31 Taft Road, West Yarmouth, MA 02673

31 Taft Road West Yarmouth MA 02673

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Owner Information

Owner 1

Thomas I Nehmer Jr

Owner 2

Theresa A Fiorentino

Owner's Address

14 Willow Brook Ln Wilbraham, MA 01095

Market Sale Information

Most recent sale date

7/20/2021

Previous sale date

3/8/2003

Transfer document #

C226983-

Previous transfer document

D910225

Grantor

Thomas I Nehmer

Previous grantor

Thomas I Nehmer

Most recent sale price

$100.00

Previous sale price

$0.00

Site Information

Property ID

58-66

Lot Size

0.22

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

1008

Number of Kitchen

Gross Living Area

2604

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

$145,600.00

Total value

$452,600.00

Building value

$307,000.00

Estimated tax

$3,204.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$490,242 to $485,059

$490,242 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,012	$492,356
	sft x ($492,356/1,012 sft)	$490,242

$485,059 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$459,409	$492,356
	x ($492,356/$459,409)	$485,059

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 31 Taft Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $0.10	Style Ranch	Age 1970	Rooms 5	Bedrooms 2	Full baths 1	Half baths 1	Gross Living Area 2604	Heating Fuel Forced Air-Duc	Lot Size 0.22	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $307,000.00	AEM Value - Land $145,600.00	AEM Value - Other $0.00	AEM Value - Total $452,600.00
A) 1 Meadowbrook Road	0.2	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
B) 21 Johnson Lane	0.2	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
C) 22 Johnson Lane	0.2	1/17/2025	$550,000	996	1	$552.21	Ranch	1968	5	3	1	1	2652	Forced Air-Duc	0.21	Asph/F Gls/Cmp	$305,700	$143,200	$0	$448,900
D) 54 Nauset Road	0.3	11/1/2024	$427,125	792	1	$539.30	Ranch	1968		3	1	0	1012	Forced Air-Duc	0.15	Asph/F Gls/Cmp	$178,200	$121,800	$0	$300,000
E) 40 Grouse Lane	0.3	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
F) 196 Forest Road	0.3	11/18/2024	$429,000	864	1	$496.53	Ranch	1975		2	1	0	2184	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$273,100	$178,200	$0	$451,300
G) 40 Nauset Road	0.3	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
H) 190 Forest Road	0.3	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
I) 56 Bob-O-Link Lane	0.3	12/6/2024	$514,000	1,036	1	$496.14	Ranch	1967		2	1	0	2312	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$287,600	$147,900	$0	$435,500
J) 8 Fresh Brook Road	0.3	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
K) 82 Clifford Street	0.4	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
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) 61 Beach Road	0.5	10/28/2024	$541,000	896	1	$603.79	Ranch	1958		3	1	0	1672	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$269,000	$140,200	$0	$409,200
N) 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
O) 9 Capt Percival Road	0.7	12/2/2024	$589,000	964	1	$611.00	Ranch	1968		2	2	0	2402	Hot Water	0.3	Asph/F Gls/Cmp	$276,800	$180,000	$0	$456,800
P) 56 Capt Lothrop Road	0.9	1/22/2025	$580,000	1,226	1	$473.08	Ranch	1971	6	3	1	1	3098	Hot Water	0.26	Asph/F Gls/Cmp	$407,500	$178,500	$0	$586,000
Q) 27 Frank Baker Road	0.9	1/16/2025	$453,000	864	1	$524.31	Ranch	1981		2	1	0	1089	Electr Basebrd	0.22	Asph/F Gls/Cmp	$239,100	$137,500	$0	$376,600
R) 22 Angus Avenue	0.9	11/12/2024	$430,000	816	1	$526.96	Ranch	1980		2	1	0	1752	Forced Air-Duc	0.17	Asph/F Gls/Cmp	$242,300	$126,300	$0	$368,600
S) 45 Windjammer Lane	0.9	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) 90 Webbers Path	1.0	12/12/2024	$456,000	1,024	1	$445.31	Ranch	1970	5	2	1	0	2560	Hot Water	0.33	Asph/F Gls/Cmp	$300,000	$167,700	$0	$467,700
U) 100 Capt York Road	1.0	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
V) 69 Trowbridge Path	1.0	1/16/2025	$575,000	1,172	1	$490.61	Ranch	1970		2	1	0	2781	Hot Water	0.52	Asph/F Gls/Cmp	$308,000	$174,400	$0	$482,400
W) 42 Joshua Baker Road	1.0	12/2/2024	$71,000	816	1	$87.01	Ranch	1955		3	1	0	1216	Forced Air-Duc	0.22	Asph/F Gls/Cmp	$258,700	$174,700	$0	$433,400

