22 Black Duck Lane, West Yarmouth, MA 02673

22 Black Duck Lane West Yarmouth MA 02673

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Owner Information

Owner 1

Arthur B Crooks Jr

Owner 2

C/O Allen Daniel P

Owner's Address

22 Black Duck Ln West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

7/10/2019

Previous sale date

7/10/2019

Transfer document #

32146-234

Previous transfer document

32146-234

Grantor

Daniel P Allen

Previous grantor

Albert J Henderson

Most recent sale price

$100.00

Previous sale price

$292,000.00

Site Information

Property ID

58-280

Lot Size

0.23

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1974

Number of full baths

Condition

Number of half baths

Finished Area

1248

Number of Kitchen

Gross Living Area

2448

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

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

$437,900.00

Building value

$290,000.00

Estimated tax

$3,100.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$555,608 to $467,286

$555,608 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,223	$544,386
	sft x ($544,386/1,223 sft)	$555,608

$467,286 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$510,152	$544,386
	x ($544,386/$510,152)	$467,286

Comparable Properties

Mailing Labels $Valuation Report Copy To Clipboard


Address 22 Black Duck Lane	A) 16 Widgeon Lane	B) 2 Widgeon Lane	C) 68 Bob-O-Link Lane	D) 17 Taft Road	E) 111 Swan Lake Road	F) 12 Hidden Acres Avenue	G) 111 Forest Road	H) 39 Nauset Road	I) 18 Snow Brook Road	J) 10 Still Brook Road	K) 22 Johnson Lane	L) 18 Johnson Lane	M) 27 Harding Lane	N) 6 Sierra Way	O) 32 Capt Bearse Road	P) 1 Skyline Drive	Q) 60 Wood Road	R) 57 Skyline Drive	S) 19 Ocean Avenue	T) 718 Willow Street	U) 49 Warbler Lane	V) 159 Wood Road	W) 29 Capt Besse Road	X) 75 Capt Shiverick Road	Y) 56 Capt Lothrop Road	Z) 22 Frost Avenue	-) 116 Evergreen Street	-) 38 Mcnamara Avenue	-) 142 Capt Small Road

