11 Black Duck Lane, West Yarmouth, MA 02673

11 Black Duck Lane West Yarmouth MA 02673
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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
1
Number of Beds
2
Year Built
1973
Number of full baths
1
Condition
77
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
No
Roof Structure
Gable/Hip
Heating type
Forced Air-Duc
Roof Cover
Asph/F Gls/Cmp
Heating fuel
Gas
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
20082009201020112012201320142015201620172018201920202021202220232024$0$50,000$100,000$150,000$200,000$250,000$300,000$350,000$400,000$450,000$500,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
Subject Property37 Wedgemere Road50 Lake Road West66 Beach Road111 Grove Street10 Lake Road483 Winslow Gray Road18 Braddock Street17 Frank Baker Road21 Lyman Lane1 Mayflower Lane53 Shallow Brook Road111 Swan Lake Road10 Ginger Plum Lane447 Winslow Gray Road19 Ocean Avenue55 Cedar Street10 Still Brook Road11 Black Duck Lane25 Taft Road18 Snow Brook Road111 Forest Road33 Village Brook Road116 Evergreen Street27 Harding Lane718 Willow Street$0$100,000$200,000$300,000$400,000$500,000$600,000Total Assessment ($)Total Assessment
Address 11 Black Duck Lane A) 447 Winslow Gray RoadB) 483 Winslow Gray RoadC) 111 Forest RoadD) 111 Swan Lake RoadE) 25 Taft RoadF) 10 Lake RoadG) 53 Shallow Brook RoadH) 10 Still Brook RoadI) 18 Snow Brook RoadJ) 37 Wedgemere RoadK) 66 Beach RoadL) 27 Harding LaneM) 50 Lake Road WestN) 33 Village Brook RoadO) 10 Ginger Plum LaneP) 21 Lyman LaneQ) 111 Grove StreetR) 17 Frank Baker RoadS) 718 Willow StreetT) 19 Ocean AvenueU) 55 Cedar StreetV) 18 Braddock StreetW) 1 Mayflower LaneX) 116 Evergreen Street
Photo
Plan
Map
Proximity 0.20.20.20.30.30.30.30.40.40.40.40.50.50.50.50.60.80.80.80.80.90.90.91.0
Last Sold 6/11/20255/30/20254/22/20254/14/20256/9/20253/7/20256/18/20253/20/20256/18/20252/13/20252/5/20255/5/20253/12/20256/30/20254/15/20254/15/20253/28/20253/14/20254/1/20252/27/20253/20/20252/28/20253/7/20254/29/2025
Price $535,000$390,000$460,000$490,000$527,000$330,000$480,000$500,000$600,000$423,000$300,000$368,200$92,667$549,000$447,000$540,000$190,928$459,000$589,000$545,000$550,000$456,000$600,000$624,900
Net Living Area 8887721,0401,0409128328161,0041,0726807681,0767401,044840912816864988936768720928960
Stories 111111111111111111111111
Sale Price/sft $0.12$602.48$505.18$442.31$471.15$577.85$396.63$588.24$498.01$559.70$622.06$390.63$342.19$125.23$525.86$532.14$592.11$233.98$531.25$596.15$582.26$716.15$633.33$646.55$650.94
Style RanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchOld StyleRanchRanchRanchRanchRanch
Age 1973197019671973198619701971197119671968196019451968196919711960195219651980189019551959195519551960
Rooms 45445
Bedrooms 2223222222222222222322232
Full baths 1111111111111111111111111
