Financial & Assessment Core

Assessor Fair Market Value

$740,600

Taxable Assessed Value

$740,600

Est. Benchmark Tax (Unadjusted)

$7,776 / yr

at 1.05% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0 sq ft

0.00 Acres

Cadastral Attributes & Deed Registry

Recorded Legal Owner	HERNANDEZ JUAN DIEGO CELAYA
Mailing Address	263 ALBION ST, WAKEFIELD MA
Land Classification	101
Improvement Share	56% Structure • 44% Land
Legal Description	Single Family Residential

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (3 Verified Comps)

261 -263 ALBION ST is cataloged under the Middlesex County, MA property tax appraisal roll with an assessor fair market valuation of $740,600. Structural improvements constitute 56% ($415,300) of total parcel value, with allocated land value accounting for 44% ($325,300). Based on the prevailing MA benchmark tax rate of 1.05%, estimated annual ad valorem taxes are approximately $7,776/year.

Assessed Land Valuation Baseline

$2,323,571.4286 / sq ft

Pure Cadastral Land Allocation ($325,300)

Plat Equity Disparity

Up to 57.0% Lower

Avg 57.0% reduction across 3 comps

Est. Potential Tax Rollback

$1,947 / yr

Immediate relief against certified assessment roll

Verified Pure Land Comparables (Private Holdings on Immediate Plat):

Comparable APN	Street Address / Owner	Land Area	Certified Land Value	Land Rate / sq ft	Inequity Gap
VERIFIED COMP 12-100-0	25 ROCKY HILL RD CARACO DOMENIC	0 sq ft	$460,000	$1,000,000.0000	-57.0%
LOCKED 12-101•••••	23 RO•••••••••••• YOUN••••••••••••	0 sq ft	$460,000	$1,000,000.0000	-57.0%
LOCKED 12-102•••••	21 RO•••••••••••• RUSS••••••••••••	0 sq ft	$460,000	$1,000,000.0000	-57.0%

Official Value Adjustment Board (VAB) Evidence Packet Ready

Under Florida Statutes § 193.011 and county appraisal guidelines, presenting verified lower-assessed adjacent land comparables establishes prima facie proof of unequal assessment. Open the official certified evidence packet ready for VAB board submission.

🔒 Orders Paused for System Maintenance

Nearby Properties in Middlesex County

Adjacent Property & Address	City	Just Valuation
16A ASHLEY ST, PEPPERELL, MA	PEPPERELL	$2,500
25 ROCKY HILL RD, BURLINGTON, MA	BURLINGTON	$1,112,300
178 ALBION ST, WAKEFIELD, MA	WAKEFIELD	$21,192,100
168 ALBION ST, WAKEFIELD, MA	WAKEFIELD	$42,456,200
98 BROOK ST, DUNSTABLE, MA	DUNSTABLE	$665,300
107 PLEASANT STREET, AYER, MA	AYER	$343,800