11 Black Duck Lane, West Yarmouth, MA 02673

11 Black Duck Lane West Yarmouth MA 02673

Click to view the Official Assessors Field Card Print Report

Owner Information

Owner 1

Donald Macdonald Jr

Owner 2

Richard Marx

Owner's Address

11 Black Duck Ln West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

5/5/2021

Previous sale date

5/4/2021

Transfer document #

34080-330

Previous transfer document

34077-309

Grantor

Donald Macdonald

Previous grantor

Timothy J Lavelle

Most recent sale price

$100.00

Previous sale price

$452,000.00

Site Information

Property ID

49-183

Lot Size

0.23

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1973

Number of full baths

Condition

Number of half baths

Finished Area

864

Number of Kitchen

Gross Living Area

2466

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

$147,900.00

Total value

$459,900.00

Building value

$312,000.00

Estimated tax

$3,256.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$489,208 to $541,499

$489,208 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	890	$503,845
	sft x ($503,845/890 sft)	$489,208

$541,499 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$427,920	$503,845
	x ($503,845/$427,920)	$541,499

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 11 Black Duck Lane	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.12	Style Ranch	Age 1973	Rooms	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 2466	Heating Fuel Forced Air-Duc	Lot Size 0.23	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $312,000.00	AEM Value - Land $147,900.00	AEM Value - Other $0.00	AEM Value - Total $459,900.00
A) 29 Beaver Brook Road	0.3	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
B) 40 Nauset Road	0.4	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) 8 Fresh Brook Road	0.4	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
D) 28 Still Brook Road	0.4	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
E) 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
F) 17 Monroe Lane	0.5	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
G) 237 Winslow Gray Road	0.5	5/1/2024	$499,900	680	1	$735.15	Ranch	1964		2	1	0	1480	Hot Water	0.12	Asph/F Gls/Cmp	$151,000	$115,100	$0	$266,100
H) 3 Ginger Plum Lane	0.6	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
I) 11 South Street	0.6	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
J) 174 Winslow Gray Road	0.7	5/24/2024	$470,000	660	1	$712.12	Ranch	1963		2	1	0	832	Forced Air-Duc	0.1	Asph/F Gls/Cmp	$211,900	$118,600	$0	$330,500
K) 7 Spruce Street	0.7	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
L) 6 Maple Street	0.7	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
M) 38 South Street	0.7	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) 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
O) 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
P) 43 Evergreen Street	0.8	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
Q) 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
R) 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
S) 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
T) 34 Hasting Avenue	1.0	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

Estimation of Market Value - $515,354

As of today, 10/28/2024, the estimated market value of 11 Black Duck Lane, West Yarmouth considering the above 20 comparable properties is $515,354.

