market value of 28 Run Pond Road, South Yarmouth considering the above 16 comparable properties is $460,615.

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

28 Run Pond Road

3/7/2017

$100

Ranch

908

0.22

1-0

Criteria

A	105 Grove Street	7/1/1991	$0	0.0	Ranch	480	0.11	2	1-0
B	34 Run Pond Road	8/26/2015	$270,000	0.0	Ranch	1,008	0.19	2	1-0
C	109 Grove Street	6/18/1991	$110,500	0.0	Cape Cod	1,116	0.11	2	2-0
D	29 Run Pond Road	12/20/2022	$100	0.0	Cape Cod	1,894	0.2	3	2-1
E	4 Melva Street	10/25/2021	$420,000	0.0	Ranch	1,009	0.19	2	2-0
F	25 Run Pond Road	7/30/2015	$100	0.0	Ranch	840	0.23	2	1-0
G	111 Grove Street	4/16/2015	$100	0.0	Ranch	816	0.11	2	1-0
H	22 Run Pond Road	1/3/2006	$100	0.0	Multi Family	2,150	0.73	5	3-0
I	10 Melva Street	4/13/2018	$437,500	0.0	Ranch	1,248	0.2	3	2-0
J	113 Grove Street	2/26/2021	$336,000	0.0	Cape Cod	1,080	0.11	2	2-0
K	5 Locust Street	2/8/1996	$86,000	0.0	Ranch	964	0.32	2	1-0
L	6 Locust Street	1/26/2009	$100	0.0	Ranch	1,032	0.22	3	1-0
M	40 Run Pond Road	9/10/2014	$100	0.0	Ranch	840	0.26	2	1-0
N	6 Chestnut Street	12/2/1996	$0	0.0	Ranch	869	0.23	2	1-0
O	110 Grove Street	1/11/2013	$100	0.0	Vacant Land		0.6		-
P	0 Locust Street		$0	0.0	Vacant Land		0.06		-
Q	7 Melva Street	4/16/2010	$237,500	0.0	Ranch	1,008	0.16	2	1-1
R	115 Grove Street	9/1/2023	$548,500	0.1	Cape Cod	1,260	0.11	2	2-0
S	12 Chestnut Street	10/18/2016	$100	0.1	Ranch	1,026	0.23	3	1-0
T	16 Melva Street	6/2/2017	$245,000	0.1	Ranch	792	0.21	2	1-0
U	9 Melva Street	11/17/2020	$428,000	0.1	Ranch	988	0.15	3	1-0
V	15 Run Pond Road	2/15/2007	$312,500	0.1	Cape Cod	1,627	0.46	5	2-0
W	9 Locust Street	1/22/2008	$100	0.1	Ranch	792	0.23	2	1-0
X	22 Evergreen Street	6/23/2021	$370,000	0.1	Ranch	1,028	0.22	2	1-0
Y	28 Evergreen Street	4/26/2002	$223,500	0.1	Rr/Split	1,496	0.23	3	2-0
Z	14 Run Pond Road	1/8/2013	$100	0.1	Ranch	1,484	0.29	3	1-0
-	27-29 Breezy Point Road	11/30/2011	$100	0.1	Duplex	1,352	0.35	4	2-0
-	18 Chestnut Street	11/22/2021	$400,000	0.1	Ranch	974	0.23	2	1-0
-	18 Evergreen Street	10/2/2020	$312,000	0.1	Ranch	720	0.11	2	1-0
-	11 Melva Street		$0	0.1	Ranch	864	0.14	3	1-0
-	5 Chestnut Street	8/8/2017	$100	0.1	Cape Cod	1,015	0.2	3	1-0
-	119 Grove Street	3/1/2012	$100	0.1	Cape Cod	1,212	0.25	3	2-0
-	3 Chestnut Street	8/5/1999	$45,000	0.1	Conventional	1,183	0.18	3	2-0
-	16 Evergreen Street	6/27/2008	$240,000	0.1	Ranch	720	0.11	2	1-0
