88 Clear Brook Road, West Yarmouth, MA 02673

88 Clear Brook Road West Yarmouth MA 02673

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Owner Information

Owner 1

Dalton Nickerson

Owner 2

Melyssa Millett

Owner's Address

88 Clear Brook Rd West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

5/31/2023

Previous sale date

12/10/1999

Transfer document #

35814-311

Previous transfer document

12716-0222

Grantor

Mary E McLaughlin

Previous grantor

Robert D Shedd

Most recent sale price

$500,000.00

Previous sale price

$147,000.00

Site Information

Property ID

58-272

Lot Size

0.39

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1979

Number of full baths

Condition

Number of half baths

Finished Area

1208

Number of Kitchen

Gross Living Area

2688

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

$129,800.00

Total value

$503,200.00

Building value

$373,400.00

Estimated tax

$3,562.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$563,616 to $547,103

$563,616 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,165	$543,458
	sft x ($543,458/1,165 sft)	$563,616

$547,103 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$499,847	$543,458
	x ($543,458/$499,847)	$547,103

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 88 Clear Brook Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $413.91	Style Ranch	Age 1979	Rooms	Bedrooms 2	Full baths 1	Half baths 1	Gross Living Area 2688	Heating Fuel Forced Air-Duc	Lot Size 0.39	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $373,400.00	AEM Value - Land $129,800.00	AEM Value - Other $0.00	AEM Value - Total $503,200.00
A) 190 Forest Road	0.0	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
B) 82 Clifford Street	0.1	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
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) 32 Shallow Brook Road	0.2	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
E) 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
F) 40 Grouse Lane	0.2	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
G) 31 Clifford Street	0.2	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
H) 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
I) 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
J) 1 Meadowbrook Road	0.3	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
K) 21 Johnson Lane	0.3	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
L) 7 Loon Lane	0.4	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
M) 7 Turtle Cove Road	0.4	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
N) 168 Capt Noyes Road	0.4	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
O) 20 Kennedy Lane	0.4	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
P) 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
Q) 7 Capt Stanley Road	0.5	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
R) 3 Ginger Plum Lane	0.5	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
S) 30 Capt Weiler Road	0.7	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
T) 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
U) 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
V) 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
W) 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
X) 27 Pine Grove Road	0.8	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
Y) 64 Witchwood Road	0.8	5/20/2024	$450,000	1,296	1	$347.22	Cape Cod	1967	5	3	2	0	2592	Hot Water	0.32	Asph/F Gls/Cmp	$304,300	$180,700	$0	$485,000
Z) 3 Capt Lothrop Road	0.9	5/16/2024	$573,000	1,280	1	$447.66	Ranch	1968		2	1	0	4446	Hot Water	0.35	Asph/F Gls/Cmp	$345,600	$181,800	$0	$527,400
-) 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
-) 100 Capt York Road	0.9	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
-) 7 Nantucket Avenue	0.9	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
-) 61 Almira Road	0.9	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
-) 8 Rogers Avenue	0.9	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
-) 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
-) 45 Windjammer Lane	1.0	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
-) 49 Hazelmoor Road	1.0	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

Estimation of Market Value - $555,360

As of today, 10/28/2024, the estimated market value of 88 Clear Brook Road, West Yarmouth considering the above 34 comparable properties is $555,360.

