Financial & Assessment Core

Assessor Fair Market Value

$188,500

Taxable Assessed Value

$188,500

Est. Benchmark Tax (Unadjusted)

$3,582 / yr

at 1.9% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

2.65 Acres

115,434 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	Mcroy Brian & Mcroy Wendy
Mailing Address	5 Breakneck Rd, Sturbridge MA
Land Classification	PARCEL
Improvement Share	82% Structure • 18% Land
Legal Description	LAND & DWELLING

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

3044 Rt 153 is cataloged under the Rupert County, VT property tax appraisal roll with an assessor fair market valuation of $188,500. Structural improvements constitute 82% ($154,500) of total parcel value, with allocated land value accounting for 18% ($34,000). Based on the prevailing VT benchmark tax rate of 1.9%, estimated annual ad valorem taxes are approximately $3,582/year.

Assessed Land Valuation Baseline

$0.2945 / sq ft

Pure Cadastral Land Allocation ($34,000)

Plat Equity Disparity

Up to 61.3% Lower

Avg 40.4% reduction across 4 comps

Est. Potential Tax Rollback

$261 / 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 10414	999 Sykes Hollow Rd Hackney 7 Llc & C/O David Donahey	3,628,548 sq ft	$413,600	$0.1140	-61.3%
LOCKED 10406•••••	731 Rt•••••••••••• Pelt••••••••••••	287,496 sq ft	$48,100	$0.1673	-43.2%
LOCKED 10408•••••	4905 R•••••••••••• Penn••••••••••••	635,976 sq ft	$133,500	$0.2099	-28.7%
LOCKED 10415•••••	247 Hi•••••••••••• Finn••••••••••••	239,580 sq ft	$50,700	$0.2116	-28.2%

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 Rupert County

Adjacent Property & Address	City	Just Valuation
1658 Hebron Rd, Rupert, VT	Rupert	$769,700
SPAN: 537-169-10401, Rupert, VT	Rupert	Active Cadastral Lot
Pawlet Mountain Rd, Rupert, VT	Rupert	$203,600
SPAN: 537-169-10402, Rupert, VT	Rupert	Active Cadastral Lot
3248 Rt 153, Rupert, VT	Rupert	$54,100
SPAN: 537-169-10403, Rupert, VT	Rupert	Active Cadastral Lot