28 Meadowbrook Road, West Yarmouth, MA 02673

28 Meadowbrook Road West Yarmouth MA 02673

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Owner Information

Owner 1

William Campbell

Owner 2

The Campbell Family Trust

Owner's Address

28 Meadowbrook Rd West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

10/13/2020

Previous sale date

10/13/2020

Transfer document #

33355-54

Previous transfer document

33355-50

Grantor

William Campbell

Previous grantor

William Campbell

Most recent sale price

$10.00

Previous sale price

$10.00

Site Information

Property ID

49-133

Lot Size

0.24

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1968

Number of full baths

Condition

Number of half baths

Finished Area

1388

Number of Kitchen

Gross Living Area

2668

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Gas

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Forced Air-Duc

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$148,200.00

Total value

$504,500.00

Building value

$356,300.00

Estimated tax

$3,571.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$620,081 to $552,103

$620,081 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,277	$570,269
	sft x ($570,269/1,277 sft)	$620,081

$552,103 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$521,100	$570,269
	x ($570,269/$521,100)	$552,103

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 Meadowbrook Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.01	Style Ranch	Age 1968	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 2668	Heating Fuel Forced Air-Duc	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $356,300.00	AEM Value - Land $148,200.00	AEM Value - Other $0.00	AEM Value - Total $504,500.00
A) 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
B) 22 Bob-O-Link Lane	0.1	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
C) 1 Meadowbrook Road	0.1	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
D) 363 Winslow Gray Road	0.1	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
E) 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
F) 17 Taft Road	0.2	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
G) 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
H) 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
I) 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
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) 31 Clifford Street	0.4	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) 20 Kennedy Lane	0.5	9/30/2024	$650,000	1,400	1.5	$464.29	Cape Cod	1977		2	1	1	3590	Hot Water	0.26	Asph/F Gls/Cmp	$362,200	$148,800	$0	$511,000
M) 168 Capt Noyes Road	0.6	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
N) 7 Turtle Cove Road	0.6	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
O) 7 Capt Stanley Road	0.7	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) 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
Q) 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
R) 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
S) 8 Rogers Avenue	0.8	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
T) 38 Wood Road	0.8	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
U) 30 Capt Weiler Road	0.8	5/24/2024	$577,000	1,448	1	$398.48	Ranch	1978		3	1	1	3168	Forced Air-Duc	0.26	Asph/F Gls/Cmp	$387,900	$178,500	$0	$566,400
V) 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
W) 5 Olympia Drive	0.9	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
X) 738 Willow Street	1.0	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

Estimation of Market Value - $586,092

As of today, 10/28/2024, the estimated market value of 28 Meadowbrook Road, West Yarmouth considering the above 24 comparable properties is $586,092.

