28 Lake Road, West Yarmouth, MA 02673

28 Lake Road West Yarmouth MA 02673

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Owner Information

Owner 1

Gary J Bianco

Owner 2

Robyn L Bianco

Owner's Address

1 Temple Terr Bedford, MA 01730

Market Sale Information

Most recent sale date

6/3/2022

Previous sale date

10/2/2014

Transfer document #

35165-81

Previous transfer document

28422-0055

Grantor

Marilyn A McLean

Previous grantor

David L McLean

Most recent sale price

$505,000.00

Previous sale price

$100.00

Site Information

Property ID

49-108

Lot Size

0.21

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1972

Number of full baths

Condition

Number of half baths

Finished Area

846

Number of Kitchen

Gross Living Area

2016

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

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$135,300.00

Total value

$380,300.00

Building value

$245,000.00

Estimated tax

$2,692.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$432,445 to $423,168

$432,445 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	902	$461,070
	sft x ($461,070/902 sft)	$432,445

$423,168 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$414,363	$461,070
	x ($461,070/$414,363)	$423,168

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 Lake Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $596.93	Style Ranch	Age 1972	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 2016	Heating Fuel Hot Water	Lot Size 0.21	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $245,000.00	AEM Value - Land $135,300.00	AEM Value - Other $0.00	AEM Value - Total $380,300.00
A) 54 Nauset Road	0.1	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
B) 40 Nauset Road	0.1	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
C) 56 Bob-O-Link Lane	0.2	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
D) 61 Beach Road	0.2	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
E) 196 Forest Road	0.4	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
F) 21 Johnson Lane	0.4	10/4/2024	$425,000	920	1	$461.96	Ranch	1969	5	2	1	1	2356	Forced Air-Duc	0.2	Asph/F Gls/Cmp	$263,600	$140,800	$0	$404,400
G) 8 Fresh Brook Road	0.5	8/15/2024	$515,000	816	1	$631.13	Ranch	1970		2	1	0	2064	Forced Air-Duc	0.24	Asph/F Gls/Cmp	$251,100	$177,800	$0	$428,900
H) 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
I) 27 Pine Grove Road	0.7	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
J) 6 Maple Street	0.8	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
K) 7 Eldridge Road	0.8	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
L) 42 Joshua Baker Road	0.8	12/2/2024	$71,000	816	1	$87.01	Ranch	1955		3	1	0	1216	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$258,700	$174,700	$0	$433,400
M) 38 South Street	0.9	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
N) 81 Pine Grove Road	0.9	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
O) 9 Capt Percival Road	1.0	12/2/2024	$589,000	964	1	$611.00	Ranch	1968		2	2	0	2402	Hot Water	0.3	Asph/F Gls/Cmp	$276,800	$180,000	$0	$456,800
P) 21 Butler Avenue	1.0	9/3/2024	$370,000	1,008	1	$367.06	Bungalow	1980		2	1	0	2268	Hot Water	0.24	Asph/F Gls/Cmp	$186,100	$177,800	$0	$363,900

Estimation of Market Value - $427,807

As of today, 01/18/2025, the estimated market value of 28 Lake Road, West Yarmouth considering the above 16 comparable properties is $427,807.

