54 Witchwood Road, South Yarmouth, MA 02664

54 Witchwood Road South Yarmouth MA 02664

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Owner Information

Owner 1

Renato Carneiro

Owner 2

Vivian Y Watanabe

Owner's Address

54 Witchwood Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

5/15/2020

Previous sale date

9/17/2012

Transfer document #

32909-89

Previous transfer document

26679-0046

Grantor

Renato Carneiro

Previous grantor

Thomas H Judge

Most recent sale price

$100.00

Previous sale price

$205,000.00

Site Information

Property ID

68-89

Lot Size

0.32

Use Code

101 - Residential, single family

Zoning

Building Style

Cape Cod

Number of Rooms

Stories

Number of Beds

Year Built

1965

Number of full baths

Condition

Number of half baths

Finished Area

1470

Number of Kitchen

Gross Living Area

3128

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Carpet

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Hot Water

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Gas

Frame type

Air Condition (%)

Sidings

Vinyl Siding

Assessment Information

Fiscal Year

2025

Land Value

$180,700.00

Total value

$532,600.00

Building value

$351,900.00

Estimated tax

$3,770.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$627,006 to $575,236

$627,006 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,352	$576,596
	sft x ($576,596/1,352 sft)	$627,006

$575,236 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$533,859	$576,596
	x ($576,596/$533,859)	$575,236

Comparable Properties

Mailing Labels $Valuation Report Copy To Clipboard


Address 54 Witchwood Road	A) 24 James Street	B) 31 Deacon Street	C) 94 Capt York Road	D) 56 Capt Lothrop Road	E) 2 Capt Small Road	F) 29 Capt Besse Road	G) 105 Capt Small Road	H) 159 Wood Road	I) 94 Capt Nickerson Road	J) 75 Capt Shiverick Road	K) 142 Capt Small Road	L) 50 Geneva Road	M) 32 Capt Bearse Road	N) 22 Bernard Street	O) 6 Sierra Way	P) 1 Skyline Drive	Q) 51 Yankee Drive	R) 60 Wood Road	S) 17 Touraine Way	T) 2 Widgeon Lane	U) 57 Skyline Drive	V) 16 Widgeon Lane	W) 490 Forest Road	X) 8 Bass River Road	Y) 6 Pollock Rip Road	Z) 17 Taft Road	-) 140 Beacon Street

