18 Black Duck Lane, West Yarmouth, MA 02673

18 Black Duck Lane West Yarmouth MA 02673

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Owner Information

Owner 1

Thomas H Martin

Owner 2

Cynthia Martin

Owner's Address

18 Black Duck Ln West Yarmouth, MA 02673

Market Sale Information

Most recent sale date

8/2/2004

Previous sale date

7/16/1980

Transfer document #

18896-0236

Previous transfer document

3124-0331

Grantor

Robert P Sarjeant

Previous grantor

Most recent sale price

$285,000.00

Previous sale price

$0.00

Site Information

Property ID

58-281

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

1276

Number of Kitchen

Gross Living Area

2464

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

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

$451,200.00

Building value

$303,300.00

Estimated tax

$3,194.00

Yard improvement value

$0.00

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Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$555,741 to $476,107

$555,741 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,238	$539,386
	sft x ($539,386/1,238 sft)	$555,741

$476,107 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$511,169	$539,386
	x ($539,386/$511,169)	$476,107

Comparable Properties

Mailing Labels $Valuation Report Copy To Clipboard


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

Photo
Plan
Map
Proximity	0.1	0.1	0.1	0.2	0.2	0.2	0.3	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	0.9	0.9	0.9	0.9	0.9	1.0	1.0	1.0	1.0
Last Sold	12/23/2024	2/19/2025	5/16/2025	12/31/2024	4/23/2025	4/14/2025	3/19/2025	4/22/2025	6/18/2025	3/27/2025	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	4/1/2025	1/24/2025	2/26/2025	1/31/2025	1/22/2025	3/24/2025	3/28/2025	1/31/2025	4/29/2025	1/22/2025
Price	$400,000	$568,500	$520,000	$655,000	$675,000	$490,000	$500,000	$460,000	$600,000	$325,000	$500,000	$550,000	$500,000	$368,200	$650,000	$550,000	$460,000	$699,900	$720,000	$589,000	$329,700	$450,000	$450,000	$580,000	$700,000	$622,000	$580,000	$624,900	$525,000
Net Living Area	1,390	1,516	1,108	1,468	1,300	1,040	1,191	1,040	1,072	1,440	1,004	996	1,100	1,076	1,436	1,144	1,530	1,376	1,397	988	1,152	1,386	1,153	1,226	1,532	1,398	1,224	960	1,272
Stories	1.25	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
Sale Price/sft $223.35	$287.77	$375.00	$469.31	$446.19	$519.23	$471.15	$419.82	$442.31	$559.70	$225.69	$498.01	$552.21	$454.55	$342.19	$452.65	$480.77	$300.65	$508.65	$515.39	$596.15	$286.20	$324.68	$390.29	$473.08	$456.92	$444.92	$473.86	$650.94	$412.74
Style Ranch	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Cape Cod	Ranch	Ranch	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Rr/Split	Old Style	Ranch	Rr/Split	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch
Age 1974	1970	1970	1969	1965	1963	1986	1965	1973	1968	1961	1967	1968	1968	1968	1970	1978	1979	1960	1975	1890	1951	1979	1970	1971	1981	1980	1974	1960	1977
Rooms					4				4			5	6											6		6	5		4
Bedrooms 2	4	2	2	3	2	2	4	3	2	3	2	3	3	2	3	3	2	3	3	3	3	4	2	3	3	3	2	2	2
Full baths 1	1	1	1	1	1	1	1	1	1	1	1	1	1	1	2	1	1	1	2	1	1	2	1	1	2	2	1	1	2
Half baths	1					1						1	1	2		1	1	1	1		1	1		1		1	1
Gross Living Area 2464	2957	2848	1693	3896	2442	2240	3345	2828	2647	3278	2428	2652	2761	2328	3512	2744	3953	2728	2971	2012	2160	2990	2804	3098	3356	3356	3288	1448	2990
Heating Fuel Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas
Detached Garage
Lot Size 0.23	0.22	0.24	0.3	0.36	0.23	0.27	0.22	0.47	0.2	0.14	0.27	0.21	0.21	0.23	0.45	0.3	0.35	0.26	0.29	0.25	0.23	0.47	0.26	0.26	0.28	0.34	0.45	0.2	0.23
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 $303,300.00	$327,900	$381,200	$288,700	$370,900	$289,500	$285,700	$312,500	$326,900	$330,700	$284,900	$276,200	$305,700	$322,500	$365,000	$372,300	$379,500	$430,000	$311,800	$414,300	$228,100	$195,700	$402,900	$305,900	$407,500	$487,200	$413,000	$365,600	$273,300	$364,200
AEM Value - Land $147,900.00	$145,600	$148,200	$150,000	$303,700	$147,900	$140,800	$137,500	$155,200	$140,800	$119,600	$178,900	$143,200	$143,200	$147,900	$139,100	$180,000	$174,300	$165,300	$232,000	$297,000	$177,500	$172,400	$169,600	$178,500	$179,300	$168,000	$185,400	$219,100	$164,300
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 $451,200.00	$473,500	$529,400	$438,700	$674,600	$437,400	$426,500	$450,000	$482,100	$471,500	$404,500	$455,100	$448,900	$465,700	$512,900	$511,400	$559,500	$604,300	$477,100	$646,300	$525,100	$373,200	$575,300	$475,500	$586,000	$666,500	$581,000	$551,000	$492,400	$528,500

