45 Lower Brook Road, South Yarmouth, MA 02664

45 Lower Brook Road South Yarmouth MA 02664

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Owner Information

Owner 1

Brett B Whitehurst

Owner 2

Allyson N Ayala

Owner's Address

45 Lower Brook Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

6/17/2016

Previous sale date

6/17/2016

Transfer document #

D1296996-

Previous transfer document

D1296994

Grantor

Donald Messinger

Previous grantor

Donald Messinger

Most recent sale price

$255,000.00

Previous sale price

$100.00

Site Information

Property ID

58-199

Lot Size

0.27

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1970

Number of full baths

Condition

Number of half baths

Finished Area

950

Number of Kitchen

Gross Living Area

2174

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

Vinyl Siding

Assessment Information

Fiscal Year

2025

Land Value

$178,900.00

Total value

$479,400.00

Building value

$300,500.00

Estimated tax

$3,394.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$486,548 to $538,005

$486,548 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,027	$526,051
	sft x ($526,051/1,027 sft)	$486,548

$538,005 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$468,748	$526,051
	x ($526,051/$468,748)	$538,005

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 45 Lower Brook Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $268.42	Style Ranch	Age 1970	Rooms	Bedrooms 2	Full baths 1	Half baths 1	Gross Living Area 2174	Heating Fuel Forced Air-Duc	Lot Size 0.27	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $300,500.00	AEM Value - Land $178,900.00	AEM Value - Other $0.00	AEM Value - Total $479,400.00
A) 28 Still Brook Road	0.1	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
B) 32 Shallow Brook Road	0.1	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
C) 33 Shallow Brook Road	0.2	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
D) 8 Fresh Brook Road	0.2	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
E) 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
F) 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
G) 3 Ginger Plum Lane	0.4	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
H) 40 Grouse Lane	0.4	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
I) 1 Meadowbrook Road	0.5	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
J) 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
K) 7 Loon Lane	0.6	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
L) 40 Nauset Road	0.6	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
M) 22 Sylvan Way	0.7	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
N) 100 Capt York Road	0.7	10/3/2024	$655,000	1,144	1	$572.55	Ranch	1985		3	1	1	2960	Hot Water	0.27	Asph/F Gls/Cmp	$346,200	$178,900	$0	$525,100
O) 61 Almira Road	0.7	7/22/2024	$565,000	1,108	1	$509.93	Ranch	1971		2	1	0	2876	Forced Air-Duc	0.27	Asph/F Gls/Cmp	$286,800	$178,900	$0	$465,700
P) 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
Q) 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
R) 49 Hazelmoor Road	0.8	8/30/2024	$550,000	1,140	1	$482.46	Ranch	1956		3	1	0	2960	Hot Water	0.37	Asph/F Gls/Cmp	$320,300	$182,500	$0	$502,800
S) 45 Windjammer Lane	0.8	9/12/2024	$580,000	1,130	1	$513.27	Ranch	1980		3	2	1	2832	Forced Air-Duc	0.24	Asph/F Gls/Cmp	$379,700	$177,800	$0	$557,500
T) 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
U) 34 Hasting Avenue	0.9	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
V) 7 Spruce Street	0.9	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
W) 27 Pine Grove Road	1.0	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

Estimation of Market Value - $512,276

As of today, 10/28/2024, the estimated market value of 45 Lower Brook Road, South Yarmouth considering the above 23 comparable properties is $512,276.