Photo
Plan
Map
Proximity	0.2	0.3	0.3	0.4	0.4	0.4	0.5	0.5	0.6	0.6	0.6	0.6	0.7	0.7	0.7	0.7	0.8	0.8	0.8	0.8	0.9	0.9	0.9	1.0	1.0	1.0	1.0
Last Sold	4/23/2025	1/22/2025	3/19/2025	1/22/2025	4/25/2025	1/31/2025	4/25/2025	1/24/2025	3/21/2025	3/24/2025	1/31/2025	6/6/2025	5/16/2025	2/21/2025	4/4/2025	5/2/2025	12/30/2024	1/21/2025	5/13/2025	5/16/2025	5/27/2025	2/19/2025	5/16/2025	2/21/2025	2/26/2025	4/23/2025	2/3/2025
Price	$475,000	$640,000	$631,000	$580,000	$520,000	$450,000	$670,000	$329,700	$507,000	$700,000	$580,000	$440,000	$550,000	$590,000	$650,000	$460,000	$533,000	$699,900	$600,000	$520,000	$720,000	$568,500	$490,000	$605,000	$785,000	$675,000	$599,000
Net Living Area	1,669	1,204	1,416	1,226	1,360	1,153	1,732	1,152	1,456	1,532	1,224	1,388	1,144	1,498	1,436	1,530	1,344	1,376	1,182	1,108	1,397	1,516	1,268	1,288	1,420	1,300	1,180
Stories	1	1	1	1	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 $0.07	$284.60	$531.56	$445.62	$473.08	$382.35	$390.29	$386.84	$286.20	$348.21	$456.92	$473.86	$317.00	$480.77	$393.86	$452.65	$300.65	$396.58	$508.65	$507.61	$469.31	$515.39	$375.00	$386.44	$469.72	$552.82	$519.23	$507.63
Style Cape Cod	Cape Cod	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Rr/Split	Ranch	Ranch	Rr/Split	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch
Age 1965	1961	1971	1967	1971	1960	1970	1973	1951	1973	1981	1974	1960	1978	1965	1970	1979	1976	1960	1973	1969	1975	1970	1974	1965	1987	1963	1985
Rooms 5	6			6							5						5							5		4
Bedrooms 3	4	3	3	3	2	2	3	3	2	3	2	3	3	2	3	2	3	3	2	2	3	2	2	3	3	2	3
Full baths 1	1	1	1	1	2	1	2	1	1	2	1	1	1	1	2	1	2	1	2	1	2	1	1	2	2	1	1
Half baths 1		1	1	1				1	1		1	1	1	1		1		1			1		1				1
Gross Living Area 3128	4012	3098	3202	3098	2184	2804	3608	2160	3472	3356	3288	2874	2744	2788	3512	3953	3060	2728	2570	1693	2971	2848	3348	2716	3796	2442	3112
Heating Fuel Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Oil	Gas	Gas	Gas	Gas	Oil	Oil	Gas	Gas	Gas
Detached Garage
Lot Size 0.32	0.27	0.28	0.28	0.26	0.39	0.26	0.32	0.23	0.37	0.28	0.45	0.31	0.3	0.25	0.45	0.35	0.43	0.26	0.24	0.3	0.29	0.24	0.43	0.37	0.39	0.23	0.36
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
AEM Value - Building $351,900.00	$360,800	$336,600	$379,000	$407,500	$311,000	$305,900	$384,300	$195,700	$331,900	$487,200	$365,600	$331,000	$379,500	$351,000	$372,300	$430,000	$432,000	$311,800	$326,600	$288,700	$414,300	$381,200	$324,200	$336,800	$534,100	$289,500	$418,100
AEM Value - Land $180,700.00	$178,900	$179,300	$179,300	$178,500	$144,200	$169,600	$180,700	$177,500	$182,500	$179,300	$185,400	$167,000	$180,000	$178,200	$139,100	$174,300	$184,700	$165,300	$172,900	$150,000	$232,000	$148,200	$145,400	$169,000	$169,700	$147,900	$168,700
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
AEM Value - Total $532,600.00	$539,700	$515,900	$558,300	$586,000	$455,200	$475,500	$565,000	$373,200	$514,400	$666,500	$551,000	$498,000	$559,500	$529,200	$511,400	$604,300	$616,700	$477,100	$499,500	$438,700	$646,300	$529,400	$469,600	$505,800	$703,800	$437,400	$586,800

Estimation of Market Value - $601,121

As of today, 06/24/2025, the estimated market value of 54 Witchwood Road, South Yarmouth considering the above 27 comparable properties is $601,121.