Half baths 121
Gross Living Area 2466232886828282240232817841968242826471360982232815322392247619681632184820122144127273516001448
Heating Fuel GasGasGasGasGasGasGasGasGasGasGasOilGasGasGasGasGasGasElectricGasGasGasElectricOilGas
Detached Garage
Lot Size 0.230.230.310.470.270.230.150.320.270.20.110.280.230.150.320.240.20.110.20.250.280.230.110.240.2
Roof Cover Asph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/Cmp
AEM Value - Building $312,000.00$260,800$177,500$326,900$285,700$315,700$218,700$233,000$276,200$330,700$161,300$167,000$365,000$163,100$305,400$260,200$233,500$202,600$246,500$228,100$211,600$221,700$178,600$235,700$273,300
AEM Value - Land $147,900.00$177,500$180,400$155,200$140,800$147,900$121,800$180,700$178,900$140,800$110,400$141,100$147,900$121,800$180,700$177,800$169,000$129,900$133,000$297,000$232,400$230,000$181,900$177,800$219,100
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
AEM Value - Total $459,900.00$438,300$357,900$482,100$426,500$463,600$340,500$413,700$455,100$471,500$271,700$308,100$512,900$284,900$486,100$438,000$402,500$332,500$379,500$525,100$444,000$451,700$360,500$413,500$492,400
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 11 Black Duck Lane 5/5/2021 $100 0 Ranch 864 0.23 2 1- -
  Criteria
A 447 Winslow Gray Road 6/11/2025 $535,000 0.2 Ranch 888 0.23 2 1-
B 483 Winslow Gray Road 5/30/2025 $390,000 0.2 Ranch 772 0.31 2 1-
C 111 Forest Road 4/22/2025 $460,000 0.2 Ranch 1,040 0.47 3 1-
D 111 Swan Lake Road 4/14/2025 $490,000 0.3 Ranch 1,040 0.27 2 1-1
E 25 Taft Road 6/9/2025 $527,000 0.3 Ranch 912 0.23 2 1-
F 10 Lake Road 3/7/2025 $330,000 0.3 Ranch 832 0.15 2 1-
G 53 Shallow Brook Road 6/18/2025 $480,000 0.3 Ranch 816 0.32 2 1-
H 10 Still Brook Road 3/20/2025 $500,000 0.4 Ranch 1,004 0.27 2 1-
I 18 Snow Brook Road 6/18/2025 $600,000 0.4 Ranch 1,072 0.2 2 1-
J 37 Wedgemere Road 2/13/2025 $423,000 0.4 Ranch 680 0.11 2 1-
K 66 Beach Road 2/5/2025 $300,000 0.4 Ranch 768 0.28 2 1-
L 27 Harding Lane 5/5/2025 $368,200 0.5 Ranch 1,076 0.23 2 1-2
M 50 Lake Road West 3/12/2025 $92,667 0.5 Ranch 740 0.15 2 1-
N 33 Village Brook Road 6/30/2025 $549,000 0.5 Ranch 1,044 0.32 2 1-
O 10 Ginger Plum Lane 4/15/2025 $447,000 0.5 Ranch 840 0.24 2 1-
P 21 Lyman Lane 4/15/2025 $540,000 0.6 Ranch 912 0.2 2 1-1
Q 111 Grove Street 3/28/2025 $190,928 0.8 Ranch 816 0.11 2 1-
R 17 Frank Baker Road 3/14/2025 $459,000 0.8 Ranch 864 0.2 2 1-
S 718 Willow Street 4/1/2025 $589,000 0.8 Old Style 988 0.25 3 1-
T 19 Ocean Avenue 2/27/2025 $545,000 0.8 Ranch 936 0.28 2 1-
U 55 Cedar Street 3/20/2025 $550,000 0.9 Ranch 768 0.23 2 1-
V 18 Braddock Street 2/28/2025 $456,000 0.9 Ranch 720 0.11 2 1-
W 1 Mayflower Lane 3/7/2025 $600,000 0.9 Ranch 928 0.24 3 1-
X 116 Evergreen Street 4/29/2025 $624,900 1.0 Ranch 960 0.2 2 1-
Averages 101 days $460,279 0.53 --- 892 0.23 --- ---  