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 Lake Road

6/3/2022

$505,000

Ranch

846

0.21

1-0

Criteria

A	32 Lake Road	8/30/2021	$390,000	0.0	Ranch	768	0.21	2	1-0
B	26 Lake Road	4/27/2005	$240,000	0.0	Ranch	768	0.17	2	1-0
C	24 Lake Road	7/15/2016	$260,000	0.0	Ranch	1,798	0.28	3	2-0
D	36 Lake Road	6/11/2002	$160,000	0.0	Ranch	1,040	0.28	3	1-0
E	33 Lake Road	1/28/1999	$67,000	0.0	Colonial	1,952	0.19	3	1-0
F	27 Meadowbrook Road	8/22/2018	$100	0.0	Ranch	960	0.25	3	2-0
G	10 Lake Road-Off	7/30/2008	$4,500	0.0	Vacant Land		0.15		-
H	40 Lake Road	1/15/2016	$100	0.0	Cape Cod	1,400	0.18	4	2-0
I	23 Meadowbrook Road	3/20/2019	$260,000	0.0	Ranch	1,056	0.26	2	1-0
J	60 Nauset Road	9/2/2020	$281,000	0.0	Ranch	680	0.17	2	1-0
K	33 Meadowbrook Road	10/24/2016	$100	0.0	Ranch	1,012	0.25	2	1-0
L	55 Nauset Road	12/29/2014	$176,000	0.0	Ranch	600	0.18	2	1-0
M	0 Lake Road	7/30/2008	$4,500	0.0	Vacant Land		0.13		-
N	56 Nauset Road	1/24/1992	$0	0.0	Ranch	1,092	0.14	3	1-0
O	17 Meadowbrook Road	11/10/2005	$280,000	0.0	Cape Cod	1,130	0.26	4	1-0
P	42 Lake Road	5/18/2001	$1	0.0	Cape Cod	1,170	0.25	4	1-1
Q	39 Lake Road	12/29/2014	$176,000	0.0	Vacant Land		0.2		-
R	53 Nauset Road	5/29/2020	$210,000	0.1	Ranch	600	0.14	2	1-0
S	54 Nauset Road	11/1/2024	$427,125	0.1	Ranch	792	0.15	3	1-0
T	14 Lake Road	8/26/2008	$100	0.1	Vacant Land		0.15		-
U	21 Lake Road	6/15/2015	$177,000	0.1	Ranch	680	0.17	2	1-0
V	39 Meadowbrook Road	10/1/1975	$0	0.1	Cape Cod	1,248	0.25	4	2-0
W	41 Lake Road	7/8/2013	$200,000	0.1	Ranch	936	0.2	2	1-0
X	28 Meadowbrook Road	10/13/2020	$10	0.1	Ranch	1,388	0.24	3	1-0
Y	19 Lake Road	6/29/2022	$100	0.1	Ranch	1,092	0.17	3	1-1
Z	22 Meadowbrook Road	7/29/1999	$126,000	0.1	Ranch	1,032	0.24	3	1-1
-	46 Lake Road	9/8/1997	$0	0.1	Ranch	640	0.36	2	1-0
-	52 Nauset Road	10/15/1993	$0	0.1	Ranch	680	0.11	2	1-0
-	11 Meadowbrook Road	7/26/2016	$100	0.1	Cape Cod	942	0.26	2	1-0
-	51 Nauset Road	3/10/2020	$100	0.1	Ranch	600	0.13	2	1-0
-	34 Meadowbrook Road	11/20/2018	$100	0.1	Ranch	1,200	0.24	2	2-0
-	43 Lake Road	11/25/2002	$199,999	0.1	Ranch	988	0.2	3	1-0
-	17 Lake Road	4/18/2007	$200,000	0.1	Ranch	768	0.17	2	1-0
-	18 Meadowbrook Road	6/29/2000	$55,000	0.1	Cape Cod	1,275	0.23	3	2-0
-	26 Circuit Road East	11/8/2017	$217,500	0.1	Ranch	820	0.11	2	1-0
-	22 Circuit Road East	1/13/2003	$158,500	0.1	Ranch	680	0.11	2	1-0
-	49 Nauset Road	12/8/2014	$100	0.1	Cape Cod	1,102	0.14	3	1-0
-	43 Meadowbrook Road	2/14/1996	$106,000	0.1	Ranch	1,420	0.25	3	1-1
-	10 Lake Road	9/14/2018	$246,000	0.1	Ranch	832	0.15	2	1-0