Photo
Plan
Map
Proximity	0.1	0.1	0.1	0.2	0.2	0.2	0.3	0.3	0.3	0.4	0.4	0.4	0.4	0.6	0.6	0.6	0.7	0.8	0.8	0.8	0.9	0.9	0.9	0.9	0.9	1.0	1.0	1.0	1.0
Last Sold	2/19/2025	5/16/2025	12/31/2024	4/23/2025	4/14/2025	3/19/2025	4/22/2025	3/27/2025	6/18/2025	3/20/2025	1/17/2025	2/25/2025	5/5/2025	4/4/2025	5/16/2025	5/2/2025	1/21/2025	5/27/2025	2/27/2025	4/1/2025	2/26/2025	1/24/2025	1/31/2025	3/24/2025	1/22/2025	3/28/2025	4/29/2025	1/22/2025	1/31/2025
Price	$568,500	$520,000	$655,000	$675,000	$490,000	$500,000	$460,000	$325,000	$600,000	$500,000	$550,000	$500,000	$368,200	$650,000	$550,000	$460,000	$699,900	$720,000	$545,000	$589,000	$450,000	$329,700	$450,000	$700,000	$580,000	$622,000	$624,900	$525,000	$580,000
Net Living Area	1,516	1,108	1,468	1,300	1,040	1,191	1,040	1,440	1,072	1,004	996	1,100	1,076	1,436	1,144	1,530	1,376	1,397	936	988	1,386	1,152	1,153	1,532	1,226	1,398	960	1,272	1,224
Stories	1	1	1	1	1	1.25	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	1
Sale Price/sft $0.08	$375.00	$469.31	$446.19	$519.23	$471.15	$419.82	$442.31	$225.69	$559.70	$498.01	$552.21	$454.55	$342.19	$452.65	$480.77	$300.65	$508.65	$515.39	$582.26	$596.15	$324.68	$286.20	$390.29	$456.92	$473.08	$444.92	$650.94	$412.74	$473.86
Style Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Cape Cod	Ranch	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Rr/Split	Ranch	Old Style	Rr/Split	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch
Age 1974	1970	1969	1965	1963	1986	1965	1973	1961	1968	1967	1968	1968	1968	1970	1978	1979	1960	1975	1955	1890	1979	1951	1970	1981	1971	1980	1960	1977	1974
Rooms				4					4		5	6													6	6		4	5
Bedrooms 2	2	2	3	2	2	4	3	3	2	2	3	3	2	3	3	2	3	3	2	3	4	3	2	3	3	3	2	2	2
Full baths 2	1	1	1	1	1	1	1	1	1	1	1	1	1	2	1	1	1	2	1	1	2	1	1	2	1	2	1	2	1
Half baths					1						1	1	2		1	1	1	1			1	1			1	1			1
Gross Living Area 2448	2848	1693	3896	2442	2240	3345	2828	3278	2647	2428	2652	2761	2328	3512	2744	3953	2728	2971	2144	2012	2990	2160	2804	3356	3098	3356	1448	2990	3288
Heating Fuel Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Oil	Gas	Gas	Gas
Detached Garage
Lot Size 0.23	0.24	0.3	0.36	0.23	0.27	0.22	0.47	0.14	0.2	0.27	0.21	0.21	0.23	0.45	0.3	0.35	0.26	0.29	0.28	0.25	0.47	0.23	0.26	0.28	0.26	0.34	0.2	0.23	0.45
Roof Cover Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp	Asph/F Gls/Cmp
AEM Value - Building $290,000.00	$381,200	$288,700	$370,900	$289,500	$285,700	$312,500	$326,900	$284,900	$330,700	$276,200	$305,700	$322,500	$365,000	$372,300	$379,500	$430,000	$311,800	$414,300	$211,600	$228,100	$402,900	$195,700	$305,900	$487,200	$407,500	$413,000	$273,300	$364,200	$365,600
AEM Value - Land $147,900.00	$148,200	$150,000	$303,700	$147,900	$140,800	$137,500	$155,200	$119,600	$140,800	$178,900	$143,200	$143,200	$147,900	$139,100	$180,000	$174,300	$165,300	$232,000	$232,400	$297,000	$172,400	$177,500	$169,600	$179,300	$178,500	$168,000	$219,100	$164,300	$185,400
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	$0	$0	$0	$0	$0
AEM Value - Total $437,900.00	$529,400	$438,700	$674,600	$437,400	$426,500	$450,000	$482,100	$404,500	$471,500	$455,100	$448,900	$465,700	$512,900	$511,400	$559,500	$604,300	$477,100	$646,300	$444,000	$525,100	$575,300	$373,200	$475,500	$666,500	$586,000	$581,000	$492,400	$528,500	$551,000

Estimation of Market Value - $511,447

As of today, 06/24/2025, the estimated market value of 22 Black Duck Lane, West Yarmouth considering the above 29 comparable properties is $511,447.

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

Address

Last Sold

Sale Price

Dist(m)

Style

LA (sq ft)

Lot(ac)