-	11 Chestnut Street	10/16/2018	$100	0.1	Ranch	878	0.2	2	1-0
-	39 Breezy Point Road	2/16/2012	$222,500	0.1	Ranch	1,038	0.29	3	1-1
-	34 Evergreen Street	3/31/2017	$100	0.1	Cape Cod	1,618	0.38	3	2-0
-	21-23 Breezy Point Road	7/30/2021	$100	0.1	Duplex	1,352	0.34	4	2-0
-	14 Evergreen Street	8/8/2017	$233,000	0.1	Ranch	770	0.11	3	1-0
-	15-17 Locust Street	1/22/2008	$100	0.1	Duplex	604	0.23	2	2-0
-	19 Melva Street	9/14/2004	$100	0.1	Ranch	1,024	0.22	2	1-0
-	15 Chestnut Street	10/14/2011	$100	0.1	Ranch	768	0.2	2	1-0
-	12 Evergreen Street	8/8/2017	$233,000	0.1	Vacant Land		0.11		-
-	9 Run Pond Road	8/25/2008	$100	0.1	Vacant Land		0.22		-
-	6 Maple Street	9/10/2024	$389,000	0.1	Ranch	680	0.2	2	1-0
-	16 Locust Street	11/27/2009	$100	0.1	Cape Cod	2,306	0.16	5	1-1
-	10 Maple Street	10/28/2013	$197,000	0.1	Cape Cod	982	0.2	3	1-0
-	5 Sycamore Way	3/16/2016	$100	0.1	Ranch	1,190	0.25	2	2-0
-	17 Breezy Point Road	9/30/2010	$100	0.1	Ranch	840	0.22	2	1-0
-	52 Run Pond Road	7/18/2013	$100	0.1	Ranch	1,110	0.17	3	1-0
-	51 Run Pond Road	12/28/2012	$100	0.1	Cape Cod	1,218	0.22	2	1-0
-	9 Breezy Point Road	5/31/2016	$340,000	0.1	Conventional	1,887	1.28	4	2-0
-	38 Evergreen Street	9/1/2022	$495,000	0.1	Ranch	1,334	0.38	3	1-0
-	17 Evergreen Street	5/19/1993	$0	0.1	Cape Cod	978	0.11	2	1-0
-	6 Evergreen Street	6/25/2009	$200,000	0.1	Ranch	720	0.22	2	1-0
-	16 Sycamore Way	11/29/2013	$370,000	0.1	Cape Cod	1,427	0.2	3	2-1
-	45 Breezy Point Road	7/16/2018	$100	0.1	Ranch	884	0.14	2	2-0
-	15 Evergreen Street	7/6/2022	$100	0.1	Ranch	660	0.11	2	1-0
-	657 Willow Street	5/6/2009	$288,700	0.1	Cape Cod	1,225	0.6	2	1-1
-	11 Sycamore Way	1/14/2022	$205,000	0.1	Cape Cod	624	0.2	2	1-0
-	33-35 Evergreen Street	4/6/2016	$230,000	0.1	Duplex	1,920	0.23	4	2-0
-	13 Evergreen Street	3/8/2023	$425,000	0.1	Ranch	800	0.11	2	1-0
-	19 Locust Street	8/10/1995	$80,000	0.1	Multi Family	1,372	0.3	2	2-0
-	649 Willow Street	8/20/2021	$512,000	0.1	Rr/Split	1,120	0.24	3	1-0
-	643 Willow Street	4/21/2020	$322,500	0.1	Ranch	992	0.29	2	1-0
-	11 Evergreen Street	6/15/2012	$180,000	0.1	Ranch	672	0.11	2	1-0
-	3 Maple Street	12/27/2022	$100	0.1	Ranch	528	0.4	2	1-0
-	15 Sycamore Way	1/29/2021	$100	0.1	Ranch	1,288	0.17	2	1-0
-	51 Breezy Point Road	7/16/2018	$100	0.1	Vacant Land		0.19		-
-	56 Run Pond Road	10/31/2018	$100	0.1	Ranch	1,248	0.12	3	1-0
-	24 Breezy Point Road	3/29/2019	$314,000	0.1	Ranch	864	0.28	2	1-0
