156 Witchwood Road, South Yarmouth, MA 02664

156 Witchwood Road South Yarmouth MA 02664

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Owner Information

Owner 1

Charles E Simmons Jr

Owner 2

Roberta J Simmons

Owner's Address

156 Witchwood Rd South Yarmouth, MA 02664

Market Sale Information

Most recent sale date

12/11/1998

Previous sale date

Transfer document #

11909-0135

Previous transfer document

Grantor

Frederick McMenamy

Previous grantor

Most recent sale price

$122,000.00

Previous sale price

$0.00

Site Information

Property ID

78-123

Lot Size

0.27

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1972

Number of full baths

Condition

Number of half baths

Finished Area

1537

Number of Kitchen

Gross Living Area

3041

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

Hot Water

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$178,900.00

Total value

$528,100.00

Building value

$349,200.00

Estimated tax

$3,738.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$616,589 to $564,825

$616,589 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,425	$571,495
	sft x ($571,495/1,425 sft)	$616,589

$564,825 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$534,337	$571,495
	x ($571,495/$534,337)	$564,825

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 156 Witchwood Road	Proximity	Last Sold	Price	Net Living Area	Stories	Sale Price/sft $79.38	Style Ranch	Age 1972	Rooms	Bedrooms 2	Full baths 2	Half baths 0	Gross Living Area 3041	Heating Fuel Hot Water	Lot Size 0.27	Roof Cover Asph/F Gls/Cmp	AEM Value - Building $349,200.00	AEM Value - Land $178,900.00	AEM Value - Other $0.00	AEM Value - Total $528,100.00
A) 14 Capt Small Road	0.1	8/26/2024	$595,000	1,456	1	$408.65	Ranch	1962		2	2	0	2624	Forced Air-Duc	0.27	Asph/F Gls/Cmp	$349,900	$178,900	$0	$528,800
B) 5 Capt Small Road	0.1	8/30/2024	$580,000	1,557	1	$372.51	Ranch	1960		3	2	0	3597	Hot Water	0.31	Asph/F Gls/Cmp	$443,200	$180,400	$0	$623,600
C) 1 Capt Small Road	0.2	6/24/2024	$500,000	1,520	1	$328.95	Ranch	1965		3	2	0	4176	Hot Water	0.42	Asph/F Gls/Cmp	$407,300	$145,100	$0	$552,400
D) 3 Capt Lothrop Road	0.2	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
E) 2 Capt Chase Road	0.2	6/20/2024	$600,000	1,176	1	$510.20	Ranch	1985		3	2	0	2770	Forced Air-Duc	0.31	Asph/F Gls/Cmp	$370,800	$180,400	$0	$551,200
F) 28 Vinebrook Road	0.2	9/6/2024	$650,000	1,681	1	$386.67	Cape Cod	1969		4	1	1	3922	Hot Water	0.29	Asph/F Gls/Cmp	$370,300	$179,600	$0	$549,900