Estimation of Market Value - $478,061

As of today, 07/22/2025, the estimated market value of 11 Black Duck Lane, West Yarmouth considering the above 24 comparable properties is $478,061.

 

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
Subject Property26 Bob-O-Link Lane28 Black Duck Lane155 Swan Lake Road27 Black Duck Lane56 Bob-O-Link Lane45 Finch Lane35 Finch Lane25 Finch Lane11 Black Duck Lane17 Black Duck Lane36 Bob-O-Link Lane49 Finch Lane31 Finch Lane8 Merganser Lane39 Finch Lane32 Bob-O-Link Lane50 Bob-O-Link Lane2 Merganser Lane22 Bob-O-Link Lane12 Merganser Lane18 Merganser Lane46 Bob-O-Link Lane22 Merganser Lane118 Clear Brook Road21 Black Duck Lane40 Bob-O-Link Lane28 Merganser Lane$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 11 Black Duck Lane 5/5/2021 $100 0 Ranch 864 0.23 2 1- -
  Criteria
A 7 Black Duck Lane 6/15/2005 $299,000 0.0 Ranch 1,012 0.23 2 1-
B 12 Merganser Lane 6/26/2020 $322,500 0.0 Ranch 1,124 0.23 2 1-
C 17 Black Duck Lane 12/13/2022 $450,000 0.0 Ranch 1,128 0.23 2 1-
D 12 Black Duck Lane 10/30/2018 $100 0.0 Ranch 1,056 0.23 2 1-
E 8 Merganser Lane 12/30/2016 $265,000 0.0 Ranch 1,012 0.23 2 1-
F 18 Merganser Lane 7/22/2005 $300,000 0.0 Ranch 1,124 0.23 2 1-
G 8 Black Duck Lane 7/21/2023 $405,000 0.0 Ranch 1,128 0.23 2 1-
H 18 Black Duck Lane 8/2/2004 $285,000 0.0 Ranch 1,276 0.23 2 1-
I 1 Black Duck Lane 7/24/2024 $100 0.0 Ranch 864 0.23 2 1-
J 21 Black Duck Lane 4/18/1984 $0 0.0 Ranch 1,500 0.23 2 1-
K 2 Merganser Lane 12/10/2018 $324,900 0.0 Ranch 864 0.23 2 2-
L 22 Merganser Lane 1/27/2020 $100 0.0 Ranch 1,200 0.23 3 2-
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-
O 2 Black Duck Lane 3/22/2021 $10 0.0 Ranch 864 0.23 2 1-
P 22 Black Duck Lane 7/10/2019 $100 0.0 Ranch 1,248 0.23 2 2-
Q 7 Canvasback Lane 7/21/2020 $365,000 0.0 Ranch 1,248 0.23 3 2-
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-
T 7 Merganser Lane 1/7/2015 $100 0.0 Ranch 1,276 0.23 3 1-
U 27 Black Duck Lane 10/23/2023 $208,000 0.1 Ranch 816 0.23 2 1-
V 1 Canvasback Lane 12/30/2016 $279,000 0.1 Cape Cod 1,462 0.23 3 2-
W 21 Canvasback Lane 1/24/2014 $249,500 0.1 Ranch 1,392 0.23 2 2-
X 21 Merganser Lane 4/9/2018 $277,500 0.1 Ranch 1,200 0.23 3 2-
Y 1 Merganser Lane 4/11/2024 $580,000 0.1 Ranch 1,128 0.23 2 1-
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-
- 12 Muscovy Lane 1/15/2021 $410,000 0.1 Ranch 1,388 0.23 3 3-
- 18 Muscovy Lane 2/27/2023 $100 0.1 Ranch 1,416 0.23 2 2-
- 8 Muscovy Lane 8/21/2012 $100 0.1 Ranch 1,128 0.23 2 1-
- 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-
- 108 Clear Brook Road 6/17/2014 $100 0.1 Ranch 1,124 0.41 2 1-
- 27 Canvasback Lane 4/28/2022 $551,000 0.1 Ranch 1,480 0.23 3 2-
- 27 Merganser Lane 6/10/2016 $222,500 0.1 Ranch 864 0.23 2 1-
- 8 Canvasback Lane 3/15/2024 $100 0.1 Ranch 1,552 0.23 2 2-
- 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-
- 2 Muscovy Lane 7/13/2012 $228,000 0.1 Ranch 864 0.23 2 1-
- 98 Clear Brook Road 6/29/2017 $255,000 0.1 Ranch 1,128 0.4 2 1-
- 114 Clear Brook Road 10/31/2016 $265,000 0.1 Ranch 1,128 0.41 2 1-
- 2 Canvasback Lane 4/29/2011 $211,000 0.1 Ranch 1,108 0.23 2 1-
- 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-
- 35 Finch Lane 10/16/2014 $246,000 0.1 Ranch 1,068 0.22 3 2-
- 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-
- 118 Clear Brook Road 8/28/1986 $0 0.1 Ranch 1,512 0.4 2 2-
- 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-
- 7 Widgeon Lane 9/24/2021 $414,000 0.1 Ranch 1,108 0.21 2 1-
- 11 Muscovy Lane 3/30/2023 $100 0.1 Ranch 1,128 0.22 2 1-
- 28 Canvasback Lane 10/7/2004 $322,500 0.1 Cape Cod 1,228 0.23 3 1-
- 49 Finch Lane 12/23/2024 $400,000 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-
- 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-
- 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-
- 1 Muscovy Lane 4/11/2017 $100 0.1 Ranch 864 0.24 2 1-
- 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-
- 40 Bob-O-Link Lane 10/26/1993 $0 0.1 Cape Cod 1,804 0.22 4 2-
- 21 Muscovy Lane 8/2/2018 $283,500 0.1 Ranch 864 0.29 2 1-
- 36 Bob-O-Link Lane 8/30/2023 $100 0.1 Cape Cod 1,232 0.22 3 1-
- 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-
- 84 Clear Brook Road 1/31/2001 $155,000 0.1 Ranch 1,128 0.41 2 1-
- 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-
- 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-
- 174 Forest Road 6/2/2005 $275,000 0.1 Ranch 1,200 0.24 3 1-
- 56 Bob-O-Link Lane 12/6/2024 $514,000 0.1 Ranch 1,036 0.23 2 1-
- 168 Forest Road 5/27/2014 $207,500 0.1 Ranch 864 0.25 2 1-
- 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-
- 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-
- 16 Widgeon Lane 2/19/2025 $568,500 0.1 Ranch 1,516 0.24 2 1-
- 156 Swan Lake Road 11/9/2020 $10 0.1 Ranch 2,120 0.5 3 2-
- 78 Clear Brook Road 7/30/2021 $390,000 0.1 Ranch 1,012 0.42 2 1-
- 2 Widgeon Lane 5/16/2025 $520,000 0.1 Ranch 1,108 0.3 2 1-
- 164 Forest Road 12/21/2018 $323,000 0.1 Ranch 1,128 0.28 2 1-
- 22 Bob-O-Link Lane 6/17/2024 $599,000 0.1 Cape Cod 1,656 0.22 4 2-
- 184 Forest Road 3/29/2002 $0 0.1 Ranch 1,200 0.25 2 1-
Averages 4331 days $211,009 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