3 Town Hall Avenue, South Yarmouth, MA 02664

3 Town Hall Avenue South Yarmouth MA 02664

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Owner Information

Owner 1

Sean O Payne

Owner 2

Nicole J Payne

Owner's Address

545 E 5th St Unit 3 Boston, MA 02127

Market Sale Information

Most recent sale date

1/12/2023

Previous sale date

12/11/2014

Transfer document #

D1474468-

Previous transfer document

D1259875

Grantor

Kathleen Lewis

Previous grantor

Kathleen Lewis

Most recent sale price

$415,000.00

Previous sale price

$100.00

Site Information

Property ID

59-181

Lot Size

0.33

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1967

Number of full baths

Condition

Number of half baths

Finished Area

1200

Number of Kitchen

Gross Living Area

2372

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Oil

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Hot Water

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$167,700.00

Total value

$447,500.00

Building value

$279,800.00

Estimated tax

$3,168.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$542,230 to $477,531

$542,230 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,199	$541,752
	sft x ($541,752/1,199 sft)	$542,230

$477,531 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$507,682	$541,752
	x ($541,752/$507,682)	$477,531

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 3 Town Hall Avenue	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $345.83	Style Ranch	Age 1967	Rooms 5	Bedrooms 2	Full baths 1	Half baths 0	Gross Living Area 2372	Heating Fuel Hot Water	Lot Size 0.33	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $279,800.00	AEM Value - Land $167,700.00	AEM Value - Other $0.00	AEM Value - Total $447,500.00
A) 3 Ginger Plum Lane	0.1	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
B) 7 Turtle Cove Road	0.2	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
C) 22 Sylvan Way	0.2	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
D) 31 Clifford Street	0.4	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
E) 39 Old Main Street	0.5	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
F) 11 South Street	0.5	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
G) 82 Clifford Street	0.5	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
H) 190 Forest Road	0.6	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) 38 South Street	0.6	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
J) 738 Willow Street	0.6	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
K) 258 Wood Road	0.6	6/25/2024	$45,000	1,274	1	$35.32	Ranch	1965		3	1	1	1298	Hot Water	0.89	Asph/F Gls/Cmp	$256,600	$201,200	$0	$457,800
L) 32 Shallow Brook Road	0.6	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
M) 33 Shallow Brook Road	0.6	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
N) 64 Witchwood Road	0.7	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
O) 25 Deacon Street	0.7	7/25/2024	$530,000	1,472	1	$360.05	Ranch	1974		2	1	1	3508	Hot Water	0.27	Asph/F Gls/Cmp	$337,400	$178,900	$0	$516,300
P) 61 Almira Road	0.7	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
Q) 40 Grouse Lane	0.8	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
R) 49 Hazelmoor Road	0.8	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
S) 7 Capt Stanley Road	0.8	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
T) 168 Capt Noyes Road	0.8	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
U) 363 Winslow Gray Road	0.8	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
V) 3 Capt Lothrop Road	0.8	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
W) 2 Joyce Street	0.8	7/31/2024	$710,000	1,456	1	$487.64	Ranch	1974		3	2	0	3374	Electr Basebrd	0.27	Asph/F Gls/Cmp	$360,600	$178,900	$0	$539,500
X) 29 Beaver Brook Road	0.8	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
Y) 7 Loon Lane	0.8	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
Z) 17 Taft Road	0.9	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
-) 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
-) 21 Johnson Lane	0.9	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
-) 20 Kennedy Lane	0.9	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
-) 1 Meadowbrook Road	0.9	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
-) 72 Breezy Point Road	0.9	5/16/2024	$585,000	936	1	$625.00	Ranch	1965		2	1	0	1104	Forced Air-Duc	0.24	Asph/F Gls/Cmp	$226,300	$288,200	$0	$514,500
-) 30 Capt Weiler Road	0.9	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
-) 111 North Main Street	0.9	5/30/2024	$600,000	1,254	1	$478.47	Ranch	1948	5	2	1	0	1740	Hot Water	0.6	Asph/F Gls/Cmp	$424,500	$150,500	$0	$575,000
-) 27 Pine Grove Road	1.0	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

Estimation of Market Value - $509,881

As of today, 10/28/2024, the estimated market value of 3 Town Hall Avenue, South Yarmouth considering the above 34 comparable properties is $509,881.