G) 17 Sparrow Way	0.3	7/19/2024	$700,000	1,240	1	$564.52	Ranch	1962		3	1	0	2492	Forced Air-Duc	0.23	Asph/F Gls/Cmp	$297,000	$177,500	$0	$474,500
H) 91 Capt Small Road	0.3	9/20/2024	$650,000	1,584	1	$410.35	Ranch	1983		3	2	0	4336	Hot Water	0.4	Asph/F Gls/Cmp	$532,300	$183,600	$0	$715,900
I) 29 General Lawrence Road	0.3	8/14/2024	$651,000	1,731	1	$376.08	Ranch	1974		3	2	0	3438	Forced Air-Duc	0.38	Asph/F Gls/Cmp	$440,200	$182,900	$0	$623,100
J) 64 Witchwood Road	0.3	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
K) 2 Joyce Street	0.4	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
L) 25 Deacon Street	0.5	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
M) 33 Lakefield Road	0.5	6/24/2024	$573,600	1,660	2	$345.54	Colonial	1970	7	5	2	0	2760	Hot Water	0.24	Asph/F Gls/Cmp	$315,700	$160,000	$0	$475,700
N) 90 Nightingale Drive	0.5	9/10/2024	$562,375	1,287	1	$436.97	Ranch	1963	5	2	1	1	2814	Forced Air-Duc	0.25	Asph/F Gls/Cmp	$344,200	$178,200	$0	$522,400
O) 346 Long Pond Drive	0.6	6/26/2024	$705,000	1,715	1	$411.08	Cape Cod	1965	8	4	2	1	3756	Hot Water	0.34	Asph/F Gls/Cmp	$431,100	$208,600	$0	$639,700
P) 30 Capt Weiler Road	0.6	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
Q) 12 Pollock Rip Road	0.6	5/23/2024	$645,000	1,392	1	$463.36	Ranch	1987		2	2	0	3366	Forced Air-Duc	0.34	Asph/F Gls/Cmp	$493,600	$168,000	$0	$661,600
R) 21 Touraine Way	0.7	6/11/2024	$635,000	1,464	1	$433.74	Ranch	1974		3	1	1	2520	Forced Air-Duc	0.24	Asph/F Gls/Cmp	$365,100	$172,900	$0	$538,000
S) 7 Capt Stanley Road	0.7	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) 7 Barkley Street	0.7	7/16/2024	$550,000	1,214	1	$453.05	Ranch	1972		2	2	0	2766	Forced Air-Duc	0.28	Asph/F Gls/Cmp	$313,400	$174,300	$0	$487,700
U) 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
V) 79 Station Avenue	0.9	7/10/2024	$649,000	1,514	2	$428.67	Cape Cod	1930		4	1	1	3232	Hot Water	0.44	Asph/F Gls/Cmp	$302,300	$137,100	$0	$439,400
W) 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
X) 7 Turtle Cove Road	0.9	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
Y) 258 Wood Road	1.0	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
Z) 54 Station Avenue	1.0	5/31/2024	$460,000	1,607	1.75	$286.25	Conventional	1880		2	2	0	2763	Steam	0.34	Asph/F Gls/Cmp	$278,200	$121,000	$0	$399,200
-) 82 Clifford Street	1.0	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