-	38 Meadowbrook Road	6/9/2008	$324,500	0.1	Cape Cod	1,570	0.24	2	2-0
-	15 Lake Road	2/9/2004	$218,000	0.1	Ranch	768	0.16	2	1-0
-	18 Circuit Road East	6/16/2022	$100	0.1	Ranch	680	0.11	2	1-0
-	50 Lake Road	1/5/2024	$629,000	0.1	Cape Cod	864	0.19	3	1-1
-	2 Robin Road	5/9/2017	$100	0.1	Ranch	840	0.28	2	1-0
-	25 Grouse Lane	3/29/2011	$100	0.1	Cape Cod	1,224	0.22	4	2-0
-	49 Lake Road	6/30/2015	$100	0.1	Ranch	1,800	0.38	4	3-0
-	12 Meadowbrook Road	7/26/2021	$415,000	0.1	Ranch	1,008	0.24	2	1-0
-	31 Grouse Lane	2/9/2018	$100	0.1	Ranch	1,482	0.22	3	1-0
-	7 Meadowbrook Road	6/10/2022	$745,500	0.1	Cape Cod	1,632	0.25	3	2-0
-	16 Circuit Road East	1/26/2023	$348,500	0.1	Ranch	680	0.11	2	1-0
-	21 Grouse Lane	11/10/2015	$100	0.1	Cape Cod	1,224	0.22	4	2-0
-	47 Nauset Road	7/8/2022	$510,000	0.1	Ranch	840	0.14	3	1-0
-	8 Lake Road	3/27/2013	$100	0.1	Ranch	768	0.19	2	1-0
-	11 Lake Road	9/5/2019	$100	0.1	Ranch	768	0.15	2	1-0
-	35 Grouse Lane	12/8/1992	$0	0.1	Cape Cod	1,345	0.22	4	2-0
-	52 Lake Road	12/15/2010	$100	0.1	Vacant Land		0.19		-
-	14 Circuit Road East	2/13/2018	$100	0.1	Ranch	520	0.11	2	1-0
-	15 Grouse Lane	3/1/2024	$750,000	0.1	Ranch	1,532	0.22	4	2-0
-	44 Meadowbrook Road	8/21/2018	$100	0.1	Outbuildings		0.24		-
-	320 Winslow Gray Road	4/7/2020	$319,900	0.1	Cape Cod	1,360	0.38	3	1-0
-	49 Meadowbrook Road	5/5/2005	$100	0.1	Cape Cod	1,044	0.25	3	1-0
-	9 Lake Road	4/11/1997	$75,000	0.1	Ranch	768	0.15	2	1-0
-	12 Circuit Road East	1/4/2016	$100	0.1	Ranch	680	0.11	2	1-0
-	42 Nauset Road	7/30/2004	$100	0.1	Duplex	1,280	0.23	4	2-0
-	39 Grouse Lane	7/15/2022	$539,000	0.1	Ranch	1,086	0.22	3	1-0
-	8 Meadowbrook Road	10/30/2020	$340,000	0.1	Ranch	1,080	0.24	3	1-0
-	95 Swan Lake Road	8/15/2014	$205,000	0.1	Ranch	939	0.31	3	1-0
-	41 Nauset Road	11/7/2019	$306,000	0.1	Colonial	1,458	0.28	3	1-0
-	54 Lake Road	12/15/2010	$100	0.1	Cape Cod	888	0.19	3	1-1
-	103 Swan Lake Road	7/13/2022	$420,000	0.1	Duplex	1,571	0.35	5	2-0
-	21 Circuit Road East	6/20/2017	$249,900	0.1	Ranch	824	0.11	3	1-0
-	11 Grouse Lane	5/16/2005	$100	0.1	Ranch	1,086	0.22	2	1-0
-	312-314 Winslow Gray Road	4/14/2017	$185,000	0.1	Duplex	1,232	0.27	4	2-0
-	1 Meadowbrook Road	8/9/2024	$156,666	0.1	Cape Cod	1,120	0.26	3	1-0
-	19 Circuit Road East	6/28/2012	$145,000	0.1	Ranch	832	0.11	2	1-0
-	1 Robin Road	12/17/1979	$0	0.1	Ranch	600	0.19	2	1-0
-	10 Circuit Road East	5/14/2010	$149,500	0.1	Ranch	680	0.11	2	1-0
-	5 Lake Road	8/23/2022	$389,000	0.1	Ranch	768	0.14	2	1-0
-	17 Circuit Road East	10/16/2020	$10	0.1	Ranch	680	0.11	2	1-0
-	48 Meadowbrook Road	8/21/2018	$100	0.1	Ranch	1,296	0.24	3	1-0
