25 Run Pond Road, South Yarmouth, MA 02664

25 Run Pond Road South Yarmouth MA 02664

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Owner Information

Owner 1

John J Thomas

Owner 2

Owner's Address

10 Fluery Dr Stafford Springs, CT 06076

Market Sale Information

Most recent sale date

7/30/2015

Previous sale date

5/15/2007

Transfer document #

29046-0076

Previous transfer document

22027-0104

Grantor

John J Thomas

Previous grantor

Constance A Thomas

Most recent sale price

$100.00

Previous sale price

$100.00

Site Information

Property ID

42-225

Lot Size

0.23

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

840

Number of Kitchen

Gross Living Area

1080

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Vinyl/Asphalt

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

$164,300.00

Total value

$327,800.00

Building value

$163,500.00

Estimated tax

$2,320.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$476,268 to $399,039

$476,268 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	855	$484,652
	sft x ($484,652/855 sft)	$476,268

$399,039 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$398,129	$484,652
	x ($484,652/$398,129)	$399,039

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 25 Run Pond Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.12	Style Ranch	Age 1950	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 1080	Heating Fuel Hot Air-No Duc	Lot Size 0.23	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $163,500.00	AEM Value - Land $164,300.00	AEM Value - Other $0.00	AEM Value - Total $327,800.00
A) 6 Maple Street	0.1	9/10/2024	$389,000	680	1	$572.06	Ranch	1950		2	1	0	780	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$150,000	$156,500	$0	$306,500
B) 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
C) 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
D) 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
E) 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
F) 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
G) 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
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) 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
J) 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
K) 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
L) 196 Forest Road	0.8	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
M) 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
N) 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 - $437,654

As of today, 01/30/2025, the estimated market value of 25 Run Pond Road, South Yarmouth considering the above 14 comparable properties is $437,654.