-	55 Run Pond Road	4/13/2018	$100	0.1	Ranch	675	0.22	2	1-0
-	7 Evergreen Street	4/20/2021	$318,000	0.1	Cape Cod	460	0.11	1	1-0
-	36 Breezy Point Road	11/25/2003	$259,900	0.1	Ranch	912	0.5	2	1-0
-	20 Danbury Street	10/31/2018	$100	0.1	Ranch	1,008	0.11	2	1-0
-	22 Breezy Point Road	5/31/2022	$469,000	0.1	Ranch	696	0.21	2	1-0
-	46 Evergreen Street	11/22/2013	$415,000	0.1	Ranch	1,564	0.38	3	2-0
-	37 Evergreen Street	10/20/2014	$229,000	0.1	Colonial	1,477	0.23	2	2-0
-	28 Breezy Point Road	5/27/2021	$100	0.1	Ranch	888	0.29	3	1-0
-	665 Willow Street	8/21/2009	$360,000	0.1	Cape Cod	1,547	0.57	2	2-0
-	30-32 Breezy Point Road	1/23/2015	$183,000	0.1	Duplex	2,357	0.64	4	3-0
-	42 Breezy Point Road	9/29/2003	$249,000	0.1	Ranch	1,067	0.52	1	1-0
-	18 Danbury Street	11/18/2014	$100	0.1	Ranch	1,008	0.11	2	1-0
-	639 Willow Street	5/29/2015	$280,000	0.1	Cape Cod	1,216	0.19	3	2-0
-	20 Breezy Point Road	8/28/2018	$100	0.1	Ranch	944	0.2	3	1-0
-	15 Maple Street	9/9/1999	$80,000	0.1	Ranch	822	0.27	2	1-0
-	18 Breezy Point Road	3/12/1982	$0	0.1	Ranch	936	0.19	2	1-0
-	5 Evergreen Street	7/11/2017	$177,500	0.1	Cape Cod	648	0.11	1	1-0
-	44 Breezy Point Road	7/24/2009	$242,500	0.1	Ranch	912	0.25	2	1-0
-	16 Danbury Street	6/10/2022	$425,000	0.1	Ranch	1,008	0.11	3	1-0
-	32-34 Danbury Street	3/31/2021	$440,000	0.1	Duplex	2,014	0.23	4	3-0
-	16 Breezy Point Road	11/16/2021	$100	0.1	Ranch	931	0.15	2	1-0
-	14 Danbury Street	11/30/2012	$240,000	0.1	Ranch	1,008	0.11	3	1-0
-	30 Locust Street	1/22/2008	$100	0.1	Ranch	1,062	0.2	3	1-0
-	17 Maple Street	10/29/2001	$145,000	0.1	Ranch	775	0.31	3	1-0
-	50 Breezy Point Road	12/1/2022	$100	0.1	Ranch	848	0.2	2	1-0
-	27 Locust Street	4/20/2004	$240,000	0.1	Ranch	952	0.18	2	1-0
-	635 Willow Street	2/26/2008	$100	0.1	Cape Cod	1,404	0.35	4	2-0
-	14 Breezy Point Road	10/26/2020	$10	0.1	Ranch	747	0.14	2	1-0
-	36 Locust Street	5/9/2013	$185,000	0.1	Ranch	600	0.19	2	1-0
-	43 Evergreen Street	5/22/2024	$430,000	0.1	Ranch	840	0.23	3	1-0
-	10 Danbury Street	6/18/2019	$0	0.1	Ranch	644	0.11	3	1-0
-	1 Evergreen Street	6/25/1993	$0	0.1	Ranch	700	0.24	3	1-0
-	38 Danbury Street	5/13/2016	$302,500	0.1	Cape Cod	1,684	0.23	3	2-1
-	48 Evergreen Street	3/10/2014	$100	0.1	Colonial	1,960	0.3	3	2-0

Averages

4238 days

$151,745

0.08

---

1,030

0.24

---

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

42 211 28 Run Pond Road