5 Lakeland Avenue, South Yarmouth, MA 02664

5 Lakeland Avenue South Yarmouth MA 02664

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Owner Information

Owner 1

Francis T Incutto

Owner 2

Maureen A Incutto

Owner's Address

8 Navasota Ave Worcester, MA 01602

Market Sale Information

Most recent sale date

2/22/2022

Previous sale date

8/31/1981

Transfer document #

34921-303

Previous transfer document

3351-0252

Grantor

Francis T Incutto

Previous grantor

Francis T Incutto

Most recent sale price

$100.00

Previous sale price

$0.00

Site Information

Property ID

60-29

Lot Size

0.24

Use Code

101 - Residential, single family

Zoning

Building Style

Ranch

Number of Rooms

Stories

Number of Beds

Year Built

1952

Number of full baths

Condition

Number of half baths

Finished Area

1080

Number of Kitchen

Gross Living Area

1612

Number of Fireplaces

Bsmnt floot

Number of parking

Interior walls

Drywall/Sheet

Floor type

Hardwood

Solar Hot Water

Roof Structure

Gable/Hip

Heating type

Hot Water

Roof Cover

Asph/F Gls/Cmp

Heating fuel

Oil

Frame type

Air Condition (%)

Sidings

Wood Shingle

Assessment Information

Fiscal Year

2025

Land Value

$177,800.00

Total value

$403,400.00

Building value

$225,600.00

Estimated tax

$2,856.00

Yard improvement value

$0.00

Flood Map MassMapper Google Street View

Certified Mass Appraisal

Realty Insiter's Estimated Market Value

$531,034 to $450,857

$531,034 - By Sales Comparison

	Living area (sqft)	Sale price
Subject Property
Comparables	1,039	$510,704
	sft x ($510,704/1,039 sft)	$531,034

$450,857 - By Uniform CAMA Approach

	Assessed value	Sale price
Subject Property
Comparables	$456,948	$510,704
	x ($510,704/$456,948)	$450,857

Comparable Properties

Mailing Labels $Valuation Report Copy To Clipboard


Address 5 Lakeland Avenue	A) 1 Mayflower Lane	B) 21 Lyman Lane	C) 10 Ginger Plum Lane	D) 109 Pond Street	E) 29 Delivery Road	F) 2 Stiles Road	G) 33 Village Brook Road	H) 10 Still Brook Road	I) 111 Forest Road	J) 11 Clara Street	K) 447 Winslow Gray Road	L) 17 Antlers Road	M) 718 Willow Street	N) 2 Widgeon Lane	O) 86 Capt Bacon Road	P) 53 Shallow Brook Road	Q) 17 Swift Brook Road	R) 8 Bass River Road	S) 72 South Street	T) 29 Capt Besse Road	U) 75 Capt York Road	V) 32 Capt Bearse Road	W) 18 Snow Brook Road	X) 18 Johnson Lane	Y) 111 Grove Street	Z) 17 Taft Road	-) 62 Raymond Avenue	-) 25 Taft Road	-) 111 Swan Lake Road