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

3 Town Hall Avenue

1/12/2023

$415,000

Ranch

1,200

0.33

1-0

Criteria

A	9 Town Hall Avenue	6/28/2023	$100	0.0	Cape Cod	1,442	0.31	4	2-0
B	20 Lyman Lane	3/18/2019	$100	0.0	Cape Cod	2,480	0.55	5	1-1
C	6 Town Hall Avenue	10/30/2017	$25,000	0.0	Cape Cod	1,603	0.35	3	2-0
D	30 Lyman Lane	5/25/2016	$250,000	0.0	Ranch	908	0.26	3	1-0
E	12 Lyman Lane	3/14/2023	$100	0.0	Ranch	1,236	0.28	3	2-0
F	15 Town Hall Avenue	6/5/2015	$100	0.0	Cape Cod	1,710	0.3	4	2-0
G	12 Town Hall Avenue	12/7/2011	$100	0.0	Cape Cod	1,392	0.28	4	2-0
H	34 Lyman Lane	10/27/2015	$100	0.0	Ranch	800	0.28	2	1-0
I	21 Lyman Lane	12/9/2022	$395,000	0.0	Ranch	912	0.2	2	1-1
J	8 Lyman Lane	5/25/1994	$75,000	0.1	Ranch	946	0.26	3	1-0
K	1146 Route 28	7/27/1953	$0	0.1	City/Town Hall	19,439	3.08	0	0-
L	29 Lyman Lane	3/18/2011	$90,000	0.1	Ranch	946	0.21	2	1-0
M	15 Lyman Lane	10/24/2008	$189,000	0.1	Ranch	908	0.21	3	1-0
N	23 Davis Road	3/2/2020	$349,000	0.1	Cape Cod	1,458	0.31	3	2-0
O	19 Town Hall Avenue	10/12/2018	$275,000	0.1	Ranch	919	0.29	3	1-0
P	33 Lyman Lane	11/8/2021	$459,900	0.1	Ranch	1,036	0.2	2	2-0
Q	27 Davis Road	5/14/2019	$355,000	0.1	Cape Cod	1,692	0.28	4	3-0
R	18 Town Hall Avenue	12/19/2014	$240,000	0.1	Ranch	1,192	0.27	3	1-1
S	40 Lyman Lane	9/25/2020	$310,000	0.1	Ranch	1,076	0.28	3	1-0
T	7 Ivy Lane	12/15/2020	$341,222	0.1	Ranch	874	0.2	2	1-0
U	6 Ivy Lane	3/15/2017	$255,000	0.1	Ranch	720	0.2	2	1-0
V	6 Mercury Drive	10/23/2023	$500,000	0.1	Ranch	720	0.21	2	1-0
W	4 Lyman Lane	10/13/2015	$100	0.1	Cape Cod	1,664	0.35	3	1-0
X	7 Victory Lane	4/18/1980	$0	0.1	Conventional	2,075	0.2	4	2-0
Y	31 Davis Road	3/11/2022	$100	0.1	Cape Cod	1,416	0.27	4	1-1
Z	39 Lyman Lane	1/5/2022	$100	0.1	Ranch	1,504	0.22	4	2-0
-	23 Town Hall Avenue	11/2/1984	$0	0.1	Cape Cod	1,984	0.27	4	3-0
-	44 Lyman Lane	3/23/2017	$100	0.1	Ranch	1,168	0.28	3	1-0
-	11 Ivy Lane	3/25/1991	$0	0.1	Ranch	1,058	0.21	2	1-0
-	24 Town Hall Avenue	5/24/2013	$100	0.1	Ranch	1,056	0.26	2	1-0
-	1120 Route 28	2/29/2000	$275,000	0.1	Stores/Apt Com	5,698	0.63	0	0-
-	10 Ivy Lane	6/5/2014	$100	0.1	Ranch	1,332	0.2	3	2-0
-	10 Mercury Drive	9/20/1988	$0	0.1	Ranch	860	0.21	3	1-0
