49 Taft Road, West Yarmouth, MA 02673

49 Taft Road West Yarmouth MA 02673

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Owner Information

Owner 1

Philip J Larocca

Owner 2

Owner's Address

78 Morning Mist Rd Milford, CT 06460

Market Sale Information

Most recent sale date

3/14/2014

Previous sale date

5/10/2002

Transfer document #

D1242128-

Previous transfer document

D871337

Grantor

John Jannini

Previous grantor

John Jannini

Most recent sale price

$235,000.00

Previous sale price

$0.00

Site Information

Property ID

58-69

Lot Size

0.23

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1966

Number of full baths

Condition

Number of half baths

Finished Area

1048

Number of Kitchen

Gross Living Area

2887

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Gas

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Hot Water

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$147,900.00

Total value

$480,100.00

Building value

$332,200.00

Estimated tax

$3,399.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$491,355 to $522,494

$491,355 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,111	$520,910
	sft x ($520,910/1,111 sft)	$491,355

$522,494 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$478,644	$520,910
	x ($520,910/$478,644)	$522,494

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 49 Taft Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $224.24	Style Ranch	Age 1966	Rooms 4	Bedrooms 2	Full baths 2	Half baths 0	Gross Living Area 2887	Heating Fuel Hot Water	Lot Size 0.23	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $332,200.00	AEM Value - Land $147,900.00	AEM Value - Other $0.00	AEM Value - Total $480,100.00
A) 29 Beaver Brook Road	0.1	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
B) 17 Taft Road	0.1	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
C) 21 Johnson Lane	0.1	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
D) 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
E) 17 Monroe Lane	0.2	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
F) 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
G) 33 Shallow Brook Road	0.3	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
H) 32 Shallow Brook Road	0.3	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
I) 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
J) 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
K) 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
L) 190 Forest Road	0.4	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
M) 40 Nauset Road	0.4	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
N) 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
O) 28 Still Brook Road	0.4	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
P) 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
Q) 7 Loon Lane	0.5	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
R) 34 Hasting Avenue	0.7	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
S) 3 Ginger Plum Lane	0.8	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
T) 31 Bettys Path	0.9	9/9/2024	$670,000	1,296	1	$516.98	Cape Cod	1973		4	2	0	2928	Electr Basebrd	0.36	Asph/F Gls/Cmp	$287,500	$168,700	$0	$456,200
U) 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
V) 24 Suffolk Avenue	0.9	10/11/2024	$565,000	1,272	2	$444.18	Colonial	1978	6	4	2	0	2157	Hot Water	0.26	Asph/F Gls/Cmp	$353,400	$165,300	$0	$518,700
W) 58 Colburne Path	1.0	10/17/2024	$475,000	1,040	1	$456.73	Ranch	1984	5	3	1	1	2680	Hot Water	0.23	Asph/F Gls/Cmp	$366,900	$164,300	$0	$531,200
X) 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
Y) 3 Capt Lothrop Road	1.0	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
Z) 64 Witchwood Road	1.0	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
-) 39 Old Main Street	1.0	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

Estimation of Market Value - $506,924

As of today, 10/28/2024, the estimated market value of 49 Taft Road, West Yarmouth considering the above 27 comparable properties is $506,924.