Photo
Plan
Map
Proximity	0.2	0.2	0.2	0.2	0.5	0.6	0.6	0.6	0.6	0.6	0.7	0.7	0.8	0.8	0.8	0.8	0.8	0.8	0.8	0.9	0.9	0.9	0.9	0.9	1.0	1.0	1.0	1.0	1.0
Last Sold	3/7/2025	4/15/2025	4/15/2025	7/2/2025	6/27/2025	7/22/2025	6/30/2025	3/20/2025	4/22/2025	5/2/2025	6/11/2025	6/30/2025	4/1/2025	5/16/2025	7/10/2025	6/18/2025	7/18/2025	2/21/2025	7/7/2025	1/31/2025	6/10/2025	5/16/2025	6/18/2025	2/25/2025	3/28/2025	4/23/2025	6/10/2025	6/9/2025	4/14/2025
Price	$600,000	$540,000	$447,000	$665,000	$465,000	$590,000	$549,000	$500,000	$460,000	$500,000	$535,000	$490,000	$589,000	$520,000	$511,000	$480,000	$565,000	$605,000	$390,000	$450,000	$396,500	$550,000	$600,000	$500,000	$190,928	$675,000	$430,000	$527,000	$490,000
Net Living Area	928	912	840	1,084	912	1,241	1,044	1,004	1,040	960	888	1,122	988	1,108	1,090	816	1,128	1,288	1,178	1,153	1,053	1,144	1,072	1,100	816	1,300	960	912	1,040
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	1	1
Sale Price/sft $0.09	$646.55	$592.11	$532.14	$613.47	$509.87	$475.42	$525.86	$498.01	$442.31	$520.83	$602.48	$436.72	$596.15	$469.31	$468.81	$588.24	$500.89	$469.72	$331.07	$390.29	$376.54	$480.77	$559.70	$454.55	$233.98	$519.23	$447.92	$577.85	$471.15
Style Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Old Style	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch	Ranch
Age 1952	1955	1952	1960	1950	1987	1968	1971	1967	1973	1955	1970	1960	1890	1969	1965	1971	1975	1965	1955	1970	1964	1978	1968	1968	1965	1963	1965	1970	1986
Rooms		5	4				4			5								5					4	6		4
Bedrooms 3	3	2	2	3	2	2	2	2	3	2	2	3	3	2	2	2	2	3	2	2	2	3	2	3	2	2	3	2	2
Full baths 1	1	1	1	1	1	2	1	1	1	1	1	1	1	1	1	1	1	2	2	1	1	1	1	1	1	1	1	1	1
Half baths		1		1											1							1		1					1
Gross Living Area 1612	1600	1968	2476	2368	1934	3146	2392	2428	2828	2404	2328	2402	2012	1693	2924	1968	2496	2716	2912	2804	2527	2744	2647	2761	1632	2442	2752	2328	2240
Heating Fuel Oil	Oil	Gas	Gas	Gas	Oil	Oil	Gas	Gas	Gas	Oil	Gas	Oil	Gas	Gas	Oil	Gas	Gas	Oil	Oil	Gas	Oil	Gas	Gas	Gas	Gas	Gas	Gas	Gas	Gas
Detached Garage
Lot Size 0.24	0.24	0.2	0.24	0.21	0.51	0.31	0.32	0.27	0.47	0.39	0.23	0.27	0.25	0.3	0.27	0.32	0.24	0.37	0.36	0.26	0.28	0.3	0.2	0.21	0.11	0.23	0.24	0.23	0.27
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	Asph/F Gls/Cmp	Asph/F Gls/Cmp
AEM Value - Building $225,600.00	$235,700	$233,500	$260,200	$291,100	$213,000	$326,500	$305,400	$276,200	$326,900	$279,000	$260,800	$254,700	$228,100	$288,700	$284,700	$233,000	$307,200	$336,800	$304,100	$305,900	$275,400	$379,500	$330,700	$322,500	$202,600	$289,500	$261,800	$315,700	$285,700
AEM Value - Land $177,800.00	$177,800	$169,000	$177,800	$159,100	$147,800	$180,400	$180,700	$178,900	$155,200	$144,200	$177,500	$178,900	$297,000	$150,000	$178,900	$180,700	$177,800	$169,000	$303,600	$169,600	$179,300	$180,000	$140,800	$143,200	$129,900	$147,900	$172,900	$147,900	$140,800
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	$0	$0
AEM Value - Total $403,400.00	$413,500	$402,500	$438,000	$450,200	$360,800	$506,900	$486,100	$455,100	$482,100	$423,200	$438,300	$433,600	$525,100	$438,700	$463,600	$413,700	$485,000	$505,800	$607,700	$475,500	$454,700	$559,500	$471,500	$465,700	$332,500	$437,400	$434,700	$463,600	$426,500

Estimation of Market Value - $490,945

As of today, 07/31/2025, the estimated market value of 5 Lakeland Avenue, South Yarmouth considering the above 29 comparable properties is $490,945.