F-HB

22 Black Duck Lane

7/10/2019

$100

Ranch

1,248

0.23

Criteria

A	21 Canvasback Lane	1/24/2014	$249,500	0.0	Ranch	1,392	0.23	2	2-
B	28 Black Duck Lane	7/26/2012	$216,000	0.0	Ranch	864	0.23	2	1-
C	18 Black Duck Lane	8/2/2004	$285,000	0.0	Ranch	1,276	0.23	2	1-
D	17 Canvasback Lane	4/13/2011	$100	0.0	Ranch	1,108	0.23	2	1-1
E	27 Canvasback Lane	4/28/2022	$551,000	0.0	Ranch	1,480	0.23	3	2-
F	21 Black Duck Lane	4/18/1984	$0	0.0	Ranch	1,500	0.23	2	1-
G	17 Black Duck Lane	12/13/2022	$450,000	0.0	Ranch	1,128	0.23	2	1-
H	27 Black Duck Lane	10/23/2023	$208,000	0.0	Ranch	816	0.23	2	1-
I	12 Black Duck Lane	10/30/2018	$100	0.0	Ranch	1,056	0.23	2	1-
J	11 Canvasback Lane	9/20/2001	$200,000	0.0	Cape Cod	1,596	0.23	3	1-2
K	22 Canvasback Lane	12/1/2006	$290,000	0.0	Ranch	1,451	0.23	2	1-1
L	22 Merganser Lane	1/27/2020	$100	0.0	Ranch	1,200	0.23	3	2-
M	11 Black Duck Lane	5/5/2021	$100	0.0	Ranch	864	0.23	2	1-
N	31 Finch Lane	9/25/2015	$275,000	0.0	Cape Cod	1,326	0.22	3	1-1
O	35 Finch Lane	10/16/2014	$246,000	0.0	Ranch	1,068	0.22	3	2-
P	18 Canvasback Lane	6/11/1999	$138,500	0.0	Cape Cod	1,390	0.23	2	1-1
Q	28 Canvasback Lane	10/7/2004	$322,500	0.0	Cape Cod	1,228	0.23	3	1-
R	28 Merganser Lane	2/26/2024	$529,900	0.0	Ranch	1,520	0.23	2	1-1
S	18 Merganser Lane	7/22/2005	$300,000	0.0	Ranch	1,124	0.23	2	1-
T	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-
U	39 Finch Lane	9/16/2004	$277,700	0.1	Cape Cod	1,280	0.22	3	2-
V	8 Black Duck Lane	7/21/2023	$405,000	0.1	Ranch	1,128	0.23	2	1-
W	12 Canvasback Lane	9/17/2021	$445,000	0.1	Cape Cod	1,624	0.23	3	1-1
X	12 Merganser Lane	6/26/2020	$322,500	0.1	Ranch	1,124	0.23	2	1-
Y	7 Canvasback Lane	7/21/2020	$365,000	0.1	Ranch	1,248	0.23	3	2-
Z	21 Finch Lane	6/16/2008	$220,000	0.1	Cape Cod	1,512	0.22	3	1-1
-	7 Black Duck Lane	6/15/2005	$299,000	0.1	Ranch	1,012	0.23	2	1-
-	21 Widgeon Lane	12/10/1993	$0	0.1	Cape Cod	1,631	0.21	4	2-1
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-
-	15 Widgeon Lane	3/16/2020	$345,900	0.1	Cape Cod	1,506	0.21	3	1-1
-	45 Finch Lane	11/19/2009	$225,000	0.1	Colonial	1,530	0.22	4	2-
-	36 Bob-O-Link Lane	8/30/2023	$100	0.1	Cape Cod	1,232	0.22	3	1-
-	25 Widgeon Lane	11/1/2001	$210,000	0.1	Cape Cod	1,732	0.23	3	2-1
-	26 Bob-O-Link Lane	9/24/2019	$100	0.1	Outbuildings		0.22		-
-	8 Canvasback Lane	3/15/2024	$100	0.1	Ranch	1,552	0.23	2	2-