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

45 Lower Brook Road

6/17/2016

$255,000

Ranch

950

0.27

1-1

Criteria

A	41 Lower Brook Road	6/8/2018	$230,000	0.0	Ranch	1,152	0.23	2	1-0
B	49 Lower Brook Road	9/30/2016	$100	0.0	Ranch	1,056	0.32	2	1-0
C	5 Autumn Drive	12/6/2005	$100	0.0	Ranch	880	0.28	3	1-0
D	9 Autumn Drive	7/10/2020	$299,000	0.0	Ranch	1,024	0.28	3	1-0
E	44 Lower Brook Road	1/13/2020	$295,000	0.0	Ranch	864	0.27	2	1-0
F	1 Autumn Drive	4/7/2000	$1	0.0	Ranch	880	0.33	2	1-1
G	15 Autumn Drive	10/23/2020	$350,000	0.0	Ranch	1,188	0.4	3	1-0
H	36 Lower Brook Road	2/15/1996	$0	0.0	Ranch	1,176	0.25	2	1-0
I	35 Lower Brook Road	12/30/2002	$0	0.0	Ranch	988	0.23	2	1-0
J	491 Winslow Gray Road	8/3/2001	$160,000	0.0	Ranch	1,056	0.35	2	1-0
K	55 Lower Brook Road	7/27/2023	$100	0.0	Ranch	1,056	0.26	2	1-0
L	1 Shallow Brook Road	3/25/2019	$280,000	0.0	Ranch	888	0.28	2	1-0
M	19 Autumn Drive	6/21/2005	$100	0.0	Cape Cod	1,624	0.62	4	2-0
N	54 Lower Brook Road	9/30/2005	$292,000	0.1	Ranch	816	0.26	2	1-0
O	487 Winslow Gray Road	11/8/2021	$100	0.1	Ranch	924	0.33	3	1-0
P	7 Shallow Brook Road	5/6/2022	$525,000	0.1	Ranch	988	0.25	2	1-0
Q	501 Winslow Gray Road	2/21/2023	$420,000	0.1	Ranch	780	0.27	3	1-0
R	12 Autumn Drive	6/15/2006	$264,500	0.1	Cape Cod	1,152	0.26	2	2-0
S	30 Lower Brook Road	5/18/2022	$100	0.1	Ranch	816	0.25	2	1-0
T	29 Lower Brook Road	6/17/2009	$100	0.1	Cape Cod	1,512	0.23	3	2-1
U	61 Lower Brook Road		$0	0.1	Ranch	864	0.23	2	1-1
V	1 Spinning Brook Road	8/21/2020	$300,000	0.1	Ranch	816	0.27	2	1-0
W	483 Winslow Gray Road	8/17/2018	$254,500	0.1	Ranch	772	0.31	2	1-0
X	18 Autumn Drive	7/26/2023	$651,000	0.1	Cape Cod	1,152	0.26	3	2-0
Y	11 Shallow Brook Road	10/1/1999	$0	0.1	Ranch	1,086	0.25	2	1-0
Z	509 Winslow Gray Road	12/24/2008	$100	0.1	Ranch	760	0.3	2	1-0
-	10 Still Brook Road	4/8/2016	$100	0.1	Ranch	1,004	0.27	2	1-0
-	11 Still Brook Road	8/23/2001	$0	0.1	Ranch	1,218	0.24	2	2-1
-	492 Winslow Gray Road	6/8/2018	$100	0.1	Ranch	764	0.32	2	1-0
-	496 Winslow Gray Road	3/1/2018	$100	0.1	Ranch	856	0.3	3	1-0
-	24 Lower Brook Road	12/31/2018	$100	0.1	Ranch	1,080	0.27	2	1-0
-	25 Lower Brook Road		$0	0.1	Ranch	1,482	0.29	2	1-0
-	22 Autumn Drive	5/24/2019	$342,400	0.1	Cape Cod	1,152	0.32	3	2-0
-	488 Winslow Gray Road	4/27/2011	$128,100	0.1	Ranch	1,143	0.34	3	1-0
-	67 Lower Brook Road	4/5/2021	$75,000	0.1	Ranch	1,200	0.23	2	1-0
-	10 Shallow Brook Road	3/12/2014	$100	0.1	Ranch	816	0.23	2	1-0
-	0 Autumn Drive	12/29/1964	$0	0.1	Vacant Land		1.31		-
-	7 Spinning Brook Road	8/20/2021	$450,000	0.1	Ranch	864	0.25	2	1-0
-	471 Winslow Gray Road	6/13/2016	$236,000	0.1	Ranch	936	0.29	2	1-0
-	502 Winslow Gray Road	7/20/2020	$203,000	0.1	Ranch	1,360	0.32	3	1-0
-	515 Winslow Gray Road	10/14/2016	$255,000	0.1	Ranch	1,144	0.27	3	1-0
-	19 Shallow Brook Road	11/16/2020	$10	0.1	Ranch	936	0.27	2	1-0
-	9 Amelia Way	5/31/2018	$284,900	0.1	Ranch	945	0.25	3	1-0
-	2 Spinning Brook Road	6/15/2021	$100	0.1	Cape Cod	1,224	0.27	4	1-1