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

25 Run Pond Road

7/30/2015

$100

Ranch

840

0.23

1-0

Criteria

A	6 Chestnut Street	12/2/1996	$0	0.0	Ranch	869	0.23	2	1-0
B	29 Run Pond Road	12/20/2022	$100	0.0	Cape Cod	1,894	0.2	3	2-1
C	12 Chestnut Street	10/18/2016	$100	0.0	Ranch	1,026	0.23	3	1-0
D	6 Locust Street	1/26/2009	$100	0.0	Ranch	1,032	0.22	3	1-0
E	28 Run Pond Road	3/7/2017	$100	0.0	Ranch	908	0.22	3	1-0
F	15 Run Pond Road	2/15/2007	$312,500	0.0	Cape Cod	1,627	0.46	5	2-0
G	22 Run Pond Road	1/3/2006	$100	0.0	Multi Family	2,150	0.73	5	3-0
H	18 Chestnut Street	11/22/2021	$400,000	0.0	Ranch	974	0.23	2	1-0
I	34 Run Pond Road	8/26/2015	$270,000	0.0	Ranch	1,008	0.19	2	1-0
J	105 Grove Street	7/1/1991	$0	0.0	Ranch	480	0.11	2	1-0
K	5 Chestnut Street	8/8/2017	$100	0.0	Cape Cod	1,015	0.2	3	1-0
L	11 Chestnut Street	10/16/2018	$100	0.0	Ranch	878	0.2	2	1-0
M	0 Locust Street		$0	0.0	Vacant Land		0.06		-
N	3 Chestnut Street	8/5/1999	$45,000	0.0	Conventional	1,183	0.18	3	2-0
O	5 Locust Street	2/8/1996	$86,000	0.0	Ranch	964	0.32	2	1-0
P	109 Grove Street	6/18/1991	$110,500	0.1	Cape Cod	1,116	0.11	2	2-0
Q	15 Chestnut Street	10/14/2011	$100	0.1	Ranch	768	0.2	2	1-0
R	9 Locust Street	1/22/2008	$100	0.1	Ranch	792	0.23	2	1-0
S	4 Melva Street	10/25/2021	$420,000	0.1	Ranch	1,009	0.19	2	2-0
T	14 Run Pond Road	1/8/2013	$100	0.1	Ranch	1,484	0.29	3	1-0
U	10 Maple Street	10/28/2013	$197,000	0.1	Cape Cod	982	0.2	3	1-0
V	6 Maple Street	9/10/2024	$389,000	0.1	Ranch	680	0.2	2	1-0
W	111 Grove Street	4/16/2015	$100	0.1	Ranch	816	0.11	2	1-0
X	5 Sycamore Way	3/16/2016	$100	0.1	Ranch	1,190	0.25	2	2-0
Y	110 Grove Street	1/11/2013	$100	0.1	Vacant Land		0.6		-
Z	9 Run Pond Road	8/25/2008	$100	0.1	Vacant Land		0.22		-
-	16 Locust Street	11/27/2009	$100	0.1	Cape Cod	2,306	0.16	5	1-1
-	16 Sycamore Way	11/29/2013	$370,000	0.1	Cape Cod	1,427	0.2	3	2-1
-	40 Run Pond Road	9/10/2014	$100	0.1	Ranch	840	0.26	2	1-0
-	15-17 Locust Street	1/22/2008	$100	0.1	Duplex	604	0.23	2	2-0
-	10 Melva Street	4/13/2018	$437,500	0.1	Ranch	1,248	0.2	3	2-0
-	11 Sycamore Way	1/14/2022	$205,000	0.1	Cape Cod	624	0.2	2	1-0
-	113 Grove Street	2/26/2021	$336,000	0.1	Cape Cod	1,080	0.11	2	2-0
-	28 Evergreen Street	4/26/2002	$223,500	0.1	Rr/Split	1,496	0.23	3	2-0
-	34 Evergreen Street	3/31/2017	$100	0.1	Cape Cod	1,618	0.38	3	2-0
-	7 Melva Street	4/16/2010	$237,500	0.1	Ranch	1,008	0.16	2	1-1
-	15 Sycamore Way	1/29/2021	$100	0.1	Ranch	1,288	0.17	2	1-0
-	643 Willow Street	4/21/2020	$322,500	0.1	Ranch	992	0.29	2	1-0
-	115 Grove Street	9/1/2023	$548,500	0.1	Cape Cod	1,260	0.11	2	2-0
-	3 Maple Street	12/27/2022	$100	0.1	Ranch	528	0.4	2	1-0
-	22 Evergreen Street	6/23/2021	$370,000	0.1	Ranch	1,028	0.22	2	1-0
-	16 Melva Street	6/2/2017	$245,000	0.1	Ranch	792	0.21	2	1-0
-	649 Willow Street	8/20/2021	$512,000	0.1	Rr/Split	1,120	0.24	3	1-0
-	15 Maple Street	9/9/1999	$80,000	0.1	Ranch	822	0.27	2	1-0
-	19 Locust Street	8/10/1995	$80,000	0.1	Multi Family	1,372	0.3	2	2-0
-	9 Melva Street	11/17/2020	$428,000	0.1	Ranch	988	0.15	3	1-0
-	657 Willow Street	5/6/2009	$288,700	0.1	Cape Cod	1,225	0.6	2	1-1
-	38 Evergreen Street	9/1/2022	$495,000	0.1	Ranch	1,334	0.38	3	1-0