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

11 Black Duck Lane

5/5/2021

$100

Ranch

864

0.23

1-0

Criteria

A	7 Black Duck Lane	6/15/2005	$299,000	0.0	Ranch	1,012	0.23	2	1-0
B	12 Merganser Lane	6/26/2020	$322,500	0.0	Ranch	1,124	0.23	2	1-0
C	17 Black Duck Lane	12/13/2022	$450,000	0.0	Ranch	1,128	0.23	2	1-0
D	12 Black Duck Lane	10/30/2018	$100	0.0	Ranch	1,056	0.23	2	1-0
E	8 Merganser Lane	12/30/2016	$265,000	0.0	Ranch	1,012	0.23	2	1-0
F	18 Merganser Lane	7/22/2005	$300,000	0.0	Ranch	1,124	0.23	2	1-0
G	8 Black Duck Lane	7/21/2023	$405,000	0.0	Ranch	1,128	0.23	2	1-0
H	18 Black Duck Lane	8/2/2004	$285,000	0.0	Ranch	1,276	0.23	2	1-0
I	1 Black Duck Lane	11/19/1996	$85,500	0.0	Ranch	864	0.23	2	1-0
J	21 Black Duck Lane	4/18/1984	$0	0.0	Ranch	1,500	0.23	2	1-0
K	2 Merganser Lane	12/10/2018	$324,900	0.0	Ranch	864	0.23	2	2-0
L	22 Merganser Lane	1/27/2020	$100	0.0	Ranch	1,200	0.23	3	2-0
M	11 Canvasback Lane	9/20/2001	$200,000	0.0	Cape Cod	1,596	0.23	3	1-2
N	11 Merganser Lane	4/30/2010	$159,000	0.0	Ranch	1,128	0.23	2	1-0
O	2 Black Duck Lane	3/22/2021	$10	0.0	Ranch	864	0.23	2	1-0
P	22 Black Duck Lane	7/10/2019	$100	0.0	Ranch	1,248	0.23	2	2-0
Q	7 Canvasback Lane	7/21/2020	$365,000	0.0	Ranch	1,248	0.23	3	2-0
R	17 Canvasback Lane	4/13/2011	$100	0.0	Ranch	1,108	0.23	2	1-1
S	17 Merganser Lane	9/9/2015	$278,000	0.0	Ranch	1,440	0.23	2	2-0
T	7 Merganser Lane	1/7/2015	$100	0.0	Ranch	1,276	0.23	3	1-0
U	27 Black Duck Lane	10/23/2023	$208,000	0.1	Ranch	816	0.23	2	1-0
V	1 Canvasback Lane	12/30/2016	$279,000	0.1	Cape Cod	1,462	0.23	3	2-0
W	21 Canvasback Lane	1/24/2014	$249,500	0.1	Ranch	1,392	0.23	2	2-0
X	21 Merganser Lane	4/9/2018	$277,500	0.1	Ranch	1,200	0.23	3	2-0
Y	1 Merganser Lane	4/11/2024	$580,000	0.1	Ranch	1,128	0.23	2	1-0
Z	28 Merganser Lane	2/26/2024	$529,900	0.1	Ranch	1,520	0.23	2	1-1
-	28 Black Duck Lane	7/26/2012	$216,000	0.1	Ranch	864	0.23	2	1-0
-	12 Muscovy Lane	1/15/2021	$410,000	0.1	Ranch	1,388	0.23	3	3-0
-	18 Muscovy Lane	2/27/2023	$100	0.1	Ranch	1,416	0.23	2	2-0
-	8 Muscovy Lane	8/21/2012	$100	0.1	Ranch	1,128	0.23	2	1-0
-	12 Canvasback Lane	9/17/2021	$445,000	0.1	Cape Cod	1,624	0.23	3	1-1
-	102 Clear Brook Road	2/27/2017	$235,000	0.1	Ranch	1,012	0.41	2	1-0
-	108 Clear Brook Road	6/17/2014	$100	0.1	Ranch	1,124	0.41	2	1-0
-	27 Canvasback Lane	4/28/2022	$551,000	0.1	Ranch	1,480	0.23	3	2-0
-	27 Merganser Lane	6/10/2016	$222,500	0.1	Ranch	864	0.23	2	1-0
-	8 Canvasback Lane	6/24/2020	$100	0.1	Ranch	1,552	0.23	2	2-0
-	18 Canvasback Lane	6/11/1999	$138,500	0.1	Cape Cod	1,390	0.23	2	1-1
-	22 Muscovy Lane	9/1/2017	$324,000	0.1	Ranch	1,168	0.23	2	2-0
-	2 Muscovy Lane	7/13/2012	$228,000	0.1	Ranch	864	0.23	2	1-0
-	98 Clear Brook Road	6/29/2017	$255,000	0.1	Ranch	1,128	0.4	2	1-0
-	114 Clear Brook Road	10/31/2016	$265,000	0.1	Ranch	1,128	0.41	2	1-0
-	2 Canvasback Lane	4/29/2011	$211,000	0.1	Ranch	1,108	0.23	2	1-0
-	22 Canvasback Lane	12/1/2006	$290,000	0.1	Ranch	1,451	0.23	2	1-1
-	39 Finch Lane	9/16/2004	$277,700	0.1	Cape Cod	1,280	0.22	3	2-0
-	35 Finch Lane	10/16/2014	$246,000	0.1	Ranch	1,068	0.22	3	2-0
