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Home My WebLink AboutYarmouth 18 Lydale Rd Dunham 111621Appraisal Company of Cape Cod, Inc. Page 1 of 18 Appraisal Company of Cape Cod, Inc. Real Estate Appraisal and Consulting BOX 1655, 170 ROUTE 6A ORLEANS, MASSACHUSETTS 02653 (508) 255-8822 FAX (508) 255-9257 TOLL FREE (877) 760-8900 www.capecodappraiser.com November 16, 2021 Mr. Donald Dunham deMartin Dunham Builders 42 Wianno Avenue, #1164 Osterville, MA 02655 Dear Mr. Dunham Per your request, I have prepared this letter to provide a market value of the improvements (building and site improvements, exclusive of the land) located at 18 Lyndale Road, Yarmouth, MA which is further identified in the Town of Yarmouth Assessors office as Map 25 Parcel 243. I understand that the objective of this letter would be to provide an “as is” value of the improvements located on the above described address property for the purpose to assist in the possible renovation of the improvements per Town of Yarmouth building codes. The appraisal process entailed a physical inspection of the property and estimation of the value based on size, type and quality of construction, and condition of the improvements. I personally inspected the property on October 29, 2021 and have gathered all the data necessary to arrive at a market value conclusion for the building. As a result of my investigation, analysis and information gathered I estimate the market value of the improvements (residential building) as of the date of inspection to be $165,000. Residential Commercial Vacant Land Expert Witness Michael Sutton Certified General Real Estate Appraiser – MA Lic. #786 Mikesutton@capecodappraiser.com Appraisal Company of Cape Cod, Inc. Page 2 of 18 PHOTOGRAPHS OF SUBJECT PROPERTY View From Road View of Southeast Side Appraisal Company of Cape Cod, Inc. Page 3 of 18 View of Southwest Side Deck, Sheds, Fence Appraisal Company of Cape Cod, Inc. Page 4 of 18 Kitchen Living Room Appraisal Company of Cape Cod, Inc. Page 5 of 18 Bedroom Additional Kitchen Photo Appraisal Company of Cape Cod, Inc. Page 6 of 18 Enclosed Porch Basement Crawl Area Appraisal Company of Cape Cod, Inc. Page 7 of 18 Electrical Service Room Appraisal Company of Cape Cod, Inc. Page 8 of 18 Room Appraisal Company of Cape Cod, Inc. Page 9 of 18 The subject building sits on a .20 acre residentially zoned site identified as Parcel 25-243- 0 in the Yarmouth assessor’s records. A copy of the field card identifying the property is attached to this report. The subject site is generally rectangular shaped parcel with approximately 86.58 feet frontage on westerly side of Lyndale Road. The improvement “subject” (the property being valued) is a one story, wood frame, ranch style building constructed in 1964 according to town records. It has six rooms, three bedrooms and one bath, and 912 square feet of livable above ground space (gla)according to town records. In addition, there is a 120 square foot enclosed finished porch, 240 square foot wood deck, fire pit. Six foot wood fencing encloses the site. The basement is cement block foundation crawl space with furnace under floor and 50 sf+- space for hot water tank and electric panel area. A further description of the improvements are as follows: Exterior: Foundation: Cement block; 50sf+- Floor/Walls for utilities Exterior walls: Wood shingles Roof: Asphalt shingles Windows: Double hung, Thermopane Size (gla): 912 square feet Age/Effective Age: 1964 / 15 year effective Condition: Average, overall Interior: Floors: Hardwood, tile, linoleum except for 225+-sf gutted section of building Walls/Ceilings/Trim: Drywall, wood trim, Vinyl doors Lighting: Incandescent Amenities: Fireplaces in the living room, 160 sf wood deck, 88 sf enclosed finished porch off kitchen. At time of the inspection, the property appears to be in the process of renovation. The exterior shows recent work with asphalt shingle roof. The exterior is generally complete with cedar shingles, double hung, insulated windows, outside shower except for the Appraisal Company of Cape Cod, Inc. Page 10 of 18 southwesterly portion of the rear portion of the building. The remaining 25% is to be finished. The interior of the residence appeared to be in its original quality of construction and in overall average to good condition except for approximately 250+-square feet where interior demolition work was done (see pictures). Comments: A breakdown of the estimated value is shown on the next page. Appraisal Company of Cape Cod, Inc. Page 11 of 18 Marshall & Swift Cost Valuation Service Building Quality Class Type gba Average D 912 Base Cost $ 140 $ 140.00 Heat $12 $ 14.84 $ 154.84 Current Cost Multipl: 1.23 1.23 Local Cost Multiplier: 1.15 1.15 Total $ 219.02 Rounded To: $ 220 Estimated Reproduction Const, New SF Pr./SF 912 x $ 220 $200,640 Bsmt Unfinished 50 x $ 30 $ 1,500 Landscaping: Driveway,Sheds,Fencing,Patio,Fire Pit,OSS 1 x $ 10,000 Deck 160 x $ 15 $ 2,400 Fireplace 1 x $5,000 $ 5,000 Encl Por, Finished 120 $ 125 $ 15,000 - - TOTAL COST NEW $234,540 Depreciation Age 50 Eff. Age 15 Econ. Life 50 % Dep 30% $ 70,362 Functional 0% - Total Depreciated Value of the Building $164,178 Rounded To: $165,000 Appraisal Company of Cape Cod, Inc. Page 12 of 18 The appraiser’s estimate of value “As Is” condition of the improvements as of date of inspection is $165,000. Thank you for the opportunity to be of service. If you have any questions, please do not hesitate to contact me. Sincerely, Michael Sutton Appraisal Company of Cape Cod, Inc. Page 13 of 18 FIELD CARD – PAGE 1 Appraisal Company of Cape Cod, Inc. Page 14 of 18 FIELD CARD – PAGE 2 Appraisal Company of Cape Cod, Inc. Page 15 of 18 ASSESSOR’S MAP Appraisal Company of Cape Cod, Inc. Page 16 of 18 QUALIFICATIONS Appraisal Company of Cape Cod, Inc. Page 17 of 18 QUALIFICATIONS – PAGE 2 Appraisal Company of Cape Cod, Inc. Page 18 of 18 QUALIFICATIONS – PAGE 3