635 Willow Street, South Yarmouth, MA 02664

635 Willow Street South Yarmouth MA 02664

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Owner Information

Owner 1

Cmsix Properties LLC

Owner 2

C/O Moy Fong

Owner's Address

63 Lawton St Brookline, MA 02446

Market Sale Information

Most recent sale date

2/26/2008

Previous sale date

10/26/1993

Transfer document #

22700-0077

Previous transfer document

8851-0240

Grantor

Chuck D Fong

Previous grantor

Chuck D Fong

Most recent sale price

$100.00

Previous sale price

$0.00

Site Information

Property ID

42-246

Lot Size

0.35

Use Code

101 - Residential, single family

Zoning

Building Style

Cape Cod

Number of Rooms

Stories

1.5

Number of Beds

Year Built

1985

Number of full baths

Condition

Number of half baths

Finished Area

1404

Number of Kitchen

Gross Living Area

2808

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Inlaid Sht Gds

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

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$168,300.00

Total value

$496,800.00

Building value

$328,500.00

Estimated tax

$3,517.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$603,701 to $518,472

$603,701 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,322	$568,629
	sft x ($568,629/1,322 sft)	$603,701

$518,472 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$544,861	$568,629
	x ($568,629/$544,861)	$518,472

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 635 Willow Street	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.07	Style Cape Cod	Age 1985	Rooms 0	Bedrooms 4	Full baths 2	Half baths 0	Gross Living Area 2808	Heating Fuel Hot Water	Lot Size 0.35	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $328,500.00	AEM Value - Land $168,300.00	AEM Value - Other $0.00	AEM Value - Total $496,800.00
A) 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
B) 5 Olympia Drive	0.4	9/16/2024	$675,000	1,686	1	$400.36	Ranch	1960	0	4	1	0	2598	Hot Water	0.28	Asph/F Gls/Cmp	$356,400	$298,800	$0	$655,200
C) 738 Willow Street	0.4	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
D) 8 Rogers Avenue	0.4	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
E) 7 Loon Lane	0.5	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
F) 38 Wood Road	0.6	10/17/2024	$699,900	1,522	1	$459.86	Ranch	1966		3	2	0	3731	Hot Water	0.37	Asph/F Gls/Cmp	$405,400	$169,000	$0	$574,400
G) 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
H) 40 Grouse Lane	0.6	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
I) 22 Sylvan Way	0.7	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
J) 22 Bob-O-Link Lane	0.7	6/17/2024	$599,000	1,656	1.5	$361.71	Cape Cod	1967		4	2	0	3576	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$356,800	$145,600	$0	$502,400
K) 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
L) 7 Turtle Cove Road	0.8	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
M) 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
N) 22 Oak Grove Road	0.8	9/5/2024	$345,000	1,418	1	$243.30	Ranch	1960		3	1	1	2086	Forced Air-Duc	0.14	Asph/F Gls/Cmp	$334,900	$316,500	$0	$651,400
O) 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
P) 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
Q) 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
R) 84 Pawkannawkut Drive	0.9	6/14/2024	$672,000	1,484	1	$452.83	Cape Cod	1978		4	2	0	2502	Electr Basebrd	0.21	Asph/F Gls/Cmp	$387,500	$256,300	$0	$643,800
S) 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
T) 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
U) 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
V) 142 Seaview Avenue	0.9	8/28/2024	$620,000	1,436	1	$431.75	Ranch	1940		4	3	0	2084	Hot Water	0.11	Asph/F Gls/Cmp	$351,000	$209,200	$0	$560,200
W) 43 Briar Circle	1.0	10/10/2024	$820,000	1,680	1.5	$488.10	Cape Cod	1953		4	2	1	3500	Hot Water	0.17	Asph/F Gls/Cmp	$395,800	$414,400	$0	$810,200

Estimation of Market Value - $561,086

As of today, 10/28/2024, the estimated market value of 635 Willow Street, South Yarmouth considering the above 23 comparable properties is $561,086.