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

54 Witchwood Road

5/15/2020

$100

Cape Cod

1,470

0.32

1-1

Criteria

A	60 Witchwood Road	6/28/1994	$0	0.0	Cape Cod	1,418	0.32	3	2-
B	48 Witchwood Road	10/21/1983	$0	0.0	Cape Cod	1,660	0.42	4	2-
C	61 Lakefield Road	12/15/2023	$513,000	0.0	Ranch	1,580	0.34	3	2-
D	55 Lakefield Road	4/12/2001	$174,900	0.0	Ranch	1,656	0.38	4	3-
E	55 Witchwood Road	12/30/2015	$288,500	0.0	Ranch	1,122	0.27	4	1-
F	51 Witchwood Road	1/14/1999	$122,500	0.0	Ranch	1,128	0.31	3	1-
G	61 Witchwood Road	2/11/2010	$149,000	0.0	Ranch	960	0.27	2	1-
H	64 Witchwood Road	5/20/2024	$450,000	0.0	Cape Cod	1,296	0.32	3	2-
I	67 Lakefield Road	10/20/2011	$100	0.0	Ranch	1,412	0.34	2	1-
J	65 Witchwood Road	12/8/2011	$225,000	0.1	Cape Cod	1,428	0.27	4	2-
K	38 Witchwood Road	3/23/2015	$100	0.1	Cape Cod	1,166	0.26	4	1-1
L	43 Witchwood Road	8/24/2011	$100	0.1	Ranch	1,268	0.42	3	3-
M	147 Capt Bacon Road	12/8/2006	$273,500	0.1	Ranch	1,248	0.35	2	1-1
N	47 Lakefield Road	12/23/1963	$0	0.1	Ranch	960	0.27	3	1-
O	153 Capt Bacon Road	10/25/2022	$100	0.1	Ranch	1,392	0.37	2	2-
P	71 Lakefield Road	8/29/1986	$0	0.1	Ranch	1,536	0.34	3	2-
Q	70 Witchwood Road	12/1/2017	$284,000	0.1	Cape Cod	1,296	0.32	4	2-
R	58 Lakefield Road	12/9/2019	$100	0.1	Ranch	1,382	0.31	3	2-
S	64 Lakefield Road	12/5/2005	$285,000	0.1	Ranch	960	0.27	2	1-
T	48 Lakefield Road	12/30/2021	$525,000	0.1	Cape Cod	1,560	0.25	4	2-
U	141 Capt Bacon Road	6/1/2023	$64,000	0.1	Ranch	1,248	0.35	2	1-1
V	71 Witchwood Road	3/24/2015	$230,000	0.1	Cape Cod	1,248	0.27	4	2-
W	68 Lakefield Road	8/17/2017	$269,000	0.1	Ranch	988	0.27	3	1-
X	37 Witchwood Road	5/9/1980	$0	0.1	Ranch	960	0.28	3	1-
Y	32 Witchwood Road	8/28/1970	$0	0.1	Cape Cod	864	0.23	2	1-
Z	75 Mulford Street	3/30/2021	$430,000	0.1	Ranch	1,408	0.4	3	2-
-	77 Lakefield Road	2/20/1996	$0	0.1	Ranch	1,220	0.34	2	1-1
-	74 Witchwood Road	9/8/2021	$100	0.1	Ranch	1,566	0.32	3	3-
-	41 Lakefield Road	5/12/1983	$0	0.1	Ranch	1,140	0.24	3	1-
-	135 Capt Bacon Road	1/6/2003	$0	0.1	Ranch	1,229	0.35	2	1-1
-	39 Almira Road	12/23/2020	$359,000	0.1	Ranch	1,353	0.28	2	2-
-	74 Lakefield Road	7/30/2010	$100	0.1	Ranch	960	0.27	3	1-
-	33 Almira Road	12/3/2024	$662,000	0.1	Ranch	1,563	0.4	2	2-
-	42 Lakefield Road	1/28/2005	$240,000	0.1	Ranch	936	0.23	3	1-
-	75 Witchwood Road	3/13/2013	$230,000	0.1	Cape Cod	1,350	0.27	4	2-
-	45 Almira Road	3/28/2022	$100	0.1	Ranch	1,122	0.27	2	1-1
-	32 General Holway Road	4/2/1976	$0	0.1	Multi Family	3,221	0.64	5	3-
-	33 Witchwood Road	10/10/2013	$100	0.1	Cape Cod	1,296	0.28	3	2-
