54 Meadowbrook Road, West Yarmouth, MA 02673

54 Meadowbrook Road West Yarmouth MA 02673

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Owner Information

Owner 1

Ruane Enterprise LLC

Owner 2

Owner's Address

12 Elmwood Ave Hopedale, MA 01747

Market Sale Information

Most recent sale date

12/12/2022

Previous sale date

4/28/2022

Transfer document #

35535-240

Previous transfer document

35080-10

Grantor

Aldo M Niro

Previous grantor

Patricia J Patracuollo

Most recent sale price

$230,000.00

Previous sale price

$100.00

Site Information

Property ID

49-138

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

1224

Number of Kitchen

Gross Living Area

2832

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

Forced Air-Duc

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$148,200.00

Total value

$466,900.00

Building value

$318,700.00

Estimated tax

$3,305.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$576,212 to $514,027

$576,212 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,167	$549,316
	sft x ($549,316/1,167 sft)	$576,212

$514,027 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$498,953	$549,316
	x ($549,316/$498,953)	$514,027

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 54 Meadowbrook Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $187.91	Style Ranch	Age 1965	Rooms	Bedrooms 3	Full baths 1	Half baths 0	Gross Living Area 2832	Heating Fuel Forced Air-Duc	Lot Size 0.24	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $318,700.00	AEM Value - Land $148,200.00	AEM Value - Other $0.00	AEM Value - Total $466,900.00
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) 7 Loon Lane	0.1	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
C) 1 Meadowbrook Road	0.2	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	0.2	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) 17 Taft Road	0.3	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
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) 29 Beaver Brook Road	0.4	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
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) 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
J) 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
K) 32 Shallow Brook Road	0.5	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
L) 21 Johnson Lane	0.5	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
M) 17 Monroe Lane	0.6	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
N) 20 Kennedy Lane	0.6	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
O) 27 Pine Grove Road	0.6	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
P) 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
Q) 168 Capt Noyes Road	0.7	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
R) 7 Nantucket Avenue	0.7	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
S) 39 Old Main Street	0.7	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) 11 South Street	0.7	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
U) 8 Rogers Avenue	0.7	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
V) 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
W) 3 Ginger Plum Lane	0.7	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
X) 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
Y) 38 South Street	0.8	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
Z) 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
-) 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
-) 738 Willow Street	0.9	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
-) 72 Breezy Point Road	0.9	5/16/2024	$585,000	936	1	$625.00	Ranch	1965		2	1	0	1104	Forced Air-Duc	0.24	Asph/F Gls/Cmp	$226,300	$288,200	$0	$514,500
-) 30 Capt Weiler Road	0.9	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

Estimation of Market Value - $545,119

As of today, 10/28/2024, the estimated market value of 54 Meadowbrook Road, West Yarmouth considering the above 30 comparable properties is $545,119.

