12 Kipling Ave - Comparable Market Analysis

Dear Andrew & Giulia,

In response to your request for an evaluation, as a practicing real estate salesperson I am establishing Market Value for Listing purposes.

Value is established, for the property at 12 Kipling Ave. as of this dated letter.

Date: July 14th, 2023, Market Value: $799,000 (+/- 3%)

There are limiting conditions and assumptions connected with this evaluation done by the herein sales representative:

- It is assumed any MLS® data used is reliable and correct.

- The client will not circulate or expose information provided herein without prior approval of the writer.

- Any update expected must be requested in writing.

- If the herein sales representative is required in a court of law, in relation to this evaluation, the court cost will be $350 per hour

Please find enclosed some general information about the process of selling real estate. If you have any other questions about preparing your home to ensure that you get the top price the market will bring in, please feel free to contact me. I look forward to helping you with all your real estate needs and ensuring that you get the best price and terms on the sale of your property!

Sincerely,

Mike Heddle, Hon. B. Comm. Broker

Heddle Real Estate | Team Leader

Royal LePage State Realty, Brokerage

P. (905) 574-7441

F. (905) 662-2227

www.LiveInHamilton.ca

Brief Summary of Comparable Properties

A brief summary of the subject and comparable properties in this market analysis

Price Adjustments

The subject property vs comparable properties.

Subject Property: 12 Kipling Road, Hamilton, L8S 3X3 June 8,

Price Adjustments

The subject property vs comparable properties.

Subject Property: 12 Kipling Road, Hamilton, L8S 3X3 June 8,

Price Adjustments

The subject property vs comparable properties.

Subject Property: 12 Kipling Road, Hamilton, L8S 3X3 June 8,

Client Full CMA Report UnderContract

Listing Brokerage: Royal LePage State Realty

Client Remarks:

This Gorgeous 3 bedroom (2+1) is located in the heart of historic Westdale and is perfect for the 1st time buyer or family. Fully finished Basement has separate entrance with laundry, storage and 3-piece bathroom. Beautiful Private low maintenance English garden in backyard with large storage shed. Minutes' walk to schools, parks, MacMaster University, Columbia college, princess point waterfront trail, restaurants, cafes, grocery and so much more.

Researched and prepared by

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.

Michael Heddle

Air Conditioner, Furnace, Hot Water Heater

2 FRIDGE, STOVE,MICROWAVE, WASHER & DRYER, all window covering, All ELF's Tenant belongs

Listing Brokerage: Right At Home Realty

Client Remarks:

Location, location, Location & CASH FLOW! $60,000/ yr Wesdale area income property . C5 zoning. Solid 2.5 storey detached brick house, well maintained, fresh paint, carpet free, seperate entrance from side & back, 2nd kitchen in basement with 2 good size bedrooms, above ground level has 4 large and bright bedrooms, eat-in kitchen plus dinning room. Large finished attic area ready for you to add extra rooms and generate more income! Easy Highway access, Direct bus route from McMaster university, walking distance to Wesdale High School , Fortinos and shopping plaza, near GO bus pick up/ drop off station . Roof (2017), A/C & Furnace (2019), This location never vacant, current fully rent to 6 McMaster university students, A++ tenants lease end April 30th, 2024. Must assume tenants. Over 1800sqft living space. Seller does not warrant apartment status of basement. Shared driveway leads to back yard which can park 3 vehicles. Call today to book your private showing.

Researched and prepared by

Michael Heddle

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.

Hot Water Heater

Bathroom

Listing Brokerage: Jim Pauls Real Estate Ltd.

