649 Willow Street, South Yarmouth, MA 02664

649 Willow Street South Yarmouth MA 02664

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Owner Information

Owner 1

Joel Beck

Owner 2

Alyssa Beck

Owner's Address

147 Scituate St Arlington, MA 02476

Market Sale Information

Most recent sale date

8/20/2021

Previous sale date

4/10/2018

Transfer document #

34400-55

Previous transfer document

31190-0270

Grantor

Ellen L Patriarca

Previous grantor

Francis J Patriarca

Most recent sale price

$512,000.00

Previous sale price

$100.00

Site Information

Property ID

42-243

Lot Size

0.24

Use Code

101 - Residential, single family

Zoning

Building Style

Rr/Split

Number of Rooms

Stories

Number of Beds

Year Built

2000

Number of full baths

Condition

Number of half baths

Finished Area

1120

Number of Kitchen

Gross Living Area

2285

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

Vinyl Siding

Assessment Information

Fiscal Year

2025

Land Value

$164,700.00

Total value

$562,000.00

Building value

$397,300.00

Estimated tax

$3,978.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$538,890 to $615,238

$538,890 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,115	$536,502
	sft x ($536,502/1,115 sft)	$538,890

$615,238 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$490,078	$536,502
	x ($536,502/$490,078)	$615,238

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 649 Willow Street	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $457.14	Style Rr/Split	Age 2000	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 2285	Heating Fuel Hot Water	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $397,300.00	AEM Value - Land $164,700.00	AEM Value - Other $0.00	AEM Value - Total $562,000.00
A) 43 Evergreen Street	0.2	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) 11 South Street	0.2	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
C) 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
D) 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
E) 39 Old Main Street	0.3	5/30/2024	$551,500	1,187	1	$464.62	Old Style	1880		3	2	0	2277	Forced Air-Duc	0.36	Asph/F Gls/Cmp	$208,900	$236,100	$0	$445,000
F) 72 Breezy Point Road	0.3	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
G) 738 Willow Street	0.3	9/6/2024	$578,000	1,395	1.5	$414.34	Old Style	1704	0	2	1	0	2265	Hot Water	0.69	Asph/F Gls/Cmp	$300,700	$324,600	$0	$625,300
H) 7 Nantucket Avenue	0.4	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
I) 81 Pine Grove Road	0.4	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
J) 8 Rogers Avenue	0.5	9/30/2024	$532,000	1,268	1	$419.56	Ranch	1970		2	1	0	2228	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$264,200	$156,500	$0	$420,700
K) 31 Clifford Street	0.6	7/9/2024	$600,000	1,368	1	$438.60	Ranch	1967		3	1	1	3500	Forced Air-Duc	0.31	Asph/F Gls/Cmp	$447,100	$180,400	$0	$627,500
L) 7 Loon Lane	0.6	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
M) 22 Sylvan Way	0.6	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
N) 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
O) 40 Grouse Lane	0.7	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
P) 7 Turtle Cove Road	0.7	10/2/2024	$670,000	1,368	1	$489.77	Cape Cod	1966	5	3	2	0	2996	Hot Water	0.34	Asph/F Gls/Cmp	$336,900	$208,600	$0	$545,500
Q) 190 Forest Road	0.7	8/2/2024	$615,000	1,200	1	$512.50	Ranch	1976		3	2	0	2184	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$379,000	$178,200	$0	$557,200
R) 3 Ginger Plum Lane	0.8	4/30/2024	$550,000	1,036	1	$530.89	Ranch	1955	5	3	2	0	1232	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$273,200	$174,700	$0	$447,900
S) 82 Clifford Street	0.8	10/2/2024	$526,400	1,200	1	$438.67	Ranch	1970		2	1	0	2504	Forced Air-Duc	0.28	Asph/F Gls/Cmp	$287,000	$179,300	$0	$466,300
T) 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
U) 1 Meadowbrook Road	0.8	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
V) 363 Winslow Gray Road	0.8	5/23/2024	$699,000	1,284	1	$544.39	Cape Cod	1966	6	4	2	0	2820	Forced Air-Duc	0.26	Asph/F Gls/Cmp	$419,900	$148,800	$0	$568,700
W) 17 Taft Road	0.9	9/13/2024	$390,000	1,300	1	$300.00	Ranch	1963	4	2	1	0	2442	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$289,500	$147,900	$0	$437,400
X) 33 Shallow Brook Road	0.9	5/22/2024	$554,000	1,152	1	$480.90	Ranch	1970		2	1	0	2472	Forced Air-Duc	0.32	Asph/F Gls/Cmp	$257,900	$180,700	$0	$438,600
Y) 32 Shallow Brook Road	0.9	4/30/2024	$530,000	1,152	1	$460.07	Ranch	1968		2	1	0	2356	Forced Air-Duc	0.27	Asph/F Gls/Cmp	$302,100	$178,900	$0	$481,000
Z) 88 Pawkannawkut Drive	0.9	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
-) 29 Beaver Brook Road	0.9	7/8/2024	$500,000	936	1	$534.19	Ranch	1967		2	1	0	2264	Forced Air-Duc	0.28	Asph/F Gls/Cmp	$267,000	$149,400	$0	$416,400