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

54 Meadowbrook Road

12/12/2022

$230,000

Ranch

1,224

0.24

1-0

Criteria

A	55 Grouse Lane	4/22/1992	$0	0.0	Ranch	936	0.23	2	1-0
B	48 Meadowbrook Road	8/21/2018	$100	0.0	Ranch	1,296	0.24	3	1-0
C	49 Grouse Lane	12/21/2020	$100	0.0	Ranch	1,086	0.22	2	1-1
D	119 Swan Lake Road	6/18/2018	$327,500	0.0	Ranch	1,300	0.26	3	2-1
E	62 Meadowbrook Road	6/29/2005	$337,000	0.0	Rr/Split	1,104	0.24	3	1-1
F	49 Meadowbrook Road	5/5/2005	$100	0.0	Cape Cod	1,044	0.25	3	1-0
G	44 Meadowbrook Road	8/21/2018	$100	0.0	Outbuildings		0.24		-
H	61 Meadowbrook Road	8/16/1999	$129,000	0.0	Ranch	1,268	0.27	3	1-1
I	45 Grouse Lane	1/12/2015	$100	0.0	Ranch	1,184	0.22	3	1-1
J	139 Swan Lake Road	7/23/2007	$100	0.0	Ranch	960	0.23	3	1-0
K	68 Meadowbrook Road	10/29/1968	$0	0.0	Cape Cod	1,037	0.24	2	1-0
L	43 Meadowbrook Road	2/14/1996	$106,000	0.0	Ranch	1,420	0.25	3	1-1
M	50 Grouse Lane	8/20/2021	$495,000	0.0	Cape Cod	1,235	0.22	3	2-0
N	111 Swan Lake Road	7/3/2019	$290,000	0.1	Ranch	1,040	0.27	2	1-1
O	138 Swan Lake Road	7/7/2017	$308,500	0.1	Cape Cod	1,174	0.23	3	1-0
P	54 Lake Road	12/15/2010	$100	0.1	Cape Cod	888	0.19	3	1-1
Q	67 Meadowbrook Road	1/26/2009	$255,000	0.1	Cape Cod	842	0.3	3	1-1
R	52 Lake Road	12/15/2010	$100	0.1	Vacant Land		0.19		-
S	39 Grouse Lane	7/15/2022	$539,000	0.1	Ranch	1,086	0.22	3	1-0
T	46 Grouse Lane	10/17/2016	$269,500	0.1	Ranch	1,080	0.22	2	1-0
U	62 Lake Road	11/10/2021	$100	0.1	Ranch	680	0.31	2	1-0
V	38 Meadowbrook Road	6/9/2008	$324,500	0.1	Cape Cod	1,570	0.24	2	2-0
W	50 Lake Road	1/5/2024	$629,000	0.1	Cape Cod	864	0.19	3	1-1
X	55 Bob-O-Link Lane	12/13/2011	$100	0.1	Ranch	1,140	0.23	2	1-0
Y	68 Grouse Lane	6/26/2019	$100	0.1	Ranch	1,208	0.22	3	1-0
Z	39 Meadowbrook Road	10/1/1975	$0	0.1	Cape Cod	1,248	0.25	4	2-0
-	49 Bob-O-Link Lane	4/30/1997	$90,500	0.1	Ranch	1,268	0.22	2	1-0
-	66 Lake Road	11/18/2016	$173,000	0.1	Ranch	940	0.31	3	1-0
-	46 Lake Road	9/8/1997	$0	0.1	Ranch	640	0.36	2	1-0
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-0
-	45 Bob-O-Link Lane	6/5/2023	$410,000	0.1	Ranch	1,144	0.22	3	2-0
-	142 Swan Lake Road	5/24/2017	$615,000	0.1	Cape Cod	2,504	0.46	4	2-1
-	35 Grouse Lane	12/8/1992	$0	0.1	Cape Cod	1,345	0.22	4	2-0
-	42 Lake Road	5/18/2001	$1	0.1	Cape Cod	1,170	0.25	4	1-1
-	34 Meadowbrook Road	11/20/2018	$100	0.1	Ranch	1,200	0.24	2	2-0
-	7 Loon Lane	8/8/2024	$720,000	0.1	Rr/Split	1,130	0.31	3	1-1
-	33 Meadowbrook Road	10/24/2016	$100	0.1	Ranch	1,012	0.25	2	1-0
-	39 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,172	0.22	2	2-0
-	75 Meadowbrook Road	3/30/2023	$675,000	0.1	Ranch	1,152	0.83	3	1-1
-	36 Grouse Lane	8/4/2006	$250,000	0.1	Ranch	1,212	0.22	2	1-0
-	40 Lake Road	1/15/2016	$100	0.1	Cape Cod	1,400	0.18	4	2-0
-	103 Swan Lake Road	7/13/2022	$420,000	0.1	Duplex	1,571	0.35	5	2-0