-	11 Widgeon Lane	12/23/2019	$100	0.1	Ranch	1,108	0.21	2	1-
-	40 Bob-O-Link Lane	10/26/1993	$0	0.1	Cape Cod	1,804	0.22	4	2-
-	21 Merganser Lane	4/9/2018	$277,500	0.1	Ranch	1,200	0.23	3	2-
-	8 Merganser Lane	12/30/2016	$265,000	0.1	Ranch	1,012	0.23	2	1-
-	17 Merganser Lane	9/9/2015	$278,000	0.1	Ranch	1,440	0.23	2	2-
-	27 Merganser Lane	6/10/2016	$222,500	0.1	Ranch	864	0.23	2	1-
-	15 Finch Lane	9/7/2023	$100	0.1	Colonial	1,728	0.22	4	2-
-	2 Black Duck Lane	3/22/2021	$10	0.1	Ranch	864	0.23	2	1-
-	22 Bob-O-Link Lane	6/17/2024	$599,000	0.1	Cape Cod	1,656	0.22	4	2-
-	1 Canvasback Lane	12/30/2016	$279,000	0.1	Cape Cod	1,462	0.23	3	2-
-	49 Finch Lane	12/23/2024	$400,000	0.1	Cape Cod	1,390	0.22	4	1-1
-	7 Widgeon Lane	9/24/2021	$414,000	0.1	Ranch	1,108	0.21	2	1-
-	1 Black Duck Lane	7/24/2024	$100	0.1	Ranch	864	0.23	2	1-
-	46 Bob-O-Link Lane	1/9/2014	$243,500	0.1	Cape Cod	1,368	0.22	3	2-1
-	11 Merganser Lane	4/30/2010	$159,000	0.1	Ranch	1,128	0.23	2	1-
-	2 Canvasback Lane	4/29/2011	$211,000	0.1	Ranch	1,108	0.23	2	1-
-	16 Bob-O-Link Lane	11/22/2019	$370,000	0.1	Ranch	1,280	0.22	3	2-
-	2 Merganser Lane	12/10/2018	$324,900	0.1	Ranch	864	0.23	2	2-
-	11 Finch Lane	8/24/1984	$0	0.1	Cape Cod	1,584	0.22	4	3-
-	22 Muscovy Lane	9/1/2017	$324,000	0.1	Ranch	1,168	0.23	2	2-
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-
-	50 Bob-O-Link Lane	7/28/2020	$360,000	0.1	Cape Cod	1,291	0.22	3	1-1
-	7 Merganser Lane	1/7/2015	$100	0.1	Ranch	1,276	0.23	3	1-
-	35 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,134	0.22	2	2-
-	22 Widgeon Lane	7/1/2019	$320,000	0.1	Ranch	1,254	0.24	2	1-
-	18 Muscovy Lane	2/27/2023	$100	0.1	Ranch	1,416	0.23	2	2-
-	1 Widgeon Lane	12/5/2019	$100	0.1	Cape Cod	1,476	0.24	2	1-1
-	16 Widgeon Lane	2/19/2025	$568,500	0.1	Ranch	1,516	0.24	2	1-
-	26 Widgeon Lane	7/1/1976	$39,500	0.1	Cape Cod	1,550	0.26	3	2-
-	25 Bob-O-Link Lane	6/22/2017	$322,000	0.1	Cape Cod	1,368	0.22	4	2-
-	155 Swan Lake Road	6/9/2011	$100	0.1	Ranch	1,122	0.23	3	1-
-	39 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,172	0.22	2	2-
-	12 Widgeon Lane	6/1/1992	$0	0.1	Cape Cod	1,511	0.24	3	2-1
-	12 Muscovy Lane	1/15/2021	$410,000	0.1	Ranch	1,388	0.23	3	3-
-	21 Bob-O-Link Lane	12/29/1983	$0	0.1	Cape Cod	1,652	0.22	4	2-
-	12 Bob-O-Link Lane	6/1/2001	$175,000	0.1	Cape Cod	1,569	0.22	3	1-