Estimation of Market Value - $487,650

As of today, 01/29/2025, the estimated market value of 31 Taft Road, West Yarmouth considering the above 23 comparable properties is $487,650.

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

31 Taft Road

7/20/2021

$100

Ranch

1,008

0.22

1-1

Criteria

A	25 Taft Road	4/23/2015	$255,000	0.0	Ranch	912	0.23	2	1-0
B	34 Hialeah Avenue	8/19/2021	$412,000	0.0	Ranch	1,088	0.26	3	1-0
C	28 Hialeah Avenue	6/21/2019	$270,000	0.0	Ranch	848	0.23	2	1-0
D	37 Taft Road	1/28/2002	$0	0.0	Ranch	1,012	0.29	3	1-1
E	38 Hialeah Avenue	7/9/1999	$68,000	0.0	Ranch	992	0.26	3	1-0
F	42 Beaver Brook Road	3/15/2004	$175,000	0.0	Ranch	1,008	0.24	2	1-0
G	27 Mirror Brook Road	6/6/2011	$239,000	0.0	Ranch	816	0.24	2	1-0
H	21 Taft Road	12/30/2014	$100	0.0	Ranch	920	0.23	2	1-0
I	24 Hialeah Avenue	7/13/2005	$275,000	0.0	Cape Cod	979	0.23	3	1-0
J	23 Mirror Brook Road	1/12/2012	$100	0.0	Ranch	1,152	0.2	2	1-0
K	31 Hialeah Avenue	3/17/2016	$100	0.0	Ranch	1,156	0.22	3	1-1
L	2 Wilson Road	6/2/2021	$445,000	0.0	Ranch	1,344	0.29	2	2-0
M	45 Taft Road	7/21/2021	$100	0.0	Cape Cod	1,528	0.23	4	2-0
N	27 Hialeah Avenue	11/29/1982	$0	0.0	Ranch	848	0.22	2	1-0
O	35 Hialeah Avenue	6/14/2023	$480,000	0.0	Ranch	1,160	0.22	2	1-0
P	36 Beaver Brook Road	10/19/2017	$325,000	0.1	Ranch	1,040	0.21	3	1-0
Q	18 Hialeah Avenue	8/26/1985	$0	0.1	Ranch	1,460	0.23	2	1-0
R	17 Taft Road	9/13/2024	$390,000	0.1	Ranch	1,300	0.23	2	1-0
S	19 Mirror Brook Road	7/27/2009	$170,000	0.1	Ranch	900	0.2	2	1-0
T	28 Mirror Brook Road	12/1/2020	$342,000	0.1	Ranch	936	0.29	2	1-1
U	21 Hialeah Avenue	12/16/1983	$0	0.1	Ranch	944	0.22	3	1-0
V	12 Biscayne Avenue	8/16/1995	$0	0.1	Cape Cod	2,429	0.95	4	2-0
W	32 Hidden Acres Avenue	2/28/2023	$479,900	0.1	Ranch	1,563	0.22	3	2-0
X	49 Taft Road	3/14/2014	$235,000	0.1	Ranch	1,048	0.23	2	2-0
Y	46 Taft Road	3/22/2016	$100	0.1	Ranch	984	0.24	2	1-0
Z	6 Wilson Road	12/22/2022	$100	0.1	Ranch	1,040	0.22	2	1-0
-	26 Hidden Acres Avenue	10/12/2018	$288,000	0.1	Ranch	1,648	0.22	3	1-1
-	36 Hidden Acres Avenue	2/1/1991	$0	0.1	Cape Cod	1,123	0.24	2	1-0