-	56 Bob-O-Link Lane	9/23/2013	$238,000	0.1	Ranch	1,036	0.23	2	1-0
-	31 Grouse Lane	2/9/2018	$100	0.1	Ranch	1,482	0.22	3	1-0
-	72 Lake Road	12/21/2012	$100	0.1	Colonial	2,247	0.2	3	2-0
-	50 Bob-O-Link Lane	7/28/2020	$360,000	0.1	Cape Cod	1,291	0.22	3	1-1
-	104 Swan Lake Road	7/8/1983	$0	0.1	Ranch	800	0.25	3	1-0
-	35 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,134	0.22	2	2-0
-	49 Lake Road	6/30/2015	$100	0.1	Ranch	1,800	0.38	4	3-0
-	72 Circuit Road	6/12/2000	$1	0.1	Ranch	880	0.31	3	1-0
-	46 Bob-O-Link Lane	1/9/2014	$243,500	0.1	Cape Cod	1,368	0.22	3	2-1
-	62 Bob-O-Link Lane	7/27/2010	$222,500	0.1	Ranch	1,144	0.33	3	1-0
-	28 Meadowbrook Road	10/13/2020	$10	0.1	Ranch	1,388	0.24	3	1-0
-	0 Grouse Lane	4/17/1979	$0	0.1	Outbuildings		3.3		-
-	36 Lake Road	6/11/2002	$160,000	0.1	Ranch	1,040	0.28	3	1-0
-	32 Grouse Lane	9/23/2022	$520,000	0.1	Cape Cod	1,220	0.22	2	1-1
-	43 Lake Road	11/25/2002	$199,999	0.1	Ranch	988	0.2	3	1-0
-	27 Meadowbrook Road	8/22/2018	$100	0.1	Ranch	960	0.25	3	2-0
-	73 Circuit Road	6/12/2000	$1	0.1	Vacant Land		0.13		-
-	40 Bob-O-Link Lane	10/26/1993	$0	0.1	Cape Cod	1,804	0.22	4	2-0
-	68 Bob-O-Link Lane	1/8/1991	$0	0.1	Ranch	1,468	0.36	3	1-0
-	41 Lake Road	7/8/2013	$200,000	0.1	Ranch	936	0.2	2	1-0
-	0 Meadowbrook Road		$0	0.1	Vacant Land		0.43		-
-	25 Grouse Lane	3/29/2011	$100	0.1	Cape Cod	1,224	0.22	4	2-0
-	155 Swan Lake Road	6/9/2011	$100	0.1	Ranch	1,122	0.23	3	1-0
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-0
-	32 Lake Road	8/30/2021	$390,000	0.1	Ranch	768	0.21	2	1-0
-	39 Lake Road	12/29/2014	$176,000	0.1	Vacant Land		0.2		-
-	71 Circuit Road	12/28/2009	$312,000	0.1	Vacant Land		0.15		-
-	49 Finch Lane	1/31/1990	$0	0.1	Cape Cod	1,390	0.22	4	1-1
-	36 Bob-O-Link Lane	8/30/2023	$100	0.1	Cape Cod	1,232	0.22	3	1-0
-	18 Robin Road	9/16/2010	$178,000	0.1	Ranch	1,000	0.24	3	2-0
-	45 Finch Lane	11/19/2009	$225,000	0.1	Colonial	1,530	0.22	4	2-0
-	26 Grouse Lane	2/11/2022	$469,000	0.1	Cape Cod	1,404	0.22	4	2-0
-	20 Robin Road	6/7/2022	$430,000	0.1	Ranch	880	0.23	2	1-0
-	33 Lake Road	1/28/1999	$67,000	0.1	Colonial	1,952	0.19	3	1-0
-	22 Meadowbrook Road	7/29/1999	$126,000	0.1	Ranch	1,032	0.24	3	1-1
-	95 Swan Lake Road	8/15/2014	$205,000	0.1	Ranch	939	0.31	3	1-0
-	28 Lake Road	6/3/2022	$505,000	0.1	Ranch	846	0.21	2	1-0
-	23 Meadowbrook Road	3/20/2019	$260,000	0.1	Ranch	1,056	0.26	2	1-0
-	156 Swan Lake Road	11/9/2020	$10	0.1	Ranch	2,120	0.5	3	2-0
-	39 Finch Lane	9/16/2004	$277,700	0.1	Cape Cod	1,280	0.22	3	2-0
-	65 Circuit Road	12/28/2009	$312,000	0.1	Ranch	840	0.41	3	1-1
-	25 Bob-O-Link Lane	6/22/2017	$322,000	0.1	Cape Cod	1,368	0.22	4	2-0
-	55 Nauset Road	12/29/2014	$176,000	0.1	Ranch	600	0.18	2	1-0

Averages

5096 days

$169,831

0.08

---

1,097

0.29

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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

49 138 54 Meadowbrook Road