12 Meadowbrook Road, West Yarmouth, MA 02673

12 Meadowbrook Road West Yarmouth MA 02673

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Owner Information

Owner 1

Iva F Musnuff

Owner 2

Owner's Address

12 Meadowbrook Rd West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

7/26/2021

Previous sale date

12/17/1999

Transfer document #

34324-214

Previous transfer document

12731-0080

Grantor

Richard F Matthews

Previous grantor

Alice C Dalton

Most recent sale price

$415,000.00

Previous sale price

$137,900.00

Site Information

Property ID

49-130

Lot Size

0.24

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1965

Number of full baths

Condition

Number of half baths

Finished Area

1008

Number of Kitchen

Gross Living Area

2605

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood, Carpet

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

$148,200.00

Total value

$434,900.00

Building value

$286,700.00

Estimated tax

$3,079.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$508,981 to $482,878

$508,981 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,023	$516,592
	sft x ($516,592/1,023 sft)	$508,981

$482,878 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$465,264	$516,592
	x ($516,592/$465,264)	$482,878

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 12 Meadowbrook Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $411.71	Style Ranch	Age 1965	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 2605	Heating Fuel Hot Water	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $286,700.00	AEM Value - Land $148,200.00	AEM Value - Other $0.00	AEM Value - Total $434,900.00
A) 1 Meadowbrook Road	0.0	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
B) 40 Grouse Lane	0.1	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
C) 40 Nauset Road	0.2	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
D) 7 Loon Lane	0.2	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
E) 29 Beaver Brook Road	0.2	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
F) 190 Forest Road	0.3	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
G) 33 Shallow Brook Road	0.4	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
H) 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
I) 82 Clifford Street	0.4	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
J) 32 Shallow Brook Road	0.4	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
K) 17 Monroe Lane	0.4	7/10/2024	$480,000	920	1	$521.74	Ranch	1970		2	1	0	2432	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$267,500	$145,600	$0	$413,100
L) 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
M) 28 Still Brook Road	0.5	7/1/2024	$510,000	816	1	$625.00	Ranch	1969		2	1	0	2040	Forced Air-Duc	0.26	Asph/F Gls/Cmp	$275,600	$178,500	$0	$454,100
N) 168 Capt Noyes Road	0.5	7/17/2024	$408,000	1,248	1	$326.92	Ranch	1974		2	2	0	3144	Forced Air-Duc	0.41	Asph/F Gls/Cmp	$309,800	$184,000	$0	$493,800
O) 7 Capt Stanley Road	0.6	8/12/2024	$585,000	1,224	1	$477.94	Ranch	1979		3	2	0	2736	Hot Water	0.38	Asph/F Gls/Cmp	$352,100	$182,900	$0	$535,000
P) 7 Spruce Street	0.8	6/28/2024	$500,000	768	1	$651.04	Ranch	1960		2	1	0	2000	Hot Water	0.2	Asph/F Gls/Cmp	$178,900	$219,100	$0	$398,000
Q) 27 Pine Grove Road	0.8	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
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) 39 Old Main Street	0.8	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
T) 7 Nantucket Avenue	0.8	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
U) 11 South Street	0.8	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
V) 43 Evergreen Street	0.9	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
W) 34 Hasting Avenue	0.9	5/21/2024	$450,000	965	1	$466.32	Ranch	1977	5	2	1	1	2372	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$293,900	$165,000	$0	$458,900
X) 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
Y) 7 Eldridge Road	0.9	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
Z) 22 Sylvan Way	0.9	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
-) 81 Pine Grove Road	1.0	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
-) 10 Sullivan Road	1.0	6/7/2024	$625,000	968	1	$645.66	Ranch	1978	5	2	1	1	2610	Hot Water	0.36	Asph/F Gls/Cmp	$337,900	$151,800	$0	$489,700

Estimation of Market Value - $495,930

As of today, 10/28/2024, the estimated market value of 12 Meadowbrook Road, West Yarmouth considering the above 28 comparable properties is $495,930.