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

88 Clear Brook Road

5/31/2023

$500,000

Ranch

1,208

0.39

1-1

Criteria

A	84 Clear Brook Road	1/31/2001	$155,000	0.0	Ranch	1,128	0.41	2	1-0
B	92 Clear Brook Road	10/2/2018	$100	0.0	Ranch	1,170	0.4	2	1-1
C	2 Canvasback Lane	4/29/2011	$211,000	0.0	Ranch	1,108	0.23	2	1-0
D	98 Clear Brook Road	6/29/2017	$255,000	0.0	Ranch	1,128	0.4	2	1-0
E	78 Clear Brook Road	7/30/2021	$390,000	0.0	Ranch	1,012	0.42	2	1-0
F	1 Canvasback Lane	12/30/2016	$279,000	0.0	Cape Cod	1,462	0.23	3	2-0
G	190 Forest Road	8/2/2024	$615,000	0.0	Ranch	1,200	0.25	3	2-0
H	1 Widgeon Lane	12/5/2019	$100	0.0	Cape Cod	1,476	0.24	2	1-1
I	184 Forest Road	3/29/2002	$0	0.0	Ranch	1,200	0.25	2	1-0
J	196 Forest Road	5/15/2007	$100	0.0	Ranch	864	0.25	2	1-0
K	2 Black Duck Lane	3/22/2021	$10	0.1	Ranch	864	0.23	2	1-0
L	8 Canvasback Lane	6/24/2020	$100	0.1	Ranch	1,552	0.23	2	2-0
M	7 Canvasback Lane	7/21/2020	$365,000	0.1	Ranch	1,248	0.23	3	2-0
N	0 Forest Road	5/3/1979	$0	0.1	Vacant Land		0.37		-
O	102 Clear Brook Road	2/27/2017	$235,000	0.1	Ranch	1,012	0.41	2	1-0
P	72 Clear Brook Road	4/22/2014	$239,000	0.1	Ranch	1,012	0.35	2	1-0
Q	178 Forest Road	7/2/2004	$230,000	0.1	Ranch	1,104	0.25	2	1-0
R	15 Fishing Brook Road	6/3/2003	$0	0.1	Ranch	1,128	0.24	2	1-0
S	11 Fishing Brook Road	9/5/2018	$100	0.1	Ranch	1,805	0.25	2	1-1
T	200 Forest Road	6/25/2021	$100	0.1	Ranch	1,536	0.28	3	2-0
U	7 Widgeon Lane	9/24/2021	$414,000	0.1	Ranch	1,108	0.21	2	1-0
V	8 Black Duck Lane	7/21/2023	$405,000	0.1	Ranch	1,128	0.23	2	1-0
W	2 Widgeon Lane	3/23/2016	$100	0.1	Ranch	1,108	0.3	2	1-0
X	21 Fishing Brook Road	3/25/2016	$238,900	0.1	Ranch	1,012	0.23	2	1-0
Y	5 Fishing Brook Road	12/16/2015	$240,000	0.1	Ranch	1,320	0.27	2	1-0
Z	12 Canvasback Lane	9/17/2021	$445,000	0.1	Cape Cod	1,624	0.23	3	1-1
-	11 Canvasback Lane	9/20/2001	$200,000	0.1	Cape Cod	1,596	0.23	3	1-2
-	174 Forest Road	6/2/2005	$275,000	0.1	Ranch	1,200	0.24	3	1-0
-	1 Black Duck Lane	11/19/1996	$85,500	0.1	Ranch	864	0.23	2	1-0
-	108 Clear Brook Road	6/17/2014	$100	0.1	Ranch	1,124	0.41	2	1-0
-	68 Clear Brook Road	8/20/2020	$349,000	0.1	Cape Cod	1,724	0.34	3	1-1
-	8 Widgeon Lane	10/9/2015	$240,000	0.1	Ranch	1,139	0.25	2	1-1
-	27 Fishing Brook Road	4/14/2023	$524,000	0.1	Ranch	1,012	0.23	2	1-0
-	206 Forest Road	9/17/2015	$217,500	0.1	Ranch	1,172	0.32	2	1-0
-	11 Widgeon Lane	12/23/2019	$100	0.1	Ranch	1,108	0.21	2	1-0
-	12 Black Duck Lane	10/30/2018	$100	0.1	Ranch	1,056	0.23	2	1-0
-	7 Black Duck Lane	6/15/2005	$299,000	0.1	Ranch	1,012	0.23	2	1-0
-	67 Clear Brook Road	5/10/2016	$260,000	0.1	Ranch	1,128	0.27	2	1-0
-	454 Winslow Gray Road	8/12/2016	$180,000	0.1	Ranch	816	0.29	2	1-0
-	20 Fishing Brook Road	2/25/2011	$225,000	0.1	Ranch	1,100	0.23	2	1-0
-	18 Canvasback Lane	6/11/1999	$138,500	0.1	Cape Cod	1,390	0.23	2	1-1
-	10 Fishing Brook Road	12/11/2015	$100	0.1	Cape Cod	1,424	0.29	3	2-0