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 Meadowbrook Road

10/13/2020

$10

Ranch

1,388

0.24

1-0

Criteria

A	34 Meadowbrook Road	11/20/2018	$100	0.0	Ranch	1,200	0.24	2	2-0
B	22 Meadowbrook Road	7/29/1999	$126,000	0.0	Ranch	1,032	0.24	3	1-1
C	25 Grouse Lane	3/29/2011	$100	0.0	Cape Cod	1,224	0.22	4	2-0
D	31 Grouse Lane	2/9/2018	$100	0.0	Ranch	1,482	0.22	3	1-0
E	27 Meadowbrook Road	8/22/2018	$100	0.0	Ranch	960	0.25	3	2-0
F	21 Grouse Lane	11/10/2015	$100	0.0	Cape Cod	1,224	0.22	4	2-0
G	35 Grouse Lane	12/8/1992	$0	0.0	Cape Cod	1,345	0.22	4	2-0
H	23 Meadowbrook Road	3/20/2019	$260,000	0.0	Ranch	1,056	0.26	2	1-0
I	33 Meadowbrook Road	10/24/2016	$100	0.0	Ranch	1,012	0.25	2	1-0
J	38 Meadowbrook Road	6/9/2008	$324,500	0.0	Cape Cod	1,570	0.24	2	2-0
K	18 Meadowbrook Road	6/29/2000	$55,000	0.0	Cape Cod	1,275	0.23	3	2-0
L	26 Grouse Lane	2/11/2022	$469,000	0.0	Cape Cod	1,404	0.22	4	2-0
M	17 Meadowbrook Road	11/10/2005	$280,000	0.0	Cape Cod	1,130	0.26	4	1-0
N	32 Grouse Lane	9/23/2022	$520,000	0.0	Cape Cod	1,220	0.22	2	1-1
O	15 Grouse Lane	3/1/2024	$750,000	0.0	Ranch	1,532	0.22	4	2-0
P	39 Meadowbrook Road	10/1/1975	$0	0.0	Cape Cod	1,248	0.25	4	2-0
Q	39 Grouse Lane	7/15/2022	$539,000	0.0	Ranch	1,086	0.22	3	1-0
R	24 Lake Road	7/15/2016	$260,000	0.0	Ranch	1,798	0.28	3	2-0
S	22 Grouse Lane	11/13/2020	$370,000	0.1	Ranch	1,056	0.22	3	2-0
T	36 Grouse Lane	8/4/2006	$250,000	0.1	Ranch	1,212	0.22	2	1-0
U	32 Lake Road	8/30/2021	$390,000	0.1	Ranch	768	0.21	2	1-0
V	36 Lake Road	6/11/2002	$160,000	0.1	Ranch	1,040	0.28	3	1-0
W	40 Lake Road	1/15/2016	$100	0.1	Cape Cod	1,400	0.18	4	2-0
X	10 Lake Road-Off	7/30/2008	$4,500	0.1	Vacant Land		0.15		-
Y	28 Lake Road	6/3/2022	$505,000	0.1	Ranch	846	0.21	2	1-0
Z	12 Meadowbrook Road	7/26/2021	$415,000	0.1	Ranch	1,008	0.24	2	1-0
-	44 Meadowbrook Road	8/21/2018	$100	0.1	Outbuildings		0.24		-
-	42 Lake Road	5/18/2001	$1	0.1	Cape Cod	1,170	0.25	4	1-1
-	16 Grouse Lane	5/31/2017	$320,000	0.1	Ranch	1,436	0.22	3	1-1
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-0
-	11 Meadowbrook Road	7/26/2016	$100	0.1	Cape Cod	942	0.26	2	1-0
-	11 Grouse Lane	5/16/2005	$100	0.1	Ranch	1,086	0.22	2	1-0
-	43 Meadowbrook Road	2/14/1996	$106,000	0.1	Ranch	1,420	0.25	3	1-1
-	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
-	45 Grouse Lane	1/12/2015	$100	0.1	Ranch	1,184	0.22	3	1-1
-	26 Lake Road	4/27/2005	$240,000	0.1	Ranch	768	0.17	2	1-0
-	0 Lake Road	7/30/2008	$4,500	0.1	Vacant Land		0.13		-
-	21 Bob-O-Link Lane	12/29/1983	$0	0.1	Cape Cod	1,652	0.22	4	2-0
-	35 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,134	0.22	2	2-0
-	46 Lake Road	9/8/1997	$0	0.1	Ranch	640	0.36	2	1-0
-	14 Lake Road	8/26/2008	$100	0.1	Vacant Land		0.15		-
-	12 Grouse Lane	4/4/2023	$100	0.1	Ranch	960	0.22	2	1-0
-	46 Grouse Lane	10/17/2016	$269,500	0.1	Ranch	1,080	0.22	2	1-0
-	15 Bob-O-Link Lane	4/25/2014	$191,000	0.1	Cape Cod	1,548	0.22	3	2-0
-	48 Meadowbrook Road	8/21/2018	$100	0.1	Ranch	1,296	0.24	3	1-0
-	8 Meadowbrook Road	10/30/2020	$340,000	0.1	Ranch	1,080	0.24	3	1-0
-	39 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,172	0.22	2	2-0
-	7 Grouse Lane	11/2/2015	$300,000	0.1	Ranch	1,530	0.22	3	2-0
-	49 Grouse Lane	12/21/2020	$100	0.1	Ranch	1,086	0.22	2	1-1
-	7 Meadowbrook Road	6/10/2022	$745,500	0.1	Cape Cod	1,632	0.25	3	2-0
-	49 Meadowbrook Road	5/5/2005	$100	0.1	Cape Cod	1,044	0.25	3	1-0
-	33 Lake Road	1/28/1999	$67,000	0.1	Colonial	1,952	0.19	3	1-0
-	50 Lake Road	1/5/2024	$629,000	0.1	Cape Cod	864	0.19	3	1-1
-	11 Bob-O-Link Lane	2/11/2014	$100	0.1	Cape Cod	1,626	0.22	4	2-0
-	45 Bob-O-Link Lane	6/5/2023	$410,000	0.1	Ranch	1,144	0.22	3	2-0