-	92 Clear Brook Road	10/2/2018	$100	0.1	Ranch	1,170	0.4	2	1-1
-	45 Finch Lane	11/19/2009	$225,000	0.1	Colonial	1,530	0.22	4	2-0
-	118 Clear Brook Road	8/28/1986	$0	0.1	Ranch	1,512	0.4	2	2-0
-	31 Finch Lane	9/25/2015	$275,000	0.1	Cape Cod	1,326	0.22	3	1-1
-	11 Widgeon Lane	12/23/2019	$100	0.1	Ranch	1,108	0.21	2	1-0
-	7 Widgeon Lane	9/24/2021	$414,000	0.1	Ranch	1,108	0.21	2	1-0
-	11 Muscovy Lane	3/30/2023	$100	0.1	Ranch	1,128	0.22	2	1-0
-	28 Canvasback Lane	10/7/2004	$322,500	0.1	Cape Cod	1,228	0.23	3	1-0
-	49 Finch Lane	1/31/1990	$0	0.1	Cape Cod	1,390	0.22	4	1-1
-	15 Widgeon Lane	3/16/2020	$345,900	0.1	Cape Cod	1,506	0.21	3	1-1
-	1 Widgeon Lane	12/5/2019	$100	0.1	Cape Cod	1,476	0.24	2	1-1
-	7 Muscovy Lane	6/22/2011	$245,000	0.1	Ranch	1,232	0.28	2	2-0
-	88 Clear Brook Road	5/31/2023	$500,000	0.1	Ranch	1,208	0.39	2	1-1
-	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-0
-	21 Widgeon Lane	12/10/1993	$0	0.1	Cape Cod	1,631	0.21	4	2-1
-	124 Clear Brook Road	8/22/1988	$0	0.1	Ranch	1,012	0.42	2	1-0
-	1 Muscovy Lane	4/11/2017	$100	0.1	Ranch	864	0.24	2	1-0
-	25 Muscovy Lane	6/2/1982	$0	0.1	Colonial	1,670	0.64	3	1-1
-	155 Swan Lake Road	6/9/2011	$100	0.1	Ranch	1,122	0.23	3	1-0
-	40 Bob-O-Link Lane	10/26/1993	$0	0.1	Cape Cod	1,804	0.22	4	2-0
-	21 Muscovy Lane	8/2/2018	$283,500	0.1	Ranch	864	0.29	2	1-0
-	36 Bob-O-Link Lane	8/30/2023	$100	0.1	Cape Cod	1,232	0.22	3	1-0
-	46 Bob-O-Link Lane	1/9/2014	$243,500	0.1	Cape Cod	1,368	0.22	3	2-1
-	25 Widgeon Lane	11/1/2001	$210,000	0.1	Cape Cod	1,732	0.23	3	2-1
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-0
-	84 Clear Brook Road	1/31/2001	$155,000	0.1	Ranch	1,128	0.41	2	1-0
-	21 Finch Lane	6/16/2008	$220,000	0.1	Cape Cod	1,512	0.22	3	1-1
-	50 Bob-O-Link Lane	7/28/2020	$360,000	0.1	Cape Cod	1,291	0.22	3	1-1
-	128 Clear Brook Road	9/3/2015	$231,000	0.1	Ranch	864	0.41	2	1-0
-	26 Bob-O-Link Lane	9/24/2019	$100	0.1	Outbuildings		0.22		-
-	133 Clear Brook Road	8/31/2023	$494,500	0.1	Ranch	1,128	0.29	2	1-0
-	174 Forest Road	6/2/2005	$275,000	0.1	Ranch	1,200	0.24	3	1-0
-	56 Bob-O-Link Lane	9/23/2013	$238,000	0.1	Ranch	1,036	0.23	2	1-0
-	168 Forest Road	5/27/2014	$207,500	0.1	Ranch	864	0.25	2	1-0
-	12 Widgeon Lane	6/1/1992	$0	0.1	Cape Cod	1,511	0.24	3	2-1
-	178 Forest Road	7/2/2004	$230,000	0.1	Ranch	1,104	0.25	2	1-0
-	8 Widgeon Lane	10/9/2015	$240,000	0.1	Ranch	1,139	0.25	2	1-1
-	15 Finch Lane	9/7/2023	$100	0.1	Colonial	1,728	0.22	4	2-0
-	16 Widgeon Lane	12/2/2016	$265,000	0.1	Ranch	1,516	0.24	2	1-0
-	156 Swan Lake Road	11/9/2020	$10	0.1	Ranch	2,120	0.5	3	2-0
-	78 Clear Brook Road	7/30/2021	$390,000	0.1	Ranch	1,012	0.42	2	1-0
-	2 Widgeon Lane	3/23/2016	$100	0.1	Ranch	1,108	0.3	2	1-0
-	164 Forest Road	12/21/2018	$323,000	0.1	Ranch	1,128	0.28	2	1-0
-	22 Bob-O-Link Lane	6/17/2024	$599,000	0.1	Cape Cod	1,656	0.22	4	2-0
-	184 Forest Road	3/29/2002	$0	0.1	Ranch	1,200	0.25	2	1-0

Averages

4449 days

$195,298

0.08

---

1,231

0.26

---

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

49 183 11 Black Duck Lane