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

635 Willow Street

2/26/2008

$100

Cape Cod

1,404

0.35

2-0

Criteria

A	627 Willow Street	12/12/2014	$285,000	0.0	Cape Cod	1,404	0.36	4	2-0
B	15 Sycamore Way	1/29/2021	$100	0.0	Ranch	1,288	0.17	2	1-0
C	639 Willow Street	5/29/2015	$280,000	0.0	Cape Cod	1,216	0.19	3	2-0
D	11 Sycamore Way	1/14/2022	$205,000	0.0	Cape Cod	624	0.2	2	1-0
E	623 Willow Street	12/3/2018	$100	0.0	Conventional	1,380	0.4	3	2-0
F	5 Sycamore Way	3/16/2016	$100	0.0	Ranch	1,190	0.25	2	2-0
G	643 Willow Street	4/21/2020	$322,500	0.0	Ranch	992	0.29	2	1-0
H	16 Sycamore Way	11/29/2013	$370,000	0.0	Cape Cod	1,427	0.2	3	2-1
I	15 Chestnut Street	10/14/2011	$100	0.0	Ranch	768	0.2	2	1-0
J	961 Route 28	12/30/2022	$2,200,000	0.0	Motel	11,486	1.86	0	0-
K	17 Maple Street	10/29/2001	$145,000	0.0	Ranch	775	0.31	3	1-0
L	941 Route 28	3/9/1998	$0	0.0	Stores/Apt Com	5,538	0.6	0	0-
M	52 Locust Street	6/30/2022	$525,000	0.1	Ranch	1,092	0.35	3	2-0
N	18 Chestnut Street	11/22/2021	$400,000	0.1	Ranch	974	0.23	2	1-0
O	649 Willow Street	8/20/2021	$512,000	0.1	Rr/Split	1,120	0.24	3	1-0
P	9 Run Pond Road	8/25/2008	$100	0.1	Vacant Land		0.22		-
Q	0 Willow Street	6/14/2019	$900,000	0.1	Vacant Land		0.03		-
R	11 Chestnut Street	10/16/2018	$100	0.1	Ranch	878	0.2	2	1-0
S	46 Locust Street	9/24/1986	$0	0.1	Ranch	600	0.19	2	1-0
T	10 Maple Street	10/28/2013	$197,000	0.1	Cape Cod	982	0.2	3	1-0
U	15 Maple Street	9/9/1999	$80,000	0.1	Ranch	822	0.27	2	1-0
V	15 Run Pond Road	2/15/2007	$312,500	0.1	Cape Cod	1,627	0.46	5	2-0
W	0 Willow Street	1/1/1911	$100	0.1	Vacant Land		0.74		-
X	12 Chestnut Street	10/18/2016	$100	0.1	Ranch	1,026	0.23	3	1-0
Y	931 Route 28	6/14/2019	$900,000	0.1	Store	3,840	0.33	0	0-
Z	42 Locust Street	6/21/2021	$321,000	0.1	Ranch	600	0.19	2	1-0
-	51 Locust Street	11/10/2022	$350,000	0.1	Ranch	764	0.23	2	1-0
-	0 Willow Street	6/14/2019	$900,000	0.1	Outbuildings		0.31		-
-	5 Chestnut Street	8/8/2017	$100	0.1	Cape Cod	1,015	0.2	3	1-0
-	6 Maple Street	9/10/2024	$389,000	0.1	Ranch	680	0.2	2	1-0
-	47 Locust Street	9/19/2000	$75,000	0.1	Ranch	600	0.19	2	1-0
-	952 Route 28	3/5/1985	$0	0.1	Restaurant	3,360	0.66	0	0-
-	6 Chestnut Street	12/2/1996	$0	0.1	Ranch	869	0.23	2	1-0
-	657 Willow Street	5/6/2009	$288,700	0.1	Cape Cod	1,225	0.6	2	1-1
-	36 Locust Street	5/9/2013	$185,000	0.1	Ranch	600	0.19	2	1-0
-	3 Maple Street	12/27/2022	$100	0.1	Ranch	528	0.4	2	1-0
-	965 Route 28	1/4/2021	$399,000	0.1	Office Bldg	1,841	0.42	0	0-
-	14 Run Pond Road	1/8/2013	$100	0.1	Ranch	1,484	0.29	3	1-0
-	25 Run Pond Road	7/30/2015	$100	0.1	Ranch	840	0.23	2	1-0
-	605-A Willow Street	6/22/2001	$10	0.1	Vacant Land		0.43		-
-	654 Willow Street	6/27/1997	$92,000	0.1	Cape Cod	1,168	0.71	3	2-0
-	43 Locust Street	11/18/1998	$87,000	0.1	Ranch	600	0.19	2	1-0
-	605 Willow Street	5/20/2019	$100	0.1	Ranch	656	0.13	2	1-0
-	3 Chestnut Street	8/5/1999	$45,000	0.1	Conventional	1,183	0.18	3	2-0
-	16 Locust Street	11/27/2009	$100	0.1	Cape Cod	2,306	0.16	5	1-1
-	6 Locust Street	1/26/2009	$100	0.1	Ranch	1,032	0.22	3	1-0
-	20 Hemlock Path	6/16/2015	$100	0.1	Ranch	1,499	0.25	3	2-0
-	22 Run Pond Road	1/3/2006	$100	0.1	Multi Family	2,150	0.73	5	3-0
-	30 Locust Street	1/22/2008	$100	0.1	Ranch	1,062	0.2	3	1-0
-	37 Locust Street	9/20/2011	$100	0.1	Ranch	600	0.19	2	1-0
-	29 Run Pond Road	12/20/2022	$100	0.1	Cape Cod	1,894	0.2	3	2-1
-	601-A Willow Street	6/8/2015	$100	0.1	Cape Cod	921	0.13	3	1-0
-	0 Route 28		$0	0.1	Outbuildings		0.78		-
-	601 Willow Street	6/8/2015	$100	0.1	Ranch	894	0.16	2	1-0
-	973 Route 28	6/28/2019	$475,000	0.1	Store	1,980	0.6	0	0-
-	19 Hemlock Path	12/19/2014	$100	0.1	Ranch	1,326	0.22	3	2-0
-	0 Willow Street	11/29/1983	$0	0.1	Vacant Land		0.01		-
-	665 Willow Street	8/21/2009	$360,000	0.1	Cape Cod	1,547	0.57	2	2-0
-	16 Hemlock Path	7/30/2001	$178,000	0.1	Cape Cod	1,224	0.25	3	2-0
-	28 Run Pond Road	3/7/2017	$100	0.1	Ranch	908	0.22	3	1-0
-	15-17 Locust Street	1/22/2008	$100	0.1	Duplex	604	0.23	2	2-0
-	31 Locust Street	7/10/2001	$144,500	0.1	Colonial	1,382	0.19	3	2-0
-	9 Locust Street	1/22/2008	$100	0.1	Ranch	792	0.23	2	1-0
-	19 Locust Street	8/10/1995	$80,000	0.1	Multi Family	1,372	0.3	2	2-0
-	0 Locust Street		$0	0.1	Vacant Land		0.06		-
-	8 Fir Lane	10/16/2015	$200,000	0.1	Ranch	768	0.23	2	1-0
-	9 Breezy Point Road	5/31/2016	$340,000	0.1	Conventional	1,887	1.28	4	2-0

Averages

5402 days

$187,251

0.08

---

1,272

0.33

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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

42 246 635 Willow Street