Client Remarks:

Potential lives here! Calling all first-timers and investors, because this one is just for you. Full of original charm and detail with the opportunity to build, renovate, or restore this charming Westend home . Built in a time when quality mattered, this home has good bones, and a functional floorplan you need to see. A few highlights ; the living and dining rooms are open, and off the kitchen is a bonus room (sunroom) that is so bright it practically glows. On the second level, there are two (potentially 3) bedrooms and a bathroom. The lower level is finished with a separate entrance, and a potential in-law suite & teenage retreat. Lovingly updated over the years 4 Roanoke Place is ready for its next makeover. Outside, this home is situated on a wooded, quiet, court location and sits on a large (45 x 102 foot) lot that is private (fenced) and perfect for summer BBQs and family get-togethers. Located in the charming community where family and lifestyle matter, Westdale. Close to everything that matters, big box stores, popular restaurants, and shopping. This area has a trendy, village feel within the city, conveniently located near McMaster University and the highway. Nature lovers will rejoice with the proximity to the water, and access to plenty of parks, green spaces and nature to explore including Cootes Paradise.

Researched and prepared by

Michael Heddle

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.

Proximity to schools, parks, restaurants, & 403. Include: Stainless

Listing Brokerage: FOREST HILL REAL ESTATE INC., BROKERAGE

Client Remarks:

Welcome to this charming classic house located in the desirable Westdale ! It is the perfect starter home for a young family or a couple. You'll be greeted by the charming living room that features hardwood floors, original character, & a cozy fireplace. The backyard is a true oasis, perfect for summer barbecues and relaxing on a lazy afternoon. Location of this house is hard to beat! Situated in a quiet and peaceful neighbourhood, yet steps to everything!

Researched and prepared by

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.

Michael Heddle

BUILTINMW,CARBONMONOX,DISHWASHER,DRYER,MICROWAVE,R ANGEHOOD,REFRIGERATOR,SMOKEDETECTOR,STOVE,WASHER; 2 fridges, 2 dishwashers, 2 microwaves, 2 clothes washers, 2 clothes dryers, stove, all electrical light

Listing Brokerage: Martin Group

Client Remarks:

Welcome to 174 Bond St N, Hamilton, situated in one of the city's most desirable neighbourhoods. Exquisitely renovated with no expense spared - the perfect place you have been searching for. The hardwood floors throughout all levels provide a cohesive and inviting atmosphere. The main floor boasts an open-concept kitchen with granite counter, stainless steel appliances, modern backsplash, under mount lighting, and accented with a live edge island. Bright living room with a gas fireplace and built-in cabinets with lighting. Main floor laundry plus renovated bath featuring herringbone floors, glass shower, and modern vanity with quartz countertop. Enjoy the view of your backyard from your private office , or unwind on your 12x24 foot back deck, built in 2021. Upstairs, the finished space offers endless opportunities , plus plumbing has already been installed for a future bathroom. In-law suite with separate side entry offers a well -laid-out open-concept living area/kitchen with a peninsula, white cabinets, and a slate sink makes for a fantastic living space. Both spaces have their own private laundry! This home is only steps away from MacMaster University, Macmaster Hospital, Picturesque Churchill Park, Cootes Paradise & Princess Point, and Downtown Westdale , with local shops and boutiques. The front and rear

Michael Heddle

Researched and prepared by

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.

Hot Water Heater

Listing Brokerage: Royal LePage State Realty

Client Remarks:

Warm and welcoming picturesque home in Westdale North /Princess Point conservation neighbourhood within walking of everything. This wonderful home is move-in ready with a modern and spacious eat-in kitchen, light-filled main floor family room addition and 3 bedrooms (Livingroom currently used as 4th bedroom). Finished basement. Full of charm and character - the perfect blend of the traditional with modern updates. Enjoy the large back garden with wood deck and handyman shed plus your own private drive with room for 2 cars. Currently rented until April 30th 2023, after which time vacant possession will be given. A nature lover 's dream - Westdale/Princess Point has it all; walk to 3 top-rated schools, parks (kids' jungle playground & splash pad plus a wonderful outdoor public pool), miles & miles of RBG forests and just down the hill are extensive waterfront walking/biking trails leading all the way to the Bayfront & Pier 4 Parks. A short stroll will put you right in the middle of the Westdale shopping district with its wonderful stores, boutiques, restaurants, coffee shops , traditional movie theatre & public library.

