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

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Hot Water

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Gas

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

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Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$499,093 to $471,760

$499,093 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	965	$477,931
	sft x ($477,931/965 sft)	$499,093

$471,760 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$440,589	$477,931
	x ($477,931/$440,589)	$471,760

Comparable Properties

Mailing Labels $Valuation Report Copy To Clipboard


Address 12 Meadowbrook Road	A) 10 Lake Road	B) 12 Hidden Acres Avenue	C) 111 Swan Lake Road	D) 25 Taft Road	E) 2 Widgeon Lane	F) 66 Beach Road	G) 18 Snow Brook Road	H) 447 Winslow Gray Road	I) 27 Harding Lane	J) 22 Johnson Lane	K) 18 Johnson Lane	L) 53 Shallow Brook Road	M) 483 Winslow Gray Road	N) 111 Forest Road	O) 10 Still Brook Road	P) 32 Capt Bearse Road	Q) 27 Frank Baker Road	R) 17 Frank Baker Road	S) 10 Ginger Plum Lane	T) 19 Ocean Avenue	U) 21 Lyman Lane	V) 111 Grove Street	W) 718 Willow Street	X) 55 Cedar Street	Y) 38 Wampanoag Road	Z) 29 Capt Besse Road	-) 56 Capt Lothrop Road

Photo
Plan
Map
Proximity	0.1	0.1	0.2	0.2	0.2	0.3	0.3	0.3	0.4	0.4	0.4	0.4	0.4	0.4	0.5	0.6	0.7	0.7	0.7	0.8	0.8	0.9	0.9	1.0	1.0	1.0	1.0
Last Sold	3/7/2025	3/19/2025	4/14/2025	6/9/2025	5/16/2025	2/5/2025	6/18/2025	6/11/2025	5/5/2025	1/17/2025	2/25/2025	6/18/2025	5/30/2025	4/22/2025	3/20/2025	5/16/2025	1/16/2025	3/14/2025	4/15/2025	2/27/2025	4/15/2025	3/28/2025	4/1/2025	3/20/2025	6/12/2025	1/31/2025	1/22/2025
Price	$330,000	$500,000	$490,000	$527,000	$520,000	$300,000	$600,000	$535,000	$368,200	$550,000	$500,000	$480,000	$390,000	$460,000	$500,000	$550,000	$453,000	$459,000	$447,000	$545,000	$540,000	$190,928	$589,000	$550,000	$500,000	$450,000	$580,000
Net Living Area	832	1,191	1,040	912	1,108	768	1,072	888	1,076	996	1,100	816	772	1,040	1,004	1,144	864	864	840	936	912	816	988	768	936	1,153	1,226
Stories	1	1.25	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1
Sale Price/sft $411.71	$396.63	$419.82	$471.15	$577.85	$469.31	$390.63	$559.70	$602.48	$342.19	$552.21	$454.55	$588.24	$505.18	$442.31	$498.01	$480.77	$524.31	$531.25	$532.14	$582.26	$592.11	$233.98	$596.15	$716.15	$534.19	$390.29	$473.08
Style Ranch	Ranch	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Old Style	Ranch	Ranch	Ranch	Ranch
Age 1965	1971	1965	1986	1970	1969	1945	1968	1970	1968	1968	1968	1971	1967	1973	1967	1978	1981	1980	1960	1955	1952	1965	1890	1959	1955	1970	1971
Rooms							4			5	6								4		5						6
Bedrooms 2	2	4	2	2	2	2	2	2	2	3	3	2	2	3	2	3	2	2	2	2	2	2	3	2	3	2	3
Full baths 1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1
Half baths			1						2	1	1					1					1						1
Gross Living Area 2605	1784	3345	2240	2328	1693	982	2647	2328	2328	2652	2761	1968	868	2828	2428	2744	1089	1848	2476	2144	1968	1632	2012	1272	1132	2804	3098
Heating Fuel Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Electric	Electric	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas
Detached Garage
Lot Size 0.24	0.15	0.22	0.27	0.23	0.3	0.28	0.2	0.23	0.23	0.21	0.21	0.32	0.31	0.47	0.27	0.3	0.22	0.2	0.24	0.28	0.2	0.11	0.25	0.23	0.32	0.26	0.26
Roof Cover Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp
AEM Value - Building $286,700.00	$218,700	$312,500	$285,700	$315,700	$288,700	$167,000	$330,700	$260,800	$365,000	$305,700	$322,500	$233,000	$177,500	$326,900	$276,200	$379,500	$239,100	$246,500	$260,200	$211,600	$233,500	$202,600	$228,100	$221,700	$217,200	$305,900	$407,500
AEM Value - Land $148,200.00	$121,800	$137,500	$140,800	$147,900	$150,000	$141,100	$140,800	$177,500	$147,900	$143,200	$143,200	$180,700	$180,400	$155,200	$178,900	$180,000	$137,500	$133,000	$177,800	$232,400	$169,000	$129,900	$297,000	$230,000	$234,300	$169,600	$178,500
AEM Value - Other $0.00	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0	$0
AEM Value - Total $434,900.00	$340,500	$450,000	$426,500	$463,600	$438,700	$308,100	$471,500	$438,300	$512,900	$448,900	$465,700	$413,700	$357,900	$482,100	$455,100	$559,500	$376,600	$379,500	$438,000	$444,000	$402,500	$332,500	$525,100	$451,700	$451,500	$475,500	$586,000

Estimation of Market Value - $485,426

As of today, 06/27/2025, the estimated market value of 12 Meadowbrook Road, West Yarmouth considering the above 27 comparable properties is $485,426.