-	482 Winslow Gray Road	5/20/2009	$100	0.1	Ranch	872	0.47	2	1-0
-	506 Winslow Gray Road	1/28/2016	$200,000	0.1	Ranch	880	0.28	2	1-0
-	14 Shallow Brook Road		$0	0.1	Ranch	928	0.26	2	1-0
-	17 Still Brook Road	7/9/2020	$100	0.1	Ranch	864	0.25	2	1-0
-	16 Still Brook Road	11/13/2008	$100	0.1	Ranch	1,152	0.27	3	1-0
-	474 Winslow Gray Road	8/23/2005	$100	0.1	Ranch	624	0.29	1	1-0
-	19 Lower Brook Road	10/25/2001	$0	0.1	Ranch	1,222	0.27	3	1-0
-	18 Lower Brook Road	3/8/2013	$215,000	0.1	Ranch	1,152	0.26	2	1-0
-	71 Lower Brook Road	12/30/2020	$316,000	0.1	Ranch	960	0.24	2	2-0
-	37 Dancing Brook Road	1/17/2020	$100	0.1	Ranch	1,152	0.26	2	1-1
-	463 Winslow Gray Road	4/17/2018	$286,000	0.1	Ranch	1,120	0.23	2	1-0
-	510 Winslow Gray Road	3/13/2023	$100	0.1	Ranch	880	0.28	2	1-0
-	11 Spinning Brook Road	11/1/2019	$275,000	0.1	Ranch	816	0.25	2	1-0
-	519 Winslow Gray Road	10/3/2016	$100	0.1	Ranch	880	0.28	3	1-0
-	10 Spinning Brook Road	8/28/2019	$297,000	0.1	Ranch	956	0.28	2	1-0
-	14 Amelia Way	4/30/2008	$216,000	0.1	Cape Cod	912	0.24	2	1-0
-	12 Copper Brook Road	8/19/2015	$100	0.1	Ranch	960	0.34	2	2-0
-	70 Lower Brook Road	8/23/2002	$0	0.1	Ranch	864	0.28	2	1-0
-	20 Shallow Brook Road	2/1/1994	$0	0.1	Ranch	1,268	0.32	2	1-0
-	23 Shallow Brook Road	6/28/2021	$100	0.1	Ranch	1,280	0.25	2	1-0
-	6 Copper Brook Road	10/3/2008	$250,000	0.1	Ranch	1,128	0.44	2	1-1
-	78 Clifford Street	5/31/2013	$271,000	0.1	Ranch	1,424	0.28	3	1-1
-	18 Copper Brook Road	1/3/2013	$100	0.1	Ranch	864	0.25	2	1-0
-	82 Clifford Street	10/2/2024	$526,400	0.1	Ranch	1,200	0.28	2	1-0
-	514 Winslow Gray Road	10/17/1963	$0	0.1	Ranch	1,210	0.23	2	1-0
-	12 Amelia Way	5/13/2014	$100	0.1	Ranch	1,876	0.24	4	2-0
-	22 Amelia Way	5/22/2017	$100	0.1	Cape Cod	1,301	0.31	2	1-0
-	466 Winslow Gray Road	10/5/1987	$116,000	0.1	Ranch	960	0.29	2	1-0
-	31 Dancing Brook Road	12/13/1991	$93,000	0.1	Ranch	816	0.26	2	1-0
-	22 Still Brook Road	9/6/2023	$100	0.1	Ranch	1,348	0.27	2	2-0
-	455 Winslow Gray Road	9/26/2019	$267,000	0.1	Ranch	908	0.23	2	1-0
-	15 Lower Brook Road	4/26/2012	$185,500	0.1	Ranch	1,152	0.24	2	1-1
-	6 Amelia Way	6/30/2014	$199,000	0.1	Ranch	1,032	0.25	2	1-0
-	38 Autumn Drive	11/12/2021	$430,000	0.1	Rr/Split	1,078	0.29	3	1-0
-	22 Copper Brook Road	3/13/2009	$210,000	0.1	Ranch	1,172	0.36	2	1-0
-	12 Lower Brook Road	9/9/2003	$0	0.1	Ranch	1,008	0.25	2	1-1
-	23 Still Brook Road	8/30/2017	$265,000	0.1	Ranch	1,832	0.29	3	1-1
-	19 Village Brook Road	2/5/2019	$100	0.1	Ranch	1,324	0.31	2	1-1
-	17 Spinning Brook Road	2/7/2005	$100	0.1	Ranch	864	0.25	2	1-0
-	10 Fishing Brook Road	12/11/2015	$100	0.1	Cape Cod	1,424	0.29	3	2-0
-	16 Spinning Brook Road	10/10/2007	$100	0.1	Ranch	864	0.28	2	2-0
-	520 Winslow Gray Road	3/14/1997	$81,000	0.1	Ranch	880	0.31	2	1-0
-	72 Clifford Street	3/16/2018	$100	0.1	Ranch	864	0.24	2	1-0

Averages

4489 days

$126,408

0.08

---

1,042

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

58 199 45 Lower Brook Road