-	45 Grouse Lane	1/12/2015	$100	0.1	Ranch	1,184	0.22	3	1-1
-	26 Grouse Lane	2/11/2022	$469,000	0.1	Cape Cod	1,404	0.22	4	2-0
-	32 Grouse Lane	9/23/2022	$520,000	0.1	Cape Cod	1,220	0.22	2	1-1
-	111 Swan Lake Road	7/3/2019	$290,000	0.1	Ranch	1,040	0.27	2	1-1
-	22 Grouse Lane	11/13/2020	$370,000	0.1	Ranch	1,056	0.22	3	2-0
-	40 Nauset Road	10/3/2024	$436,000	0.1	Ranch	848	0.11	3	1-0
-	8 Circuit Road East	3/12/2020	$285,000	0.1	Ranch	792	0.11	2	1-0
-	7 Grouse Lane	11/2/2015	$300,000	0.1	Ranch	1,530	0.22	3	2-0
-	39 Nauset Road	9/7/1984	$0	0.1	Cape Cod	1,440	0.14	3	1-0
-	89 Swan Lake Road	1/22/2021	$285,000	0.1	Ranch	1,128	0.23	2	2-0
-	15 Circuit Road East	3/15/2024	$385,000	0.1	Ranch	680	0.11	2	1-0
-	36 Grouse Lane	8/4/2006	$250,000	0.1	Ranch	1,212	0.22	2	1-0
-	119 Swan Lake Road	6/18/2018	$327,500	0.1	Ranch	1,300	0.26	3	2-1
-	2 Meadowbrook Road	9/11/2015	$216,500	0.1	Ranch	1,104	0.24	3	1-0
-	16 Grouse Lane	5/31/2017	$320,000	0.1	Ranch	1,436	0.22	3	1-1
-	304 Winslow Gray Road	2/27/2009	$200,000	0.1	Colonial	838	0.14	2	1-1
-	34 Wedgemere Road	12/29/2023	$340,000	0.1	Ranch	680	0.11	2	1-0
-	11 Circuit Road East	12/28/2005	$100	0.1	Ranch	798	0.11	3	1-0
-	4 Circuit Road East	4/8/2020	$100	0.1	Ranch	792	0.14	2	1-0
-	38 Wedgemere Road	9/9/2021	$100	0.1	Duplex	1,152	0.11	4	2-0
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-0
-	49 Grouse Lane	12/21/2020	$100	0.1	Ranch	1,086	0.22	2	1-1
-	32 Wedgemere Road	10/21/2021	$100	0.1	Ranch	680	0.11	2	1-0
-	300 Winslow Gray Road	2/22/2021	$100	0.1	Cape Cod	1,224	0.15	3	2-0
-	37 Nauset Road		$0	0.1	Cape Cod	1,726	0.14	2	2-0
-	83 Swan Lake Road	3/20/2000	$10	0.1	Ranch	600	0.27	2	1-0
-	12 Grouse Lane	4/4/2023	$100	0.1	Ranch	960	0.22	2	1-0
-	104 Swan Lake Road	7/8/1983	$0	0.1	Ranch	800	0.25	3	1-0
-	30 Wedgemere Road	2/15/2019	$100	0.1	Ranch	836	0.11	2	1-0
-	54 Meadowbrook Road	12/12/2022	$230,000	0.1	Ranch	1,224	0.24	3	1-0
-	18 Robin Road	9/16/2010	$178,000	0.1	Ranch	1,000	0.24	3	2-0
-	342 Winslow Gray Road	10/24/2011	$186,500	0.1	Ranch	1,122	0.24	3	1-0
-	7 Circuit Road East	7/26/2022	$515,000	0.1	Ranch	1,304	0.23	3	2-0
-	25 Bob-O-Link Lane	6/22/2017	$322,000	0.1	Cape Cod	1,368	0.22	4	2-0
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-0
-	21 Bob-O-Link Lane	12/29/1983	$0	0.1	Cape Cod	1,652	0.22	4	2-0
-	46 Grouse Lane	10/17/2016	$269,500	0.1	Ranch	1,080	0.22	2	1-0
-	26 Wedgemere Road	11/6/2020	$289,900	0.1	Ranch	680	0.11	2	1-0

Averages

4265 days

$165,476

0.08

---

992

0.2

---

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

49 108 28 Lake Road