Estimation of Market Value - $590,707

As of today, 10/28/2024, the estimated market value of 156 Witchwood Road, South Yarmouth considering the above 27 comparable properties is $590,707.

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

156 Witchwood Road

12/11/1998

$122,000

Ranch

1,537

0.27

2-0

Criteria

A	26 Capt Small Road	2/25/2022	$100	0.0	Ranch	1,064	0.27	3	1-0
B	162 Witchwood Road	8/17/2018	$100	0.0	Ranch	1,616	0.27	3	2-1
C	155 Witchwood Road	2/8/2022	$100	0.0	Ranch	1,408	0.34	2	2-0
D	23 Capt Nickerson Road	1/2/2008	$284,900	0.0	Ranch	1,244	0.27	2	2-0
E	29 Capt Small Road	9/16/2020	$10	0.0	Ranch	1,132	0.3	3	1-1
F	25 Capt Small Road	8/2/2021	$100	0.0	Ranch	1,528	0.28	3	2-0
G	31 Capt Nickerson Road	12/17/1999	$1	0.0	Ranch	1,166	0.31	3	1-1
H	22 Capt Small Road	7/26/2022	$100	0.0	Ranch	1,184	0.27	3	2-0
I	19 Capt Nickerson Road	6/16/2015	$237,000	0.0	Ranch	1,428	0.27	2	1-1
J	21 Capt Small Road	12/20/1994	$0	0.1	Ranch	1,589	0.29	3	1-0
K	0 Capt Small Road	7/24/1963	$0	0.1	Vacant Land		0.67		-
L	30 Capt Nickerson Road	10/6/2020	$100	0.1	Ranch	1,914	0.31	2	2-0
M	38 Capt Small Road	11/21/2013	$100	0.1	Ranch	1,176	0.34	3	1-1
N	12 Larch Arbor Road	10/6/1977	$0	0.1	Cape Cod	1,296	0.3	2	1-0
O	39 Capt Nickerson Road	8/18/2020	$100	0.1	Cape Cod	1,680	0.3	3	2-0
P	18 Capt Small Road	10/15/2020	$10	0.1	Ranch	912	0.27	2	1-0
Q	8 Larch Arbor Road	11/15/2010	$100	0.1	Cape Cod	1,504	0.28	4	2-0
R	24 Capt Nickerson Road	12/1/2021	$407,000	0.1	Ranch	1,316	0.3	2	1-0
S	20 Larch Arbor Road	3/31/2008	$220,000	0.1	Rr/Split	1,388	0.33	3	3-0
T	15 Capt Nickerson Road	8/6/2012	$300,000	0.1	Cape Cod	1,530	0.27	3	2-0
U	4 Larch Arbor Road	1/14/1999	$1	0.1	Cape Cod	1,440	0.29	4	2-0
V	17 Capt Bacon Road	3/2/1981	$0	0.1	Vacant Land		0.27		-
W	20 Capt Nickerson Road	4/27/2023	$640,000	0.1	Ranch	1,275	0.38	3	2-0
X	61 Capt Bacon Road	7/25/2002	$239,000	0.1	Cape Cod	1,066	0.33	2	1-1
Y	17 Capt Small Road	10/21/1994	$0	0.1	Ranch	962	0.32	2	1-0
Z	14 Capt Small Road	8/26/2024	$595,000	0.1	Ranch	1,456	0.27	2	2-0
-	28 Capt Bacon Road	8/17/2020	$578,900	0.1	Cape Cod	3,050	0.56	5	3-0
-	9 Capt Nickerson Road	6/7/2022	$100	0.1	Ranch	1,048	0.27	2	1-1
-	11 Capt Bacon Road	9/16/2020	$399,000	0.1	Ranch	2,031	0.32	3	3-0
-	40 Capt Bacon Road	6/28/2017	$100	0.1	Ranch	1,246	0.34	3	2-0
-	44 Violet Glen Road	6/30/2017	$240,000	0.1	Cape Cod	1,404	0.33	4	1-1
-	42 Capt Small Road	10/28/2005	$325,000	0.1	Rr/Split	964	0.29	1	1-1
-	68 Vinebrook Road	11/16/2018	$302,500	0.1	Ranch	1,008	0.26	2	1-1
-	44 Capt Bacon Road	4/30/2020	$100	0.1	Ranch	1,460	0.31	3	1-1
-	22 Capt Bacon Road	9/8/2020	$100	0.1	Ranch	1,508	0.28	3	2-1
-	14 Capt Nickerson Road	4/9/2012	$245,000	0.1	Ranch	1,318	0.36	3	2-0
-	133 Witchwood Road	6/16/2020	$100	0.1	Cape Cod	1,326	0.3	4	2-0