-	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
-	2 Merganser Lane	12/10/2018	$324,900	0.1	Ranch	864	0.23	2	2-0
-	17 Canvasback Lane	4/13/2011	$100	0.1	Ranch	1,108	0.23	2	1-1
-	31 Fishing Brook Road	6/27/2019	$320,000	0.1	Ranch	864	0.23	2	1-0
-	408 Winslow Gray Road	10/22/2014	$263,000	0.1	Ranch	1,635	0.26	3	2-0
-	114 Clear Brook Road	10/31/2016	$265,000	0.1	Ranch	1,128	0.41	2	1-0
-	15 Widgeon Lane	3/16/2020	$345,900	0.1	Cape Cod	1,506	0.21	3	1-1
-	24 Fishing Brook Road	6/17/2016	$211,500	0.1	Ranch	1,128	0.23	2	1-0
-	11 Black Duck Lane	5/5/2021	$100	0.1	Ranch	864	0.23	2	1-0
-	18 Black Duck Lane	8/2/2004	$285,000	0.1	Ranch	1,276	0.23	2	1-0
-	466 Winslow Gray Road	10/5/1987	$116,000	0.1	Ranch	960	0.29	2	1-0
-	8 Merganser Lane	12/30/2016	$265,000	0.1	Ranch	1,012	0.23	2	1-0
-	60 Clear Brook Road		$0	0.1	Ranch	960	0.39	2	1-0
-	402 Winslow Gray Road	3/31/1994	$85,000	0.1	Ranch	1,108	0.25	2	1-0
-	30 Fishing Brook Road	10/2/2009	$300,000	0.1	Ranch	1,392	0.23	2	2-0
-	16 Widgeon Lane	12/2/2016	$265,000	0.1	Ranch	1,516	0.24	2	1-0
-	443 Winslow Gray Road	6/24/2015	$100	0.1	Ranch	1,368	0.25	3	1-1
-	35 Fishing Brook Road	8/28/2020	$336,111	0.1	Ranch	864	0.23	2	1-0
-	447 Winslow Gray Road	4/29/2010	$100	0.1	Ranch	888	0.23	2	1-0
-	22 Canvasback Lane	12/1/2006	$290,000	0.1	Ranch	1,451	0.23	2	1-1
-	82 Clifford Street	10/2/2024	$526,400	0.1	Ranch	1,200	0.28	2	1-0
-	164 Forest Road	12/21/2018	$323,000	0.1	Ranch	1,128	0.28	2	1-0
-	21 Canvasback Lane	1/24/2014	$249,500	0.1	Ranch	1,392	0.23	2	2-0
-	83 Clifford Street	11/23/2021	$100	0.1	Ranch	1,128	0.28	2	1-1
-	12 Merganser Lane	6/26/2020	$322,500	0.1	Ranch	1,124	0.23	2	1-0
-	17 Black Duck Lane	12/13/2022	$450,000	0.1	Ranch	1,128	0.23	2	1-0
-	455 Winslow Gray Road	9/26/2019	$267,000	0.1	Ranch	908	0.23	2	1-0
-	21 Widgeon Lane	12/10/1993	$0	0.1	Cape Cod	1,631	0.21	4	2-1
-	411 Winslow Gray Road	1/21/2014	$100	0.1	Ranch	816	0.25	2	1-0
-	474 Winslow Gray Road	8/23/2005	$100	0.1	Ranch	624	0.29	1	1-0
-	22 Black Duck Lane	7/10/2019	$100	0.1	Ranch	1,248	0.23	2	2-0
-	118 Clear Brook Road	8/28/1986	$0	0.1	Ranch	1,512	0.4	2	2-0
-	34 Fishing Brook Road	7/27/1990	$0	0.1	Ranch	1,128	0.23	2	1-0
-	1 Merganser Lane	4/11/2024	$580,000	0.1	Ranch	1,128	0.23	2	1-0
-	396 Winslow Gray Road	8/25/2017	$262,500	0.1	Cape Cod	1,174	0.25	2	1-1
-	71 Clifford Street	1/9/2014	$100	0.1	Ranch	1,128	0.25	2	2-0
-	463 Winslow Gray Road	4/17/2018	$286,000	0.1	Ranch	1,120	0.23	2	1-0
-	405 Winslow Gray Road	10/10/2012	$130,000	0.1	Ranch	816	0.25	2	1-0
-	56 Clear Brook Road	7/29/2022	$430,000	0.1	Ranch	816	0.55	2	1-0
-	22 Widgeon Lane	7/1/2019	$320,000	0.1	Ranch	1,254	0.24	2	1-0
-	7 Merganser Lane	1/7/2015	$100	0.1	Ranch	1,276	0.23	3	1-0
-	18 Merganser Lane	7/22/2005	$300,000	0.1	Ranch	1,124	0.23	2	1-0

Averages

4249 days

$188,698

0.09

---

1,156

0.27

---

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

58 272 88 Clear Brook Road