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

Copy to Clipboard

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

Criteria

A	11 Grouse Lane	5/16/2005	$100	0.0	Ranch	1,086	0.22	2	1-
B	18 Meadowbrook Road	6/29/2000	$55,000	0.0	Cape Cod	1,275	0.23	3	2-
C	8 Meadowbrook Road	10/30/2020	$340,000	0.0	Ranch	1,080	0.24	3	1-
D	15 Grouse Lane	3/1/2024	$750,000	0.0	Ranch	1,532	0.22	4	2-
E	11 Meadowbrook Road	7/26/2016	$100	0.0	Cape Cod	942	0.26	2	1-
F	7 Grouse Lane	11/2/2015	$300,000	0.0	Ranch	1,530	0.22	3	2-
G	7 Meadowbrook Road	10/10/2023	$100	0.0	Cape Cod	1,632	0.25	3	2-
H	17 Meadowbrook Road	11/10/2005	$280,000	0.0	Cape Cod	1,130	0.26	4	1-
I	21 Grouse Lane	11/10/2015	$100	0.0	Cape Cod	1,224	0.22	4	2-
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-
L	342 Winslow Gray Road	10/24/2011	$186,500	0.0	Ranch	1,122	0.24	3	1-
M	12 Grouse Lane	4/4/2023	$100	0.0	Ranch	960	0.22	2	1-
N	23 Meadowbrook Road	9/16/2024	$100	0.0	Ranch	1,056	0.26	2	1-
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	$156,667	0.0	Cape Cod	1,120	0.26	3	1-
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-
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-
V	22 Grouse Lane	11/13/2020	$370,000	0.1	Ranch	1,056	0.22	3	2-
W	28 Meadowbrook Road	10/13/2020	$10	0.1	Ranch	1,388	0.24	3	1-
X	320 Winslow Gray Road	4/7/2020	$319,900	0.1	Cape Cod	1,360	0.38	3	1-
Y	2 Grouse Lane	3/15/2021	$100	0.1	Cape Cod	1,404	0.23	4	2-
Z	24 Lake Road	7/15/2016	$260,000	0.1	Ranch	1,798	0.28	3	2-
-	27 Meadowbrook Road	8/22/2018	$100	0.1	Ranch	960	0.25	3	2-
-	11 Bob-O-Link Lane	2/11/2014	$100	0.1	Cape Cod	1,626	0.22	4	2-
-	15 Bob-O-Link Lane	4/25/2014	$191,000	0.1	Cape Cod	1,548	0.22	3	2-
-	337 Winslow Gray Road	4/23/2010	$200,000	0.1	Cape Cod	984	0.22	2	1-
-	2 Hidden Acres Avenue	7/20/2011	$155,000	0.1	Ranch	1,168	0.21	3	1-
-	7 Bob-O-Link Lane	6/30/2006	$260,400	0.1	Ranch	988	0.22	2	1-
-	26 Grouse Lane	2/11/2022	$469,000	0.1	Cape Cod	1,404	0.22	4	2-
-	31 Grouse Lane	2/9/2018	$100	0.1	Ranch	1,482	0.22	3	1-
-	21 Bob-O-Link Lane	12/29/1983	$0	0.1	Cape Cod	1,652	0.22	4	2-
-	1 Bob-O-Link Lane	3/30/2016	$223,000	0.1	Cape Cod	1,061	0.23	2	1-
-	2 Hialeah Avenue	11/15/2021	$324,500	0.1	Ranch	848	0.27	2	1-
-	26 Lake Road	4/27/2005	$240,000	0.1	Ranch	768	0.17	2	1-
-	34 Meadowbrook Road	11/20/2018	$100	0.1	Ranch	1,200	0.24	2	2-
-	28 Lake Road	6/3/2022	$505,000	0.1	Ranch	846	0.21	2	1-
-	32 Lake Road	8/30/2021	$390,000	0.1	Ranch	768	0.21	2	1-
-	25 Bob-O-Link Lane	6/22/2017	$322,000	0.1	Cape Cod	1,368	0.22	4	2-
-	32 Grouse Lane	9/23/2022	$520,000	0.1	Cape Cod	1,220	0.22	2	1-1
-	10 Lake Road	3/7/2025	$330,000	0.1	Ranch	832	0.15	2	1-
-	321 Winslow Gray Road	11/20/2012	$130,000	0.1	Ranch	1,144	0.44	3	1-
-	33 Meadowbrook Road	10/24/2016	$100	0.1	Ranch	1,012	0.25	2	1-
-	8 Lake Road	3/27/2013	$100	0.1	Ranch	768	0.19	2	1-
-	7 Hialeah Avenue	3/10/1978	$0	0.1	Cape Cod	1,350	0.22	3	1-
-	6 Hidden Acres Avenue	12/3/2010	$0	0.1	Ranch	996	0.22	3	1-
-	1 Taft Road	10/17/2008	$240,000	0.1	Ranch	1,080	0.23	2	1-
-	312-314 Winslow Gray Road	4/14/2017	$185,000	0.1	Duplex	1,232	0.27	4	2-