-	30 Beaver Brook Road	6/27/2014	$239,000	0.1	Ranch	1,044	0.2	2	1-0
-	22 Mirror Brook Road	9/13/2011	$90,000	0.1	Ranch	816	0.25	2	1-0
-	15 Mirror Brook Road	8/31/2016	$241,000	0.1	Ranch	1,152	0.2	2	1-0
-	17 Hialeah Avenue	8/26/1987	$0	0.1	Ranch	848	0.22	2	1-0
-	14 Hialeah Avenue	6/24/1996	$1	0.1	Cape Cod	979	0.23	3	1-0
-	11 Taft Road	3/16/2016	$246,000	0.1	Ranch	988	0.23	2	1-0
-	22 Hidden Acres Avenue	11/20/2020	$358,000	0.1	Ranch	1,088	0.22	2	1-0
-	28 Deep Brook Road	2/5/1993	$0	0.1	Ranch	1,537	0.2	3	1-1
-	16 Mirror Brook Road	3/1/2022	$100	0.1	Ranch	816	0.25	2	1-0
-	29 Beaver Brook Road	7/8/2024	$500,000	0.1	Ranch	936	0.28	2	1-0
-	53 Taft Road	7/20/2017	$100	0.1	Ranch	1,020	0.22	2	2-0
-	27 Deep Brook Road	5/27/1987	$100	0.1	Ranch	888	0.2	2	1-0
-	50 Taft Road	6/3/2021	$450,000	0.1	Ranch	1,148	0.21	3	1-1
-	12 Wilson Road	10/28/2020	$360,000	0.1	Ranch	1,332	0.25	2	1-1
-	11 Mirror Brook Road	6/17/2016	$249,000	0.1	Ranch	888	0.21	2	1-0
-	16 Hidden Acres Avenue	9/21/2020	$320,000	0.1	Ranch	1,160	0.22	2	1-0
-	11 Hialeah Avenue	6/30/2011	$229,000	0.1	Ranch	968	0.22	3	1-0
-	8 Biscayne Avenue	9/15/2004	$425,000	0.1	Cape Cod	1,806	0.97	4	2-1
-	1 Harding Lane	3/17/2022	$450,000	0.1	Ranch	1,436	0.31	3	1-1
-	26 Beaver Brook Road	4/27/2005	$100	0.1	Ranch	768	0.2	2	1-0
-	24 Deep Brook Road	7/29/2016	$255,700	0.1	Ranch	768	0.2	2	1-0
-	8 Hialeah Avenue	7/20/2017	$100	0.1	Ranch	1,160	0.23	3	1-0
-	4 Biscayne Avenue	9/16/1996	$33,000	0.1	Cape Cod	1,960	1.12	3	3-1
-	7 Taft Road	3/24/2015	$100	0.1	Cape Cod	1,373	0.24	3	2-0
-	28 Fast Brook Road	10/22/2009	$100	0.1	Ranch	768	0.2	2	1-0
-	23 Deep Brook Road	4/27/2012	$207,500	0.1	Ranch	768	0.2	2	1-0
-	12 Hidden Acres Avenue	3/9/2009	$100	0.1	Cape Cod	1,191	0.22	4	1-0
-	29 Hidden Acres Avenue	5/20/2009	$100	0.1	Rr/Split	880	0.41	2	1-0
-	33 Hidden Acres Avenue	12/12/1968	$0	0.1	Rr/Split	896	0.42	2	1-0
-	7 Mirror Brook Road	6/1/2015	$217,000	0.1	Ranch	864	0.21	2	1-0
-	54 Taft Road	6/2/2023	$100	0.1	Ranch	1,440	0.21	2	1-0