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

5 Lakeland Avenue

2/22/2022

$100

Ranch

1,080

0.24

Criteria

A	135 Wood Road	3/24/2017	$346,500	0.0	Cape Cod	1,348	0.24	4	2-
B	9 Lakeland Avenue	5/14/2004	$268,000	0.0	Ranch	1,048	0.24	3	1-
C	14 Ice House Road	7/19/2001	$219,350	0.0	Cape Cod	1,234	0.21	3	2-
D	16 Ice House Road	1/22/2021	$427,500	0.0	Ranch	1,382	0.42	2	1-1
E	143 Wood Road	3/18/2022	$265,000	0.0	Ranch	2,470	0.49	3	2-
F	0 Wood Road	4/29/1960	$0	0.0	Vacant Land		0.22		-
G	8 Ice House Road	5/3/2024	$100	0.0	Ranch	1,440	0.29	3	1-
H	0 James Pond	5/4/1961	$0	0.0	Vacant Land		0.01		-
I	13 Lakeland Avenue	10/18/2019	$500,000	0.0	Cape Cod	2,080	0.37	4	3-
J	26 Ice House Road	4/8/2022	$100	0.0	Ranch	1,316	0.24	3	1-1
K	15 Ice House Road	10/30/2020	$370,000	0.0	Ranch	1,322	0.23	3	1-1
L	21 Ice House Road	9/21/2020	$10	0.1	Ranch	1,672	0.25	3	1-1
M	7 Ice House Road	10/4/1991	$0	0.1	Ranch	889	0.23	2	1-
N	14 Lakeland Avenue	10/8/2010	$100	0.1	Ranch	1,428	0.37	2	2-1
O	151 Wood Road	10/4/2013	$140,000	0.1	Ranch	1,295	0.43	2	3-
P	25 Ice House Road	7/7/2017	$352,000	0.1	Rr/Split	1,154	0.24	3	2-1
Q	0 Wood Road	4/29/1960	$0	0.1	Vacant Land		0.14		-
R	5 Ice House Road	12/30/2019	$255,000	0.1	Ranch	1,130	0.24	3	1-
S	21 Lakeland Avenue	3/19/2014	$100	0.1	Ranch	1,192	0.35	3	1-
T	32 Ice House Road	3/28/1984	$0	0.1	Split-Level	1,104	0.25	3	1-1
U	38 Davis Road	12/30/2003	$0	0.1	Ranch	884	0.26	2	1-
V	44 Davis Road	12/28/2016	$100	0.1	Ranch	1,552	0.25	3	2-
W	7 Lakewood Road	10/30/2020	$500,000	0.1	Ranch	1,730	0.26	3	1-
X	32 Davis Road	7/24/2009	$100	0.1	Ranch	1,324	0.27	3	1-
Y	31 Ice House Road	8/1/2022	$100	0.1	Colonial	1,710	0.2	3	2-1
Z	118 Wood Road	7/22/2005	$351,000	0.1	Ranch	1,540	0.49	2	2-
-	50 Davis Road	6/17/2011	$14,000	0.1	Ranch	1,624	0.26	3	2-
-	153 Wood Road	10/2/2020	$10	0.1	Ranch	1,171	0.27	2	1-
-	28 Davis Road	2/20/2002	$0	0.1	Ranch	944	0.29	3	1-1
-	22 Lakeland Avenue	10/6/2023	$675,000	0.1	Ranch	1,169	0.36	3	2-
-	154 Wood Road	9/7/2010	$100	0.1	Ranch	1,260	0.33	3	1-1
-	13 Lakewood Road	10/20/2023	$100	0.1	Ranch	1,802	0.26	3	1-1
-	54 Davis Road	3/18/2022	$590,000	0.1	Cape Cod	1,620	0.26	3	1-1
-	34 Ice House Road	11/19/2012	$100	0.1	Ranch	1,325	0.34	3	1-