-	152 Capt Bacon Road	7/15/2014	$245,000	0.1	Ranch	1,461	0.46	2	2-
-	144 Capt Bacon Road	4/18/2013	$250,000	0.1	Ranch	1,432	0.37	2	2-
-	28 Witchwood Road	6/24/2022	$340,000	0.1	Ranch	864	0.23	3	1-
-	51 Almira Road	2/13/2020	$100	0.1	Ranch	1,360	0.27	2	2-
-	80 Witchwood Road	7/13/1973	$0	0.1	Ranch	1,466	0.32	2	1-
-	83 Lakefield Road	1/21/2000	$153,000	0.1	Cape Cod	1,344	0.34	3	2-
-	78 Lakefield Road	6/5/2007	$102,992	0.1	Ranch	1,200	0.27	3	1-
-	83 Mulford Street	2/21/2019	$353,000	0.1	Ranch	1,408	0.36	3	1-1
-	138 Capt Bacon Road	1/9/2024	$100	0.1	Ranch	1,248	0.38	2	1-1
-	29 Almira Road	5/2/2022	$580,000	0.1	Ranch	1,152	0.32	3	1-1
-	39 Lakefield Road	11/30/1960	$0	0.1	Ranch	988	0.24	3	1-
-	127 Capt Bacon Road	10/6/2023	$665,000	0.1	Ranch	1,700	0.34	3	1-
-	38 Lakefield Road	5/5/2014	$190,000	0.1	Ranch	672	0.23	2	1-
-	55 Almira Road	5/18/2012	$100	0.1	Cape Cod	1,382	0.27	2	1-1
-	81 Witchwood Road	5/21/2021	$470,000	0.1	Cape Cod	1,248	0.27	4	2-
-	27 Witchwood Road	8/4/2021	$423,000	0.1	Cape Cod	1,296	0.28	3	2-
-	26 General Holway Road	1/7/2021	$100	0.1	Ranch	1,248	0.4	3	2-
-	22 Witchwood Road	6/3/1983	$0	0.1	Cape Cod	1,264	0.23	2	1-
-	132 Capt Bacon Road	5/2/2018	$100	0.1	Ranch	1,408	0.35	2	2-
-	61 Almira Road	7/22/2024	$565,000	0.1	Ranch	1,108	0.27	2	1-
-	84 Lakefield Road	8/1/2016	$255,000	0.1	Ranch	1,696	0.27	4	2-
-	40 Almira Road	5/28/2021	$395,250	0.1	Ranch	1,122	0.35	2	1-
-	84 Witchwood Road	3/16/2023	$525,000	0.1	Ranch	960	0.32	3	1-
-	32 Almira Road	6/15/2022	$550,000	0.1	Ranch	1,563	0.32	2	2-
-	46 Almira Road	8/27/1999	$1	0.1	Ranch	1,204	0.34	2	1-1
-	25 Almira Road	5/25/2021	$100	0.1	Ranch	1,430	0.27	2	2-
-	87 Lakefield Road	6/15/2000	$144,000	0.1	Ranch	1,404	0.34	3	1-
-	33 Lakefield Road	6/24/2024	$573,600	0.1	Colonial	1,660	0.24	5	2-
-	32 Lakefield Road	10/31/2013	$100	0.1	Ranch	1,128	0.23	3	2-
-	121 Capt Bacon Road	6/21/1974	$0	0.1	Ranch	1,312	0.34	3	1-1
-	85 Witchwood Road	2/4/2005	$100	0.1	Cape Cod	1,368	0.28	4	2-
-	89 Mulford Street	8/30/2023	$100	0.1	Ranch	1,788	0.41	3	2-
-	23 Witchwood Road	12/16/2011	$100	0.1	Ranch	1,328	0.28	3	2-
-	140 Capt Bacon Road	11/17/2015	$255,000	0.1	Ranch	1,244	0.74	2	2-
-	18 Witchwood Road	5/10/2004	$100	0.1	Vacant Land		0.23		-
-	67 Almira Road	5/5/2023	$535,000	0.1	Ranch	1,284	0.27	2	2-

Averages

5899 days

$180,355

0.08

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1,295

0.32

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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

68 89 54 Witchwood Road