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

12 Meadowbrook Road

7/26/2021

$415,000

Ranch

1,008

0.24

1-0

Criteria

A	11 Grouse Lane	5/16/2005	$100	0.0	Ranch	1,086	0.22	2	1-0
B	18 Meadowbrook Road	6/29/2000	$55,000	0.0	Cape Cod	1,275	0.23	3	2-0
C	8 Meadowbrook Road	10/30/2020	$340,000	0.0	Ranch	1,080	0.24	3	1-0
D	15 Grouse Lane	3/1/2024	$750,000	0.0	Ranch	1,532	0.22	4	2-0
E	11 Meadowbrook Road	7/26/2016	$100	0.0	Cape Cod	942	0.26	2	1-0
F	7 Grouse Lane	11/2/2015	$300,000	0.0	Ranch	1,530	0.22	3	2-0
G	7 Meadowbrook Road	6/10/2022	$745,500	0.0	Cape Cod	1,632	0.25	3	2-0
H	17 Meadowbrook Road	11/10/2005	$280,000	0.0	Cape Cod	1,130	0.26	4	1-0
I	21 Grouse Lane	11/10/2015	$100	0.0	Cape Cod	1,224	0.22	4	2-0
J	22 Meadowbrook Road	7/29/1999	$126,000	0.0	Ranch	1,032	0.24	3	1-1
K	2 Meadowbrook Road	9/11/2015	$216,500	0.0	Ranch	1,104	0.24	3	1-0
L	342 Winslow Gray Road	10/24/2011	$186,500	0.0	Ranch	1,122	0.24	3	1-0
M	12 Grouse Lane	4/4/2023	$100	0.0	Ranch	960	0.22	2	1-0
N	23 Meadowbrook Road	3/20/2019	$260,000	0.0	Ranch	1,056	0.26	2	1-0
O	16 Grouse Lane	5/31/2017	$320,000	0.0	Ranch	1,436	0.22	3	1-1
P	1 Meadowbrook Road	8/9/2024	$156,666	0.0	Cape Cod	1,120	0.26	3	1-0
Q	14 Lake Road	8/26/2008	$100	0.0	Vacant Land		0.15		-
R	0 Lake Road	7/30/2008	$4,500	0.0	Vacant Land		0.13		-
S	8 Grouse Lane	11/16/2016	$100	0.1	Ranch	1,862	0.22	3	3-0
T	10 Lake Road-Off	7/30/2008	$4,500	0.1	Vacant Land		0.15		-
U	25 Grouse Lane	3/29/2011	$100	0.1	Cape Cod	1,224	0.22	4	2-0
V	22 Grouse Lane	11/13/2020	$370,000	0.1	Ranch	1,056	0.22	3	2-0
W	28 Meadowbrook Road	10/13/2020	$10	0.1	Ranch	1,388	0.24	3	1-0
X	320 Winslow Gray Road	4/7/2020	$319,900	0.1	Cape Cod	1,360	0.38	3	1-0
Y	2 Grouse Lane	3/15/2021	$100	0.1	Cape Cod	1,404	0.23	4	2-0
Z	24 Lake Road	7/15/2016	$260,000	0.1	Ranch	1,798	0.28	3	2-0
-	27 Meadowbrook Road	8/22/2018	$100	0.1	Ranch	960	0.25	3	2-0
-	11 Bob-O-Link Lane	2/11/2014	$100	0.1	Cape Cod	1,626	0.22	4	2-0
-	15 Bob-O-Link Lane	4/25/2014	$191,000	0.1	Cape Cod	1,548	0.22	3	2-0
-	337 Winslow Gray Road	4/23/2010	$200,000	0.1	Cape Cod	984	0.22	2	1-0
-	2 Hidden Acres Avenue	7/20/2011	$155,000	0.1	Ranch	1,168	0.21	3	1-0
-	7 Bob-O-Link Lane	6/30/2006	$260,400	0.1	Ranch	988	0.22	2	1-0
-	26 Grouse Lane	2/11/2022	$469,000	0.1	Cape Cod	1,404	0.22	4	2-0
-	31 Grouse Lane	2/9/2018	$100	0.1	Ranch	1,482	0.22	3	1-0
-	21 Bob-O-Link Lane	12/29/1983	$0	0.1	Cape Cod	1,652	0.22	4	2-0