-	45 Bob-O-Link Lane	6/5/2023	$410,000	0.1	Ranch	1,144	0.22	3	2-
-	8 Widgeon Lane	10/9/2015	$240,000	0.1	Ranch	1,139	0.25	2	1-1
-	1 Merganser Lane	4/11/2024	$580,000	0.1	Ranch	1,128	0.23	2	1-
-	56 Bob-O-Link Lane	12/6/2024	$514,000	0.1	Ranch	1,036	0.23	2	1-
-	7 Finch Lane	1/17/2012	$100	0.1	Colonial	2,006	0.22	3	2-1
-	8 Muscovy Lane	8/21/2012	$100	0.1	Ranch	1,128	0.23	2	1-
-	98 Clear Brook Road	6/29/2017	$255,000	0.1	Ranch	1,128	0.4	2	1-
-	15 Bob-O-Link Lane	4/25/2014	$191,000	0.1	Cape Cod	1,548	0.22	3	2-
-	25 Muscovy Lane	6/2/1982	$0	0.1	Colonial	1,670	0.64	3	1-1
-	32 Grouse Lane	9/23/2022	$520,000	0.1	Cape Cod	1,220	0.22	2	1-1
-	102 Clear Brook Road	2/27/2017	$235,000	0.1	Ranch	1,012	0.41	2	1-
-	92 Clear Brook Road	10/2/2018	$100	0.1	Ranch	1,170	0.4	2	1-1
-	36 Grouse Lane	8/4/2006	$250,000	0.1	Ranch	1,212	0.22	2	1-
-	49 Bob-O-Link Lane	4/30/1997	$90,500	0.1	Ranch	1,268	0.22	2	1-
-	26 Grouse Lane	2/11/2022	$469,000	0.1	Cape Cod	1,404	0.22	4	2-
-	390 Winslow Gray Road	9/22/2011	$100	0.1	Cape Cod	1,526	0.24	3	1-1
-	40 Grouse Lane	8/29/2024	$495,000	0.1	Ranch	1,086	0.22	2	1-
-	2 Finch Lane	1/31/2019	$100	0.1	Ranch	768	0.26	2	1-
-	2 Widgeon Lane	5/16/2025	$520,000	0.1	Ranch	1,108	0.3	2	1-
-	88 Clear Brook Road	5/31/2023	$500,000	0.1	Ranch	1,208	0.39	2	1-1
-	396 Winslow Gray Road	8/25/2017	$262,500	0.1	Cape Cod	1,174	0.25	2	1-1
-	108 Clear Brook Road	6/17/2014	$100	0.1	Ranch	1,124	0.41	2	1-
-	8 Bob-O-Link Lane	4/15/2004	$100	0.1	Ranch	1,348	0.22	3	1-
-	22 Grouse Lane	11/13/2020	$370,000	0.1	Ranch	1,056	0.22	3	2-
-	2 Muscovy Lane	7/13/2012	$228,000	0.1	Ranch	864	0.23	2	1-
-	402 Winslow Gray Road	3/31/1994	$85,000	0.1	Ranch	1,108	0.25	2	1-
-	46 Grouse Lane	10/17/2016	$269,500	0.1	Ranch	1,080	0.22	2	1-1
-	11 Bob-O-Link Lane	2/11/2014	$100	0.1	Cape Cod	1,626	0.22	4	2-
-	84 Clear Brook Road	1/31/2001	$155,000	0.1	Ranch	1,128	0.41	2	1-
-	1 Finch Lane	10/6/2011	$100	0.1	Cape Cod	1,296	0.23	4	2-
-	114 Clear Brook Road	10/31/2016	$265,000	0.1	Ranch	1,128	0.41	2	1-
-	21 Muscovy Lane	8/2/2018	$283,500	0.1	Ranch	864	0.29	2	1-
-	55 Bob-O-Link Lane	12/13/2011	$100	0.1	Ranch	1,140	0.23	2	1-
-	11 Muscovy Lane	3/30/2023	$100	0.1	Ranch	1,128	0.22	2	1-

Averages

4430 days

$202,235

0.08

---

1,255

0.24

---

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

58 280 22 Black Duck Lane