-	57 Taft Road	3/14/2022	$379,195	0.1	Ranch	1,056	0.22	2	2-0
-	23 Hidden Acres Avenue	11/2/2020	$362,000	0.1	Rr/Split	884	0.4	2	1-1
-	7 Hialeah Avenue	3/10/1978	$0	0.1	Cape Cod	1,350	0.22	3	1-0
-	16 Wilson Road	7/20/2018	$335,000	0.1	Ranch	1,274	0.29	2	2-0
-	37 Hidden Acres Avenue	2/7/2013	$100	0.1	Cape Cod	1,392	0.41	4	2-0
-	1 Fin Brook Road	8/20/2019	$285,000	0.1	Ranch	1,008	0.2	2	1-0
-	20 Deep Brook Road	9/14/2006	$259,000	0.1	Ranch	888	0.2	2	1-0
-	21 Beaver Brook Road	10/14/2004	$100	0.1	Ranch	1,704	0.21	3	2-0
-	8 Mirror Brook Road	9/22/2017	$325,000	0.1	Rr/Split	960	0.25	3	2-0
-	12 Burnaby Street	9/9/2024	$700,000	0.1	Ranch	1,810	0.5	3	2-1
-	24 Fast Brook Road	4/16/2004	$1	0.1	Ranch	992	0.2	2	1-0
-	19 Hidden Acres Avenue	10/17/2003	$100	0.1	Cape Cod	1,392	0.39	4	2-0
-	7 Harding Lane	12/30/2014	$212,000	0.1	Ranch	1,044	0.23	2	1-0
-	19 Deep Brook Road	2/19/2010	$165,000	0.1	Ranch	888	0.2	2	1-0
-	2 Hialeah Avenue	11/15/2021	$324,500	0.1	Ranch	848	0.27	2	1-0
-	1 Taft Road	10/17/2008	$240,000	0.1	Ranch	1,080	0.23	2	1-0
-	6 Hidden Acres Avenue	12/3/2010	$0	0.1	Ranch	996	0.22	3	1-0
-	363 Winslow Gray Road	5/23/2024	$699,000	0.1	Cape Cod	1,284	0.26	4	2-0
-	27 Fast Brook Road	11/30/2020	$305,000	0.1	Ranch	768	0.2	2	1-0
-	15 Hidden Acres Avenue	6/13/1969	$0	0.1	Ranch	1,000	0.38	4	1-0
-	60 Taft Road	12/15/2022	$425,000	0.1	Ranch	996	0.21	2	1-0
-	23 Snow Brook Road	10/29/2021	$420,000	0.1	Ranch	768	0.2	2	1-1
-	18 Burnaby Street	11/17/2021	$417,000	0.1	Ranch	1,004	0.56	2	1-1
-	15 Beaver Brook Road	11/30/2007	$230,000	0.1	Ranch	768	0.21	2	1-0
-	63 Taft Road	2/1/2022	$303,500	0.1	Ranch	1,148	0.22	3	1-0
-	16 Deep Brook Road	5/6/2013	$100	0.1	Ranch	920	0.2	2	1-0
-	337 Winslow Gray Road	4/23/2010	$200,000	0.1	Cape Cod	984	0.22	2	1-0
-	20 Fast Brook Road	11/28/2012	$196,350	0.1	Cape Cod	1,157	0.2	3	1-0
-	373 Winslow Gray Road	12/9/2022	$465,000	0.1	Ranch	1,296	0.25	3	2-0

Averages

5031 days

$192,826

0.08

---

1,108

0.27

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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 66 31 Taft Road