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

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

49 Taft Road

3/14/2014

$235,000

Ranch

1,048

0.23

2-0

Criteria

A	45 Taft Road	7/21/2021	$100	0.0	Cape Cod	1,528	0.23	4	2-0
B	53 Taft Road	7/20/2017	$100	0.0	Ranch	1,020	0.22	2	2-0
C	46 Taft Road	3/22/2016	$100	0.0	Ranch	984	0.24	2	1-0
D	50 Taft Road	6/3/2021	$450,000	0.0	Ranch	1,148	0.21	3	1-1
E	12 Biscayne Avenue	8/16/1995	$0	0.0	Cape Cod	2,429	0.95	4	2-0
F	57 Taft Road	3/14/2022	$379,195	0.0	Ranch	1,056	0.22	2	2-0
G	37 Taft Road	1/28/2002	$0	0.0	Ranch	1,012	0.29	3	1-1
H	8 Biscayne Avenue	9/15/2004	$425,000	0.0	Cape Cod	1,806	0.97	4	2-1
I	54 Taft Road	6/2/2023	$100	0.0	Ranch	1,440	0.21	2	1-0
J	38 Hialeah Avenue	7/9/1999	$68,000	0.0	Ranch	992	0.26	3	1-0
K	2 Wilson Road	6/2/2021	$445,000	0.0	Ranch	1,344	0.29	2	2-0
L	1 Harding Lane	3/17/2022	$450,000	0.0	Ranch	1,436	0.31	3	1-1
M	63 Taft Road	2/1/2022	$303,500	0.1	Ranch	1,148	0.22	3	1-0
N	60 Taft Road	12/15/2022	$425,000	0.1	Ranch	996	0.21	2	1-0
O	6 Wilson Road	12/22/2022	$100	0.1	Ranch	1,040	0.22	2	1-0
P	7 Harding Lane	12/30/2014	$212,000	0.1	Ranch	1,044	0.23	2	1-0
Q	42 Beaver Brook Road	3/15/2004	$175,000	0.1	Ranch	1,008	0.24	2	1-0
R	34 Hialeah Avenue	8/19/2021	$412,000	0.1	Ranch	1,088	0.26	3	1-0
S	36 Beaver Brook Road	10/19/2017	$325,000	0.1	Ranch	1,040	0.21	3	1-0
T	31 Taft Road	7/20/2021	$100	0.1	Ranch	1,008	0.22	2	1-1
U	12 Wilson Road	10/28/2020	$360,000	0.1	Ranch	1,332	0.25	2	1-1
V	11 Harding Lane	12/1/2004	$1	0.1	Ranch	1,324	0.23	3	1-1
W	4 Biscayne Avenue	9/16/1996	$33,000	0.1	Cape Cod	1,960	1.12	3	3-1
X	35 Hialeah Avenue	6/14/2023	$480,000	0.1	Ranch	1,160	0.22	2	1-0
Y	64 Taft Road	9/15/2023	$523,000	0.1	Ranch	1,148	0.21	3	1-1
Z	30 Beaver Brook Road	6/27/2014	$239,000	0.1	Ranch	1,044	0.2	2	1-0
-	67 Taft Road	5/29/2020	$335,000	0.1	Ranch	1,428	0.22	3	1-1
-	16 Wilson Road	7/20/2018	$335,000	0.1	Ranch	1,274	0.29	2	2-0
-	28 Hialeah Avenue	6/21/2019	$270,000	0.1	Ranch	848	0.23	2	1-0
-	8 Harding Lane	3/31/2011	$100	0.1	Cape Cod	1,704	0.32	3	2-0
-	31 Hialeah Avenue	3/17/2016	$100	0.1	Ranch	1,156	0.22	3	1-1
-	26 Beaver Brook Road	4/27/2005	$100	0.1	Ranch	768	0.2	2	1-0
-	17 Harding Lane	4/30/1997	$0	0.1	Ranch	920	0.23	2	1-0
-	25 Taft Road	4/23/2015	$255,000	0.1	Ranch	912	0.23	2	1-0
-	36 Hidden Acres Avenue	2/1/1991	$0	0.1	Cape Cod	1,123	0.24	2	1-0
-	27 Mirror Brook Road	6/6/2011	$239,000	0.1	Ranch	816	0.24	2	1-0
-	68 Taft Road	8/3/2000	$0	0.1	Ranch	1,596	0.21	4	2-1
-	1 Fin Brook Road	8/20/2019	$285,000	0.1	Ranch	1,008	0.2	2	1-0
-	71 Taft Road	10/15/2021	$465,000	0.1	Ranch	1,244	0.22	2	1-0
-	28 Mirror Brook Road	12/1/2020	$342,000	0.1	Ranch	936	0.29	2	1-1