-	639 Willow Street	5/29/2015	$280,000	0.1	Cape Cod	1,216	0.19	3	2-0
-	27-29 Breezy Point Road	11/30/2011	$100	0.1	Duplex	1,352	0.35	4	2-0
-	18 Evergreen Street	10/2/2020	$312,000	0.1	Ranch	720	0.11	2	1-0
-	17 Maple Street	10/29/2001	$145,000	0.1	Ranch	775	0.31	3	1-0
-	21-23 Breezy Point Road	7/30/2021	$100	0.1	Duplex	1,352	0.34	4	2-0
-	635 Willow Street	2/26/2008	$100	0.1	Cape Cod	1,404	0.35	4	2-0
-	9 Breezy Point Road	5/31/2016	$340,000	0.1	Conventional	1,887	1.28	4	2-0
-	16 Evergreen Street	6/27/2008	$240,000	0.1	Ranch	720	0.11	2	1-0
-	119 Grove Street	3/1/2012	$100	0.1	Cape Cod	1,212	0.25	3	2-0
-	11 Melva Street		$0	0.1	Ranch	864	0.14	3	1-0
-	30 Locust Street	1/22/2008	$100	0.1	Ranch	1,062	0.2	3	1-0
-	36 Locust Street	5/9/2013	$185,000	0.1	Ranch	600	0.19	2	1-0
-	17 Breezy Point Road	9/30/2010	$100	0.1	Ranch	840	0.22	2	1-0
-	46 Evergreen Street	11/22/2013	$415,000	0.1	Ranch	1,564	0.38	3	2-0
-	39 Breezy Point Road	2/16/2012	$222,500	0.1	Ranch	1,038	0.29	3	1-1
-	627 Willow Street	12/12/2014	$285,000	0.1	Cape Cod	1,404	0.36	4	2-0
-	42 Locust Street	6/21/2021	$321,000	0.1	Ranch	600	0.19	2	1-0
-	51 Run Pond Road	12/28/2012	$100	0.1	Cape Cod	1,218	0.22	2	1-0
-	14 Evergreen Street	8/8/2017	$233,000	0.1	Ranch	770	0.11	3	1-0
-	27 Locust Street	4/20/2004	$240,000	0.1	Ranch	952	0.18	2	1-0
-	33-35 Evergreen Street	4/6/2016	$230,000	0.1	Duplex	1,920	0.23	4	2-0
-	52 Run Pond Road	7/18/2013	$100	0.1	Ranch	1,110	0.17	3	1-0
-	665 Willow Street	8/21/2009	$360,000	0.1	Cape Cod	1,547	0.57	2	2-0
-	46 Locust Street	9/24/1986	$0	0.1	Ranch	600	0.19	2	1-0
-	12 Evergreen Street	8/8/2017	$233,000	0.1	Vacant Land		0.11		-
-	19 Melva Street	9/14/2004	$100	0.1	Ranch	1,024	0.22	2	1-0
-	623 Willow Street	12/3/2018	$100	0.1	Conventional	1,380	0.4	3	2-0
-	37 Evergreen Street	10/20/2014	$229,000	0.1	Colonial	1,477	0.23	2	2-0
-	17 Evergreen Street	5/19/1993	$0	0.1	Cape Cod	978	0.11	2	1-0
-	48 Evergreen Street	3/10/2014	$100	0.1	Colonial	1,960	0.3	3	2-0
-	15 Evergreen Street	7/6/2022	$100	0.1	Ranch	660	0.11	2	1-0
-	6 Evergreen Street	6/25/2009	$200,000	0.1	Ranch	720	0.22	2	1-0
-	37 Locust Street	9/20/2011	$100	0.1	Ranch	600	0.19	2	1-0
-	55 Run Pond Road	4/13/2018	$100	0.1	Ranch	675	0.22	2	1-0
-	43 Evergreen Street	5/22/2024	$430,000	0.1	Ranch	840	0.23	3	1-0
-	31 Locust Street	7/10/2001	$144,500	0.1	Colonial	1,382	0.19	3	2-0
-	13 Evergreen Street	3/8/2023	$425,000	0.1	Ranch	800	0.11	2	1-0
-	0 Willow Street	1/1/1911	$100	0.1	Vacant Land		0.74		-
-	45 Breezy Point Road	7/16/2018	$100	0.1	Ranch	884	0.14	2	2-0
-	43 Locust Street	11/18/1998	$87,000	0.1	Ranch	600	0.19	2	1-0
-	32-34 Danbury Street	3/31/2021	$440,000	0.1	Duplex	2,014	0.23	4	3-0
-	52 Locust Street	6/30/2022	$525,000	0.1	Ranch	1,092	0.35	3	2-0
-	56 Run Pond Road	10/31/2018	$100	0.1	Ranch	1,248	0.12	3	1-0
-	29 Locust Street	11/28/2003	$160,000	0.1	Colonial	1,900	0.2	2	2-0
-	654 Willow Street	6/27/1997	$92,000	0.1	Cape Cod	1,168	0.71	3	2-0
-	11 Evergreen Street	6/15/2012	$180,000	0.1	Ranch	672	0.11	2	1-0

Averages

4947 days

$152,839

0.08

---

1,049

0.26

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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

42 225 25 Run Pond Road