Estimation of Market Value - $577,064

As of today, 10/28/2024, the estimated market value of 649 Willow Street, South Yarmouth considering the above 27 comparable properties is $577,064.

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

649 Willow Street

8/20/2021

$512,000

Rr/Split

1,120

0.24

1-0

Criteria

A	643 Willow Street	4/21/2020	$322,500	0.0	Ranch	992	0.29	2	1-0
B	9 Run Pond Road	8/25/2008	$100	0.0	Vacant Land		0.22		-
C	657 Willow Street	5/6/2009	$288,700	0.0	Cape Cod	1,225	0.6	2	1-1
D	5 Sycamore Way	3/16/2016	$100	0.0	Ranch	1,190	0.25	2	2-0
E	639 Willow Street	5/29/2015	$280,000	0.0	Cape Cod	1,216	0.19	3	2-0
F	0 Willow Street	1/1/1911	$100	0.0	Vacant Land		0.74		-
G	15 Run Pond Road	2/15/2007	$312,500	0.0	Cape Cod	1,627	0.46	5	2-0
H	14 Run Pond Road	1/8/2013	$100	0.0	Ranch	1,484	0.29	3	1-0
I	11 Sycamore Way	1/14/2022	$205,000	0.0	Cape Cod	624	0.2	2	1-0
J	654 Willow Street	6/27/1997	$92,000	0.0	Cape Cod	1,168	0.71	3	2-0
K	18 Chestnut Street	11/22/2021	$400,000	0.0	Ranch	974	0.23	2	1-0
L	635 Willow Street	2/26/2008	$100	0.1	Cape Cod	1,404	0.35	4	2-0
M	665 Willow Street	8/21/2009	$360,000	0.1	Cape Cod	1,547	0.57	2	2-0
N	15 Sycamore Way	1/29/2021	$100	0.1	Ranch	1,288	0.17	2	1-0
O	961 Route 28	12/30/2022	$2,200,000	0.1	Motel	11,486	1.86	0	0-
P	15 Chestnut Street	10/14/2011	$100	0.1	Ranch	768	0.2	2	1-0
Q	12 Chestnut Street	10/18/2016	$100	0.1	Ranch	1,026	0.23	3	1-0
R	0 Willow Street	11/29/1983	$0	0.1	Vacant Land		0.01		-
S	22 Run Pond Road	1/3/2006	$100	0.1	Multi Family	2,150	0.73	5	3-0
T	9 Breezy Point Road	5/31/2016	$340,000	0.1	Conventional	1,887	1.28	4	2-0
U	965 Route 28	1/4/2021	$399,000	0.1	Office Bldg	1,841	0.42	0	0-
V	627 Willow Street	12/12/2014	$285,000	0.1	Cape Cod	1,404	0.36	4	2-0
W	973 Route 28	6/28/2019	$475,000	0.1	Store	1,980	0.6	0	0-
X	16 Sycamore Way	11/29/2013	$370,000	0.1	Cape Cod	1,427	0.2	3	2-1
Y	11 Chestnut Street	10/16/2018	$100	0.1	Ranch	878	0.2	2	1-0
Z	25 Run Pond Road	7/30/2015	$100	0.1	Ranch	840	0.23	2	1-0
-	6 Chestnut Street	12/2/1996	$0	0.1	Ranch	869	0.23	2	1-0
-	671 Willow Street	5/9/2006	$100	0.1	Old Style	757	0.21	2	1-0
-	110 Grove Street	1/11/2013	$100	0.1	Vacant Land		0.6		-
-	17 Breezy Point Road	9/30/2010	$100	0.1	Ranch	840	0.22	2	1-0
-	10 Maple Street	10/28/2013	$197,000	0.1	Cape Cod	982	0.2	3	1-0