-	35 Grouse Lane	12/8/1992	$0	0.1	Cape Cod	1,345	0.22	4	2-
-	36 Lake Road	6/11/2002	$160,000	0.1	Ranch	1,040	0.28	3	1-
-	12 Bob-O-Link Lane	6/1/2001	$175,000	0.1	Cape Cod	1,569	0.22	3	1-
-	16 Bob-O-Link Lane	11/22/2019	$370,000	0.1	Ranch	1,280	0.22	3	2-
-	8 Bob-O-Link Lane	4/15/2004	$100	0.1	Ranch	1,348	0.22	3	1-
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-
-	8 Hialeah Avenue	7/20/2017	$100	0.1	Ranch	1,160	0.23	3	1-
-	22 Bob-O-Link Lane	6/17/2024	$599,000	0.1	Cape Cod	1,656	0.22	4	2-
-	36 Grouse Lane	8/4/2006	$250,000	0.1	Ranch	1,212	0.22	2	1-
-	38 Meadowbrook Road	6/9/2008	$324,500	0.1	Cape Cod	1,570	0.24	2	2-
-	60 Nauset Road	9/2/2020	$281,000	0.1	Ranch	680	0.17	2	1-
-	366 Winslow Gray Road	12/16/2010	$100	0.1	Old Style	1,155	0.23	3	2-
-	40 Lake Road	1/15/2016	$100	0.1	Cape Cod	1,400	0.18	4	2-
-	7 Taft Road	3/24/2015	$100	0.1	Cape Cod	1,373	0.24	3	2-
-	315 Winslow Gray Road	7/21/2006	$100	0.1	Ranch	864	0.11	1	2-
-	39 Meadowbrook Road	10/1/1975	$0	0.1	Cape Cod	1,248	0.25	4	2-
-	9 Hidden Acres Avenue	12/21/2021	$100	0.1	Cape Cod	1,147	0.36	4	2-
-	11 Hialeah Avenue	6/30/2011	$229,000	0.1	Ranch	968	0.22	3	1-
-	12 Hidden Acres Avenue	3/19/2025	$500,000	0.1	Cape Cod	1,191	0.22	4	1-
-	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-
-	363 Winslow Gray Road	5/23/2024	$699,000	0.1	Cape Cod	1,284	0.26	4	2-
-	21 Lake Road	6/15/2015	$177,000	0.1	Ranch	680	0.17	2	1-
-	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-
-	17 Lake Road	4/18/2007	$200,000	0.1	Ranch	768	0.17	2	1-
-	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-
-	15 Lake Road	2/9/2004	$218,000	0.1	Ranch	768	0.16	2	1-
-	33 Lake Road	1/28/1999	$67,000	0.1	Colonial	1,952	0.19	3	1-
-	11 Finch Lane	8/24/1984	$0	0.1	Cape Cod	1,584	0.22	4	3-
-	15 Finch Lane	9/7/2023	$100	0.1	Colonial	1,728	0.22	4	2-
-	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-
-	14 Hialeah Avenue	6/24/1996	$1	0.1	Cape Cod	979	0.23	3	1-
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-
-	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-
-	11 Taft Road	3/16/2016	$246,000	0.1	Ranch	988	0.23	2	1-
-	1 Finch Lane	10/6/2011	$100	0.1	Cape Cod	1,296	0.23	4	2-
-	7 Mirror Brook Road	6/1/2015	$217,000	0.1	Ranch	864	0.21	2	1-
-	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-
-	54 Nauset Road	11/1/2024	$427,125	0.1	Ranch	792	0.15	3	1-
-	5 Lake Road	8/23/2022	$389,000	0.1	Ranch	768	0.14	2	1-
-	55 Nauset Road	12/29/2014	$176,000	0.1	Ranch	600	0.18	2	1-
-	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-
-	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-
-	10 Lake Road East	8/5/2024	$342,836	0.1	Ranch	1,048	0.18	2	1-
-	17 Hialeah Avenue	8/26/1987	$0	0.1	Ranch	848	0.22	2	1-
-	16 Hidden Acres Avenue	9/21/2020	$320,000	0.1	Ranch	1,160	0.22	2	1-
-	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-
-	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-

Averages

5013 days

$153,938

0.09

---

1,118

0.23

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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

49 130 12 Meadowbrook Road