Estimation of Market Value - $515,924

As of today, 06/23/2025, the estimated market value of 18 Black Duck Lane, West Yarmouth considering the above 29 comparable properties is $515,924.

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

18 Black Duck Lane

8/2/2004

$285,000

Ranch

1,276

0.23

Criteria

A	17 Canvasback Lane	4/13/2011	$100	0.0	Ranch	1,108	0.23	2	1-1
B	12 Black Duck Lane	10/30/2018	$100	0.0	Ranch	1,056	0.23	2	1-
C	22 Black Duck Lane	7/10/2019	$100	0.0	Ranch	1,248	0.23	2	2-
D	17 Black Duck Lane	12/13/2022	$450,000	0.0	Ranch	1,128	0.23	2	1-
E	11 Canvasback Lane	9/20/2001	$200,000	0.0	Cape Cod	1,596	0.23	3	1-2
F	21 Canvasback Lane	1/24/2014	$249,500	0.0	Ranch	1,392	0.23	2	2-
G	21 Black Duck Lane	4/18/1984	$0	0.0	Ranch	1,500	0.23	2	1-
H	11 Black Duck Lane	5/5/2021	$100	0.0	Ranch	864	0.23	2	1-
I	8 Black Duck Lane	7/21/2023	$405,000	0.0	Ranch	1,128	0.23	2	1-
J	28 Black Duck Lane	7/26/2012	$216,000	0.0	Ranch	864	0.23	2	1-
K	27 Canvasback Lane	4/28/2022	$551,000	0.0	Ranch	1,480	0.23	3	2-
L	7 Canvasback Lane	7/21/2020	$365,000	0.0	Ranch	1,248	0.23	3	2-
M	18 Canvasback Lane	6/11/1999	$138,500	0.0	Cape Cod	1,390	0.23	2	1-1
N	18 Merganser Lane	7/22/2005	$300,000	0.0	Ranch	1,124	0.23	2	1-
O	7 Black Duck Lane	6/15/2005	$299,000	0.0	Ranch	1,012	0.23	2	1-
P	27 Black Duck Lane	10/23/2023	$208,000	0.0	Ranch	816	0.23	2	1-
Q	12 Canvasback Lane	9/17/2021	$445,000	0.0	Cape Cod	1,624	0.23	3	1-1
R	22 Canvasback Lane	12/1/2006	$290,000	0.0	Ranch	1,451	0.23	2	1-1
S	12 Merganser Lane	6/26/2020	$322,500	0.0	Ranch	1,124	0.23	2	1-
T	22 Merganser Lane	1/27/2020	$100	0.0	Ranch	1,200	0.23	3	2-
U	2 Black Duck Lane	3/22/2021	$10	0.1	Ranch	864	0.23	2	1-
V	8 Canvasback Lane	3/15/2024	$100	0.1	Ranch	1,552	0.23	2	2-
W	28 Merganser Lane	2/26/2024	$529,900	0.1	Ranch	1,520	0.23	2	1-1
X	8 Merganser Lane	12/30/2016	$265,000	0.1	Ranch	1,012	0.23	2	1-
Y	28 Canvasback Lane	10/7/2004	$322,500	0.1	Cape Cod	1,228	0.23	3	1-
Z	1 Canvasback Lane	12/30/2016	$279,000	0.1	Cape Cod	1,462	0.23	3	2-
-	1 Black Duck Lane	7/24/2024	$100	0.1	Ranch	864	0.23	2	1-
-	15 Widgeon Lane	3/16/2020	$345,900	0.1	Cape Cod	1,506	0.21	3	1-1
-	11 Widgeon Lane	12/23/2019	$100	0.1	Ranch	1,108	0.21	2	1-
-	31 Finch Lane	9/25/2015	$275,000	0.1	Cape Cod	1,326	0.22	3	1-1