-	1 Bob-O-Link Lane	3/30/2016	$223,000	0.1	Cape Cod	1,061	0.23	2	1-0
-	2 Hialeah Avenue	11/15/2021	$324,500	0.1	Ranch	848	0.27	2	1-0
-	26 Lake Road	4/27/2005	$240,000	0.1	Ranch	768	0.17	2	1-0
-	34 Meadowbrook Road	11/20/2018	$100	0.1	Ranch	1,200	0.24	2	2-0
-	28 Lake Road	6/3/2022	$505,000	0.1	Ranch	846	0.21	2	1-0
-	32 Lake Road	8/30/2021	$390,000	0.1	Ranch	768	0.21	2	1-0
-	25 Bob-O-Link Lane	6/22/2017	$322,000	0.1	Cape Cod	1,368	0.22	4	2-0
-	32 Grouse Lane	9/23/2022	$520,000	0.1	Cape Cod	1,220	0.22	2	1-1
-	10 Lake Road	9/14/2018	$246,000	0.1	Ranch	832	0.15	2	1-0
-	321 Winslow Gray Road	11/20/2012	$130,000	0.1	Ranch	1,144	0.44	3	1-0
-	33 Meadowbrook Road	10/24/2016	$100	0.1	Ranch	1,012	0.25	2	1-0
-	8 Lake Road	3/27/2013	$100	0.1	Ranch	768	0.19	2	1-0
-	7 Hialeah Avenue	3/10/1978	$0	0.1	Cape Cod	1,350	0.22	3	1-0
-	6 Hidden Acres Avenue	12/3/2010	$0	0.1	Ranch	996	0.22	3	1-0
-	1 Taft Road	10/17/2008	$240,000	0.1	Ranch	1,080	0.23	2	1-0
-	312-314 Winslow Gray Road	4/14/2017	$185,000	0.1	Duplex	1,232	0.27	4	2-0
-	35 Grouse Lane	12/8/1992	$0	0.1	Cape Cod	1,345	0.22	4	2-0
-	36 Lake Road	6/11/2002	$160,000	0.1	Ranch	1,040	0.28	3	1-0
-	12 Bob-O-Link Lane	6/1/2001	$175,000	0.1	Cape Cod	1,569	0.22	3	1-0
-	16 Bob-O-Link Lane	11/22/2019	$370,000	0.1	Ranch	1,280	0.22	3	2-0
-	8 Bob-O-Link Lane	4/15/2004	$100	0.1	Ranch	1,348	0.22	3	1-0
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-0
-	8 Hialeah Avenue	7/20/2017	$100	0.1	Ranch	1,160	0.23	3	1-0
-	22 Bob-O-Link Lane	6/17/2024	$599,000	0.1	Cape Cod	1,656	0.22	4	2-0
-	36 Grouse Lane	8/4/2006	$250,000	0.1	Ranch	1,212	0.22	2	1-0
-	38 Meadowbrook Road	6/9/2008	$324,500	0.1	Cape Cod	1,570	0.24	2	2-0
-	60 Nauset Road	9/2/2020	$281,000	0.1	Ranch	680	0.17	2	1-0
-	366 Winslow Gray Road	12/16/2010	$100	0.1	Old Style	1,155	0.23	3	2-0
-	40 Lake Road	1/15/2016	$100	0.1	Cape Cod	1,400	0.18	4	2-0
-	7 Taft Road	3/24/2015	$100	0.1	Cape Cod	1,373	0.24	3	2-0
-	315 Winslow Gray Road	7/21/2006	$100	0.1	Ranch	864	0.11	1	2-0
-	39 Meadowbrook Road	10/1/1975	$0	0.1	Cape Cod	1,248	0.25	4	2-0
-	9 Hidden Acres Avenue	12/21/2021	$100	0.1	Cape Cod	1,147	0.36	4	2-0
-	11 Hialeah Avenue	6/30/2011	$229,000	0.1	Ranch	968	0.22	3	1-0
-	12 Hidden Acres Avenue	3/9/2009	$100	0.1	Cape Cod	1,191	0.22	4	1-0
-	26 Bob-O-Link Lane	9/24/2019	$100	0.1	Outbuildings		0.22		-
-	39 Grouse Lane	7/15/2022	$539,000	0.1	Ranch	1,086	0.22	3	1-0