-	43 Capt Small Road	2/18/2020	$100	0.1	Rr/Split	1,192	0.31	3	2-0
-	18 Capt Bacon Road	3/23/1989	$0	0.1	Ranch	1,392	0.28	3	2-0
-	51 Antlers Road	12/28/2022	$393,000	0.1	Ranch	1,080	0.32	3	1-0
-	15 Capt Small Road	2/23/2024	$700,000	0.1	Ranch	1,280	0.31	3	1-1
-	10 Capt Small Road	5/2/2017	$100	0.1	Ranch	1,096	0.27	2	1-0
-	60 Capt Bacon Road	11/10/1982	$0	0.1	Cape Cod	1,040	0.27	2	1-0
-	71 Capt Bacon Road	3/23/2001	$99	0.1	Colonial	1,394	0.31	3	1-1
-	7 Capt Bacon Road	10/22/2009	$320,500	0.1	Ranch	1,576	0.43	3	2-0
-	5 Capt Nickerson Road	9/15/2015	$290,000	0.1	Ranch	1,144	0.27	3	1-1
-	62 Vinebrook Road	1/29/2021	$433,500	0.1	Ranch	1,296	0.21	2	2-0
-	33 Capt York Road	7/17/2007	$305,000	0.1	Ranch	1,244	0.35	3	2-0
-	40 Violet Glen Road	6/25/2021	$100	0.1	Cape Cod	1,102	0.28	3	1-0
-	27 Capt York Road	11/9/2017	$328,000	0.1	Ranch	1,244	0.28	3	2-0
-	48 Capt Small Road	7/3/2007	$253,500	0.1	Cape Cod	1,585	0.31	3	1-1
-	14 Capt Bacon Road	5/17/2016	$297,000	0.1	Ranch	1,476	0.28	2	1-1
-	125 Witchwood Road	8/10/2021	$100	0.1	Cape Cod	1,296	0.3	3	2-0
-	23 Capt York Road	2/1/1999	$126,250	0.1	Ranch	1,346	0.27	3	1-1
-	6 Capt Nickerson Road	3/12/2018	$267,000	0.1	Ranch	1,220	0.43	3	1-1
-	66 Capt Bacon Road	2/28/1996	$0	0.1	Ranch	1,132	0.27	2	1-1
-	55 Capt Nickerson Road	1/31/2017	$100	0.1	Ranch	1,563	0.35	3	2-0
-	321 Station Avenue	9/8/2017	$230,000	0.1	Ranch	1,092	0.27	2	1-1
-	57 Capt York Road	8/21/2006	$100	0.1	Ranch	1,148	0.3	2	1-0
-	49 Capt Small Road	7/25/2023	$100	0.1	Cape Cod	1,040	0.31	2	1-0
-	49 Capt York Road	6/30/2011	$255,000	0.1	Ranch	1,388	0.34	2	2-0
-	327 Station Avenue	3/24/2000	$123,000	0.1	Ranch	864	0.27	2	1-0
-	58 Vinebrook Road	8/8/2000	$125,000	0.1	Ranch	1,176	0.21	3	1-0
-	6 Capt Small Road	5/27/2022	$530,000	0.1	Cape Cod	1,419	0.27	3	1-1
-	17 Capt York Road	12/13/2013	$100	0.1	Cape Cod	1,208	0.27	3	1-1
-	39 Violet Glen Road	4/9/2021	$530,500	0.1	Ranch	1,376	0.49	4	2-1
-	75 Capt Bacon Road	11/3/2023	$540,000	0.1	Cape Cod	1,204	0.29	3	1-0
-	45 Antlers Road	10/6/2008	$100	0.1	Ranch	960	0.28	3	1-0
-	9 Capt Small Road	3/31/1992	$0	0.1	Ranch	1,096	0.3	2	1-0
-	75 Capt York Road	9/22/2010	$5,000	0.1	Ranch	1,053	0.28	2	1-0
-	46 Antlers Road	2/8/2018	$347,000	0.1	Ranch	1,716	0.34	4	2-0
-	3 Capt Bacon Road	2/27/2003	$1	0.1	Ranch	1,404	0.26	3	1-1
-	1 Capt Nickerson Road	10/29/2013	$316,000	0.1	Cape Cod	1,596	0.35	3	2-0
-	8 Capt Bacon Road	8/5/2019	$100	0.1	Ranch	1,442	0.28	2	1-1
-	72 Capt Bacon Road	11/2/2021	$100	0.1	Cape Cod	1,120	0.27	2	1-0
-	34 Violet Glen Road	1/6/2014	$250,000	0.1	Cape Cod	1,808	0.28	3	2-0
-	11 Capt York Road	8/29/2002	$165,000	0.1	Ranch	1,132	0.28	2	1-0

Averages

4733 days

$157,742

0.08

---

1,293

0.31

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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

78 123 156 Witchwood Road