-	35 Finch Lane	10/16/2014	$246,000	0.1	Ranch	1,068	0.22	3	2-
-	21 Widgeon Lane	12/10/1993	$0	0.1	Cape Cod	1,631	0.21	4	2-1
-	25 Finch Lane	6/26/1998	$105,000	0.1	Ranch	1,280	0.22	2	1-
-	7 Widgeon Lane	9/24/2021	$414,000	0.1	Ranch	1,108	0.21	2	1-
-	2 Canvasback Lane	4/29/2011	$211,000	0.1	Ranch	1,108	0.23	2	1-
-	39 Finch Lane	9/16/2004	$277,700	0.1	Cape Cod	1,280	0.22	3	2-
-	17 Merganser Lane	9/9/2015	$278,000	0.1	Ranch	1,440	0.23	2	2-
-	2 Merganser Lane	12/10/2018	$324,900	0.1	Ranch	864	0.23	2	2-
-	25 Widgeon Lane	11/1/2001	$210,000	0.1	Cape Cod	1,732	0.23	3	2-1
-	21 Merganser Lane	4/9/2018	$277,500	0.1	Ranch	1,200	0.23	3	2-
-	11 Merganser Lane	4/30/2010	$159,000	0.1	Ranch	1,128	0.23	2	1-
-	21 Finch Lane	6/16/2008	$220,000	0.1	Cape Cod	1,512	0.22	3	1-1
-	45 Finch Lane	11/19/2009	$225,000	0.1	Colonial	1,530	0.22	4	2-
-	1 Widgeon Lane	12/5/2019	$100	0.1	Cape Cod	1,476	0.24	2	1-1
-	27 Merganser Lane	6/10/2016	$222,500	0.1	Ranch	864	0.23	2	1-
-	7 Merganser Lane	1/7/2015	$100	0.1	Ranch	1,276	0.23	3	1-
-	32 Bob-O-Link Lane	7/29/1988	$0	0.1	Cape Cod	1,258	0.22	3	1-
-	36 Bob-O-Link Lane	8/30/2023	$100	0.1	Cape Cod	1,232	0.22	3	1-
-	26 Bob-O-Link Lane	9/24/2019	$100	0.1	Outbuildings		0.22		-
-	15 Finch Lane	9/7/2023	$100	0.1	Colonial	1,728	0.22	4	2-
-	40 Bob-O-Link Lane	10/26/1993	$0	0.1	Cape Cod	1,804	0.22	4	2-
-	98 Clear Brook Road	6/29/2017	$255,000	0.1	Ranch	1,128	0.4	2	1-
-	18 Muscovy Lane	2/27/2023	$100	0.1	Ranch	1,416	0.23	2	2-
-	49 Finch Lane	12/23/2024	$400,000	0.1	Cape Cod	1,390	0.22	4	1-1
-	102 Clear Brook Road	2/27/2017	$235,000	0.1	Ranch	1,012	0.41	2	1-
-	1 Merganser Lane	4/11/2024	$580,000	0.1	Ranch	1,128	0.23	2	1-
-	92 Clear Brook Road	10/2/2018	$100	0.1	Ranch	1,170	0.4	2	1-1
-	16 Widgeon Lane	2/19/2025	$568,500	0.1	Ranch	1,516	0.24	2	1-
-	22 Muscovy Lane	9/1/2017	$324,000	0.1	Ranch	1,168	0.23	2	2-
-	12 Muscovy Lane	1/15/2021	$410,000	0.1	Ranch	1,388	0.23	3	3-
-	12 Widgeon Lane	6/1/1992	$0	0.1	Cape Cod	1,511	0.24	3	2-1
-	22 Bob-O-Link Lane	6/17/2024	$599,000	0.1	Cape Cod	1,656	0.22	4	2-
-	22 Widgeon Lane	7/1/2019	$320,000	0.1	Ranch	1,254	0.24	2	1-
-	46 Bob-O-Link Lane	1/9/2014	$243,500	0.1	Cape Cod	1,368	0.22	3	2-1