-	14 Harding Lane	5/20/2016	$261,000	0.1	Ranch	996	0.22	2	1-1
-	18 Burnaby Street	11/17/2021	$417,000	0.1	Ranch	1,004	0.56	2	1-1
-	32 Hidden Acres Avenue	2/28/2023	$479,900	0.1	Ranch	1,563	0.22	3	2-0
-	29 Beaver Brook Road	7/8/2024	$500,000	0.1	Ranch	936	0.28	2	1-0
-	23 Snow Brook Road	10/29/2021	$420,000	0.1	Ranch	768	0.2	2	1-1
-	27 Hialeah Avenue	11/29/1982	$0	0.1	Ranch	848	0.22	2	1-0
-	24 Wilson Road	9/18/2015	$100	0.1	Colonial	1,876	0.25	3	2-0
-	21 Harding Lane	12/14/2006	$240,000	0.1	Ranch	1,152	0.23	2	1-1
-	12 Burnaby Street	9/9/2024	$700,000	0.1	Ranch	1,810	0.5	3	2-1
-	24 Hialeah Avenue	7/13/2005	$275,000	0.1	Cape Cod	979	0.23	3	1-0
-	23 Mirror Brook Road	1/12/2012	$100	0.1	Ranch	1,152	0.2	2	1-0
-	21 Taft Road	12/30/2014	$100	0.1	Ranch	920	0.23	2	1-0
-	28 Deep Brook Road	2/5/1993	$0	0.1	Ranch	1,537	0.2	3	1-1
-	74 Taft Road	1/6/2003	$0	0.1	Ranch	1,005	0.21	2	1-0
-	20 Harding Lane	6/5/2015	$215,000	0.1	Ranch	1,100	0.22	3	1-1
-	77 Taft Road	12/22/2023	$530,000	0.1	Ranch	1,080	0.22	2	1-0
-	26 Hidden Acres Avenue	10/12/2018	$288,000	0.1	Ranch	1,648	0.22	3	1-1
-	31 Wilson Road	3/25/2009	$100	0.1	Ranch	1,100	0.3	2	1-1
-	37 Hidden Acres Avenue	2/7/2013	$100	0.1	Cape Cod	1,392	0.41	4	2-0
-	21 Beaver Brook Road	10/14/2004	$100	0.1	Ranch	1,704	0.21	3	2-0
-	28 Wilson Road	1/7/2009	$220,000	0.1	Ranch	1,232	0.22	3	1-1
-	24 Deep Brook Road	7/29/2016	$255,700	0.1	Ranch	768	0.2	2	1-0
-	22 Snow Brook Road	10/16/2017	$100	0.1	Ranch	912	0.2	2	1-0
-	21 Hialeah Avenue	12/16/1983	$0	0.1	Ranch	944	0.22	3	1-0
-	27 Harding Lane	3/21/2019	$359,000	0.1	Ranch	1,076	0.23	2	1-2
-	19 Mirror Brook Road	7/27/2009	$170,000	0.1	Ranch	900	0.2	2	1-0
-	22 Mirror Brook Road	9/13/2011	$90,000	0.1	Ranch	816	0.25	2	1-0
-	33 Hidden Acres Avenue	12/12/1968	$0	0.1	Rr/Split	896	0.42	2	1-0
-	18 Hialeah Avenue	8/26/1985	$0	0.1	Ranch	1,460	0.23	2	1-0
-	16 Beaver Brook Road	5/27/2021	$100	0.1	Ranch	908	0.21	2	1-0
-	78 Taft Road	5/13/2022	$443,000	0.1	Ranch	924	0.21	2	1-0
-	17 Taft Road	9/13/2024	$390,000	0.1	Ranch	1,300	0.23	2	1-0
-	22 Burnaby Street	4/4/1995	$0	0.1	Ranch	1,004	0.43	2	1-1
-	26 Harding Lane	5/11/2018	$100	0.1	Ranch	920	0.22	2	1-0
-	20 Deep Brook Road	9/14/2006	$259,000	0.1	Ranch	888	0.2	2	1-0
-	22 Hidden Acres Avenue	11/20/2020	$358,000	0.1	Ranch	1,088	0.22	2	1-0
-	30 Johnson Lane	9/26/2019	$100	0.1	Ranch	920	0.21	2	1-0
-	27 Deep Brook Road	5/27/1987	$100	0.1	Ranch	888	0.2	2	1-0
-	15 Beaver Brook Road	11/30/2007	$230,000	0.1	Ranch	768	0.21	2	1-0
-	32 Wilson Road	6/7/2011	$100	0.1	Ranch	1,020	0.21	2	1-0

Averages

4593 days

$191,667

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 69 49 Taft Road