-	363 Winslow Gray Road	5/23/2024	$699,000	0.1	Cape Cod	1,284	0.26	4	2-0
-	21 Lake Road	6/15/2015	$177,000	0.1	Ranch	680	0.17	2	1-0
-	19 Lake Road	6/29/2022	$100	0.1	Ranch	1,092	0.17	3	1-1
-	35 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,134	0.22	2	2-0
-	17 Lake Road	4/18/2007	$200,000	0.1	Ranch	768	0.17	2	1-0
-	42 Lake Road	5/18/2001	$1	0.1	Cape Cod	1,170	0.25	4	1-1
-	56 Nauset Road	1/24/1992	$0	0.1	Ranch	1,092	0.14	3	1-0
-	15 Lake Road	2/9/2004	$218,000	0.1	Ranch	768	0.16	2	1-0
-	33 Lake Road	1/28/1999	$67,000	0.1	Colonial	1,952	0.19	3	1-0
-	11 Finch Lane	8/24/1984	$0	0.1	Cape Cod	1,584	0.22	4	3-0
-	15 Finch Lane	9/7/2023	$100	0.1	Colonial	1,728	0.22	4	2-0
-	7 Finch Lane	1/17/2012	$100	0.1	Colonial	2,006	0.22	3	2-1
-	11 Lake Road	9/5/2019	$100	0.1	Ranch	768	0.15	2	1-0
-	14 Hialeah Avenue	6/24/1996	$1	0.1	Cape Cod	979	0.23	3	1-0
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-0
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-0
-	21 Finch Lane	6/16/2008	$220,000	0.1	Cape Cod	1,512	0.22	3	1-1
-	9 Lake Road	4/11/1997	$75,000	0.1	Ranch	768	0.15	2	1-0
-	11 Taft Road	3/16/2016	$246,000	0.1	Ranch	988	0.23	2	1-0
-	1 Finch Lane	10/6/2011	$100	0.1	Cape Cod	1,296	0.23	4	2-0
-	7 Mirror Brook Road	6/1/2015	$217,000	0.1	Ranch	864	0.21	2	1-0
-	44 Meadowbrook Road	8/21/2018	$100	0.1	Outbuildings		0.24		-
-	6 Lake Road East	12/12/2002	$140,000	0.1	Cape Cod	1,176	0.48	3	2-0
-	54 Nauset Road	8/13/1999	$69,300	0.1	Ranch	792	0.15	3	1-0
-	5 Lake Road	8/23/2022	$389,000	0.1	Ranch	768	0.14	2	1-0
-	55 Nauset Road	12/29/2014	$176,000	0.1	Ranch	600	0.18	2	1-0
-	43 Meadowbrook Road	2/14/1996	$106,000	0.1	Ranch	1,420	0.25	3	1-1
-	15 Hidden Acres Avenue	6/13/1969	$0	0.1	Ranch	1,000	0.38	4	1-0
-	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-0
-	10 Lake Road East	3/30/2001	$118,000	0.1	Ranch	1,048	0.18	2	1-0
-	17 Hialeah Avenue	8/26/1987	$0	0.1	Ranch	848	0.22	2	1-0
-	16 Hidden Acres Avenue	9/21/2020	$320,000	0.1	Ranch	1,160	0.22	2	1-0
-	304 Winslow Gray Road	2/27/2009	$200,000	0.1	Colonial	838	0.14	2	1-1
-	39 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,172	0.22	2	2-0
-	45 Grouse Lane	1/12/2015	$100	0.1	Ranch	1,184	0.22	3	1-1
-	46 Lake Road	9/8/1997	$0	0.1	Ranch	640	0.36	2	1-0

Averages

5034 days

$152,445

0.09

---

1,118

0.23

---

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

49 130 12 Meadowbrook Road