-	114 Wood Road	11/13/2018	$100	0.1	Ranch	822	0.24	2	1-
-	37 Ice House Road	3/4/2019	$100	0.1	Cape Cod	1,452	0.25	3	2-
-	159 Wood Road	1/24/2025	$329,700	0.1	Ranch	1,152	0.23	3	1-1
-	37 Davis Road	10/2/2013	$100	0.1	Ranch	1,398	0.28	2	1-
-	43 Davis Road	2/25/2008	$244,000	0.1	Ranch	1,099	0.25	3	2-
-	20 Davis Road	12/29/1955	$0	0.1	Clubs/Lodges	8,162	1.28		-
-	12 Lakewood Road	9/24/1996	$124,000	0.1	Cape Cod	1,596	0.34	4	2-
-	31 Lakeland Avenue	2/6/2017	$100	0.1	Ranch	1,978	0.46	3	2-1
-	31 Davis Road	3/11/2022	$100	0.1	Cape Cod	1,416	0.27	4	1-1
-	0 Smith Road	5/11/1977	$0	0.1	Vacant Land		0.04		-
-	32 Lakeland Avenue	11/3/2023	$979,500	0.1	Ranch	2,196	0.47	4	2-
-	49 Davis Road	2/8/2019	$400,000	0.1	Cape Cod	1,270	0.24	4	1-1
-	25 Great Pond Drive	6/5/2023	$100	0.1	Cape Cod	984	0.24	2	1-
-	27 Davis Road	5/14/2019	$355,000	0.1	Cape Cod	1,692	0.28	4	3-
-	17 Lakewood Road	2/9/2016	$204,000	0.1	Ranch	912	0.28	2	1-
-	1180 Route 28	8/2/2005	$580,000	0.1	Store	7,986	1.21		-
-	160 Wood Road	11/29/2019	$333,000	0.1	Ranch	1,152	0.45	3	3-
-	14 Smith Road	9/24/2019	$295,000	0.1	Ranch	1,638	0.21	4	2-
-	53 Davis Road	2/14/2023	$100	0.1	Cape Cod	1,270	0.23	2	1-1
-	0 Smith Road	5/11/1977	$0	0.1	Vacant Land		0.06		-
-	165 Wood Road	1/30/1998	$75,000	0.1	Ranch	964	0.25	2	1-
-	16 Lakewood Road	3/18/2022	$100	0.1	Ranch	1,144	0.23	3	1-
-	24 Town Hall Avenue	5/24/2013	$100	0.1	Ranch	1,056	0.26	2	1-
-	30 Town Hall Avenue	4/13/2016	$100	0.1	Cape Cod	1,636	0.25	3	1-
-	23 Davis Road	3/2/2020	$349,000	0.1	Cape Cod	1,458	0.31	3	2-
-	1172 Route 28	6/2/1934	$0	0.1	Other State	5,225	0.92		-
-	46 Ice House Road	7/20/2015	$100	0.1	Ranch	1,728	0.38	2	1-1
-	40 Lakeland Avenue	11/19/2003	$100	0.1	Ranch	1,108	0.25	2	1-1
-	18 Town Hall Avenue	12/19/2014	$240,000	0.1	Ranch	1,192	0.27	3	1-1
-	34 Town Hall Avenue	12/11/2020	$425,000	0.1	Cape Cod	1,368	0.24	3	2-
-	11 Smith Road	11/16/1995	$85,000	0.1	Ranch	1,256	0.24	3	1-
-	45 Ice House Road	11/22/2022	$560,000	0.1	Split-Level	1,684	0.37	3	2-1
-	23 Lakewood Road	12/17/1999	$120,000	0.1	Ranch	1,390	0.29	3	1-1

Averages

6092 days

$163,788

0.08

---

1,530

0.32

---

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

60 29 5 Lakeland Avenue