-	26 Bob-O-Link Lane	9/24/2019	$100	0.1	Outbuildings		0.22		-
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-0
-	8 Grouse Lane	11/16/2016	$100	0.1	Ranch	1,862	0.22	3	3-0
-	60 Nauset Road	9/2/2020	$281,000	0.1	Ranch	680	0.17	2	1-0
-	50 Grouse Lane	8/20/2021	$495,000	0.1	Cape Cod	1,235	0.22	3	2-0
-	39 Lake Road	12/29/2014	$176,000	0.1	Vacant Land		0.2		-
-	52 Lake Road	12/15/2010	$100	0.1	Vacant Land		0.19		-
-	22 Bob-O-Link Lane	6/17/2024	$599,000	0.1	Cape Cod	1,656	0.22	4	2-0
-	36 Bob-O-Link Lane	8/30/2023	$100	0.1	Cape Cod	1,232	0.22	3	1-0
-	55 Nauset Road	12/29/2014	$176,000	0.1	Ranch	600	0.18	2	1-0
-	54 Meadowbrook Road	12/12/2022	$230,000	0.1	Ranch	1,224	0.24	3	1-0
-	41 Lake Road	7/8/2013	$200,000	0.1	Ranch	936	0.2	2	1-0
-	2 Meadowbrook Road	9/11/2015	$216,500	0.1	Ranch	1,104	0.24	3	1-0
-	342 Winslow Gray Road	10/24/2011	$186,500	0.1	Ranch	1,122	0.24	3	1-0
-	55 Grouse Lane	4/22/1992	$0	0.1	Ranch	936	0.23	2	1-0
-	16 Bob-O-Link Lane	11/22/2019	$370,000	0.1	Ranch	1,280	0.22	3	2-0
-	56 Nauset Road	1/24/1992	$0	0.1	Ranch	1,092	0.14	3	1-0
-	40 Bob-O-Link Lane	10/26/1993	$0	0.1	Cape Cod	1,804	0.22	4	2-0
-	54 Lake Road	12/15/2010	$100	0.1	Cape Cod	888	0.19	3	1-1
-	119 Swan Lake Road	6/18/2018	$327,500	0.1	Ranch	1,300	0.26	3	2-1
-	7 Bob-O-Link Lane	6/30/2006	$260,400	0.1	Ranch	988	0.22	2	1-0
-	1 Meadowbrook Road	8/9/2024	$156,666	0.1	Cape Cod	1,120	0.26	3	1-0
-	43 Lake Road	11/25/2002	$199,999	0.1	Ranch	988	0.2	3	1-0
-	49 Bob-O-Link Lane	4/30/1997	$90,500	0.1	Ranch	1,268	0.22	2	1-0
-	53 Nauset Road	5/29/2020	$210,000	0.1	Ranch	600	0.14	2	1-0
-	320 Winslow Gray Road	4/7/2020	$319,900	0.1	Cape Cod	1,360	0.38	3	1-0
-	2 Grouse Lane	3/15/2021	$100	0.1	Cape Cod	1,404	0.23	4	2-0
-	21 Lake Road	6/15/2015	$177,000	0.1	Ranch	680	0.17	2	1-0
-	139 Swan Lake Road	7/23/2007	$100	0.1	Ranch	960	0.23	3	1-0
-	12 Bob-O-Link Lane	6/1/2001	$175,000	0.1	Cape Cod	1,569	0.22	3	1-0
-	54 Nauset Road	8/13/1999	$69,300	0.1	Ranch	792	0.15	3	1-0
-	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-0
-	31 Finch Lane	9/25/2015	$275,000	0.1	Cape Cod	1,326	0.22	3	1-1
-	46 Bob-O-Link Lane	1/9/2014	$243,500	0.1	Cape Cod	1,368	0.22	3	2-1
-	10 Lake Road	9/14/2018	$246,000	0.1	Ranch	832	0.15	2	1-0
-	49 Lake Road	6/30/2015	$100	0.1	Ranch	1,800	0.38	4	3-0
-	111 Swan Lake Road	7/3/2019	$290,000	0.1	Ranch	1,040	0.27	2	1-1
-	21 Finch Lane	6/16/2008	$220,000	0.1	Cape Cod	1,512	0.22	3	1-1
-	35 Finch Lane	10/16/2014	$246,000	0.1	Ranch	1,068	0.22	3	2-0
-	19 Lake Road	6/29/2022	$100	0.1	Ranch	1,092	0.17	3	1-1
-	51 Nauset Road	3/10/2020	$100	0.1	Ranch	600	0.13	2	1-0
-	8 Lake Road	3/27/2013	$100	0.1	Ranch	768	0.19	2	1-0
-	1 Bob-O-Link Lane	3/30/2016	$223,000	0.1	Cape Cod	1,061	0.23	2	1-0
-	55 Bob-O-Link Lane	12/13/2011	$100	0.1	Ranch	1,140	0.23	2	1-0
-	15 Finch Lane	9/7/2023	$100	0.1	Colonial	1,728	0.22	4	2-0
-	39 Finch Lane	9/16/2004	$277,700	0.1	Cape Cod	1,280	0.22	3	2-0
-	17 Lake Road	4/18/2007	$200,000	0.1	Ranch	768	0.17	2	1-0
-	52 Nauset Road	10/15/1993	$0	0.1	Ranch	680	0.11	2	1-0
-	8 Bob-O-Link Lane	4/15/2004	$100	0.1	Ranch	1,348	0.22	3	1-0
-	50 Bob-O-Link Lane	7/28/2020	$360,000	0.1	Cape Cod	1,291	0.22	3	1-1
-	103 Swan Lake Road	7/13/2022	$420,000	0.1	Duplex	1,571	0.35	5	2-0
-	2 Robin Road	5/9/2017	$100	0.1	Ranch	840	0.28	2	1-0
-	15 Lake Road	2/9/2004	$218,000	0.1	Ranch	768	0.16	2	1-0
-	49 Nauset Road	12/8/2014	$100	0.1	Cape Cod	1,102	0.14	3	1-0

Averages

4475 days

$166,923

0.08

---

1,103

0.22

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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

49 133 28 Meadowbrook Road