-	981 Route 28	8/19/2013	$380,000	0.1	Restaurant	3,739	0.62	0	0-
-	623 Willow Street	12/3/2018	$100	0.1	Conventional	1,380	0.4	3	2-0
-	17 Maple Street	10/29/2001	$145,000	0.1	Ranch	775	0.31	3	1-0
-	5 Chestnut Street	8/8/2017	$100	0.1	Cape Cod	1,015	0.2	3	1-0
-	941 Route 28	3/9/1998	$0	0.1	Stores/Apt Com	5,538	0.6	0	0-
-	28 Run Pond Road	3/7/2017	$100	0.1	Ranch	908	0.22	3	1-0
-	21-23 Breezy Point Road	7/30/2021	$100	0.1	Duplex	1,352	0.34	4	2-0
-	29 Run Pond Road	12/20/2022	$100	0.1	Cape Cod	1,894	0.2	3	2-1
-	952 Route 28	3/5/1985	$0	0.1	Restaurant	3,360	0.66	0	0-
-	6 Locust Street	1/26/2009	$100	0.1	Ranch	1,032	0.22	3	1-0
-	105 Grove Street	7/1/1991	$0	0.1	Ranch	480	0.11	2	1-0
-	15 Maple Street	9/9/1999	$80,000	0.1	Ranch	822	0.27	2	1-0
-	6 Maple Street	9/10/2024	$389,000	0.1	Ranch	680	0.2	2	1-0
-	109 Grove Street	6/18/1991	$110,500	0.1	Cape Cod	1,116	0.11	2	2-0
-	52 Locust Street	6/30/2022	$525,000	0.1	Ranch	1,092	0.35	3	2-0
-	0 Route 28		$0	0.1	Outbuildings		0.78		-
-	3 Chestnut Street	8/5/1999	$45,000	0.1	Conventional	1,183	0.18	3	2-0
-	12 Breezy Point Road	2/21/2019	$100	0.1	Ranch	660	0.14	2	1-0
-	10 Breezy Point Road	6/14/2019	$329,900	0.1	Ranch	816	0.16	3	2-0
-	27-29 Breezy Point Road	11/30/2011	$100	0.1	Duplex	1,352	0.35	4	2-0
-	111 Grove Street	4/16/2015	$100	0.1	Ranch	816	0.11	2	1-0
-	14 Breezy Point Road	10/26/2020	$10	0.1	Ranch	747	0.14	2	1-0
-	4 Breezy Point Road	10/2/2015	$190,000	0.1	Cape Cod	768	0.27	2	1-0
-	46 Locust Street	9/24/1986	$0	0.1	Ranch	600	0.19	2	1-0
-	34 Run Pond Road	8/26/2015	$270,000	0.1	Ranch	1,008	0.19	2	1-0
-	16 Breezy Point Road	11/16/2021	$100	0.1	Ranch	931	0.15	2	1-0
-	0 Willow Street	6/14/2019	$900,000	0.1	Vacant Land		0.03		-
-	113 Grove Street	2/26/2021	$336,000	0.1	Cape Cod	1,080	0.11	2	2-0
-	42 Locust Street	6/21/2021	$321,000	0.1	Ranch	600	0.19	2	1-0
-	16 Locust Street	11/27/2009	$100	0.1	Cape Cod	2,306	0.16	5	1-1
-	18 Breezy Point Road	3/12/1982	$0	0.1	Ranch	936	0.19	2	1-0
-	4 Melva Street	10/25/2021	$420,000	0.1	Ranch	1,009	0.19	2	2-0
-	3 Maple Street	12/27/2022	$100	0.1	Ranch	528	0.4	2	1-0

Averages

5328 days

$171,417

0.09

---

1,319

0.34

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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

42 243 649 Willow Street