-	5 Mercury Drive	10/25/2012	$170,000	0.1	Duplex	1,616	0.34	4	2-0
-	6 Victory Lane	11/15/2013	$106,000	0.1	Colonial	1,976	0.22	3	2-0
-	9 Victory Lane	7/19/2023	$600,000	0.1	Ranch	1,040	0.2	3	1-0
-	28 Davis Road	2/20/2002	$0	0.1	Ranch	944	0.29	3	1-1
-	20 Davis Road	12/29/1955	$0	0.1	Clubs/Lodges	8,162	1.28	0	0-
-	3 Ginger Plum Lane	4/30/2024	$550,000	0.1	Ranch	1,036	0.22	3	2-0
-	37 Davis Road	10/2/2013	$100	0.1	Ranch	1,398	0.28	2	1-0
-	29 Town Hall Avenue	1/11/2018	$332,500	0.1	Cape Cod	1,270	0.27	4	1-0
-	0 Route 28	7/5/1946	$0	0.1	Vacant Land		0.3		-
-	50 Lyman Lane	10/7/1994	$82,500	0.1	Ranch	800	0.28	2	1-0
-	32 Davis Road	7/24/2009	$100	0.1	Ranch	1,324	0.27	3	1-0
-	13-15 Ivy Lane	8/3/1994	$0	0.1	Duplex	1,352	0.2	3	2-0
-	11-A&11B Mercury Drive	1/10/2006	$100	0.1	Duplex	1,248	0.32	4	2-0
-	16 Ivy Lane	1/28/2022	$390,000	0.1	Ranch	936	0.22	3	1-0
-	18 Mercury Drive	2/28/1979	$0	0.1	Cape Cod	1,440	0.2	4	2-0
-	30 Town Hall Avenue	4/13/2016	$100	0.1	Cape Cod	1,636	0.25	3	1-0
-	9 Ginger Plum Lane	12/21/2015	$100	0.1	Ranch	720	0.23	4	1-0
-	15 Victory Lane	4/18/2023	$530,000	0.1	Ranch	1,416	0.22	3	2-0
-	43 Davis Road	2/25/2008	$244,000	0.1	Ranch	1,099	0.25	3	2-0
-	5 Ice House Road	12/30/2019	$255,000	0.1	Ranch	1,130	0.24	3	1-0
-	38 Davis Road	12/30/2003	$0	0.1	Ranch	884	0.26	2	1-0
-	1160 Route 28	10/7/1958	$0	0.1	Outbuildings		0.6		-
-	2 Ginger Plum Lane	8/30/2017	$310,000	0.1	Ranch	1,184	0.24	2	2-0
-	13 Ginger Plum Lane	6/1/2017	$210,000	0.1	Ranch	816	0.24	2	1-0
-	33 Town Hall Avenue	2/29/1996	$0	0.1	Cape Cod	1,334	0.25	4	2-0
-	17-19 Ivy Lane	8/30/2021	$350,000	0.1	Duplex	878	0.2	4	2-0
-	10 Victory Lane	11/17/2023	$656,000	0.1	Cape Cod	1,540	0.65	4	3-0
-	7 Ice House Road	10/4/1991	$0	0.1	Ranch	889	0.23	2	1-0
-	18 Ivy Lane	7/13/2017	$150,000	0.1	Ranch	924	0.22	3	1-0
-	34 Town Hall Avenue	12/11/2020	$425,000	0.1	Cape Cod	1,368	0.24	3	2-0
-	19 Victory Lane	5/22/2023	$100	0.1	Ranch	1,008	0.22	3	1-0
-	8 Ginger Plum Lane	8/20/2012	$218,500	0.1	Ranch	1,040	0.24	2	1-1

Averages

5871 days

$153,314

0.08

---

1,640

0.33

---

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

59 181 3 Town Hall Avenue