-	8 Widgeon Lane	10/9/2015	$240,000	0.1	Ranch	1,139	0.25	2	1-1
-	88 Clear Brook Road	5/31/2023	$500,000	0.1	Ranch	1,208	0.39	2	1-1
-	108 Clear Brook Road	6/17/2014	$100	0.1	Ranch	1,124	0.41	2	1-
-	8 Muscovy Lane	8/21/2012	$100	0.1	Ranch	1,128	0.23	2	1-
-	26 Widgeon Lane	7/1/1976	$39,500	0.1	Cape Cod	1,550	0.26	3	2-
-	11 Finch Lane	8/24/1984	$0	0.1	Cape Cod	1,584	0.22	4	3-
-	16 Bob-O-Link Lane	11/22/2019	$370,000	0.1	Ranch	1,280	0.22	3	2-
-	84 Clear Brook Road	1/31/2001	$155,000	0.1	Ranch	1,128	0.41	2	1-
-	2 Widgeon Lane	5/16/2025	$520,000	0.1	Ranch	1,108	0.3	2	1-
-	155 Swan Lake Road	6/9/2011	$100	0.1	Ranch	1,122	0.23	3	1-
-	50 Bob-O-Link Lane	7/28/2020	$360,000	0.1	Cape Cod	1,291	0.22	3	1-1
-	114 Clear Brook Road	10/31/2016	$265,000	0.1	Ranch	1,128	0.41	2	1-
-	2 Muscovy Lane	7/13/2012	$228,000	0.1	Ranch	864	0.23	2	1-
-	31 Bob-O-Link Lane	11/15/2010	$100	0.1	Ranch	1,051	0.22	2	1-
-	35 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,134	0.22	2	2-
-	25 Bob-O-Link Lane	6/22/2017	$322,000	0.1	Cape Cod	1,368	0.22	4	2-
-	78 Clear Brook Road	7/30/2021	$390,000	0.1	Ranch	1,012	0.42	2	1-
-	39 Bob-O-Link Lane	3/19/2019	$100	0.1	Ranch	1,172	0.22	2	2-
-	12 Bob-O-Link Lane	6/1/2001	$175,000	0.1	Cape Cod	1,569	0.22	3	1-
-	396 Winslow Gray Road	8/25/2017	$262,500	0.1	Cape Cod	1,174	0.25	2	1-1
-	25 Muscovy Lane	6/2/1982	$0	0.1	Colonial	1,670	0.64	3	1-1
-	390 Winslow Gray Road	9/22/2011	$100	0.1	Cape Cod	1,526	0.24	3	1-1
-	402 Winslow Gray Road	3/31/1994	$85,000	0.1	Ranch	1,108	0.25	2	1-
-	7 Finch Lane	1/17/2012	$100	0.1	Colonial	2,006	0.22	3	2-1
-	56 Bob-O-Link Lane	12/6/2024	$514,000	0.1	Ranch	1,036	0.23	2	1-
-	118 Clear Brook Road	8/28/1986	$0	0.1	Ranch	1,512	0.4	2	2-
-	21 Bob-O-Link Lane	12/29/1983	$0	0.1	Cape Cod	1,652	0.22	4	2-
-	11 Muscovy Lane	3/30/2023	$100	0.1	Ranch	1,128	0.22	2	1-
-	2 Finch Lane	1/31/2019	$100	0.1	Ranch	768	0.26	2	1-
-	408 Winslow Gray Road	10/22/2014	$263,000	0.1	Ranch	1,635	0.26	3	2-
-	45 Bob-O-Link Lane	6/5/2023	$410,000	0.1	Ranch	1,144	0.22	3	2-
-	21 Muscovy Lane	8/2/2018	$283,500	0.1	Ranch	864	0.29	2	1-

Averages

4465 days

$197,369

0.08

---

1,256

0.25

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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

58 281 18 Black Duck Lane