Michael Heddle

Minimums and Maximums

A summary of key property attributes in this analysis .

Listing Price between $699,900 and $829,000

Selling Price between $727,000 and $805,000

2-6 Beds

2 Baths

0-1 Half Bath

800 to 1,466 Square Feet

$0.99 to $1.05 per Sold Square Foot Year Built between 1923 and 1948

Days On Market

The number of days each property has been listed on the market.

Property Locations

A map showing the subject and comparable properties

Subject Property: 12 Kipling Road, Hamilton, L8S 3X3 June 8, 2023

List Price, Sale Price, and Days on Market

List price, and sale price of sold listings, with the number of days each property has been listed on the market.

Pricing Recommendation

Setting the right price is critical to a successful sale.

General Facts About Pricing

There are many things we can do to help ensure the successful sale of your home--such as sprucing up its appearance and marketing it aggressively--but the single most important thing is choosing the right price.

The best, most reliable way of choosing the right list price for your home is by comparing it to similar properties in the neighborhood. How much are comparable properties currently listed for? How much did comparable properties recently sell for? How are these properties different than yours ? Are prices rising or falling? These questions will guide us to the best possible list price for your home: a price that is as high as possible but low enough to generate interest and lead to a quick sale.

Market Statistics

Prices are adjusted for property differences, rounded to the nearest $100.

After comparing your property to similar properties that are on the market now, that recently sold, and that failed to sell, my analysis suggests a realistic list price for your property of:

Market Analysis Explanation

An explanation and overview of this market analysis.

This Comparative Market Analysis will help determine the correct list price of your home . Ultimately, the correct list price is the highest possible price the market will bear.

This market analysis is divided into three categories: Comparable homes that are currently for sale 1 2 Comparable homes that were recently sold 3 Comparable homes that failed to sell

Looking at similar homes currently for sale, we can assess the alternatives available to a serious buyer. We can also be sure we are not underpricing your home.

Looking at similar homes sold in the past few months, we can see a clear picture of how the market has valued homes comparable to yours. Banks and other lending institutions also analyze these sales to determine how much they can lend to qualified buyers.

Looking at similar homes that failed to sell, we can avoid pricing at a level that would not attract buyers.

This Comparative Market Analysis has been carefully prepared by analyzing homes similar to yours . The aim of this market analysis is to achieve the highest sale price for your home in a reasonably short period of time.

APPENDIX A: MPAC Assessment vs. Market Sale Price

APPENDIX A - MPAC Assessment vs. Market Sale Price

Based on an analysis of the average MPAC assessment value versus the market sale price of comparable properties, the estimated "market" value of the subject property is:

NOTE: * denotes properties included in the "Direct Comparison Approach".

However, this method of deriving value is only presented as an alternative analytical tool to provide the Seller with additional "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not as accurate as traditional valuation methods such as the "Direct Comparison Approach to Value" and the "Cost Approach to Value". The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.

APPENDIX B: Cost Approach

APPENDIX B - COST APPROACH TO VALUE

* estimate square

The cost approach value has a minimal value in terms of deriving market value since the Land Value is a difficult value to derive based on comparable available market values in the area. Thus, this method of deriving value is only presented for the purpose of an alternative analytical tool used inorder to provide "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not an accuarate representation of "market" value and the "Direct Comparison Approach to Value" illustrates a more accurate representation of value. The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.

APPENDIX C: Sale Price vs. Market Change

APPENDIX D: MPAC AVM Value

REALTOR® AVM Enhanced Residential Report

Permit

Primary Structures

APPENDIX E: Geowarehouse Enhanced Report

Copyright © 2002-2023 Teranet Inc. and its suppliers. All rights reserved.

This report was prepared by:

MICHAEL HEDDLE

SALES REPRESENTATIVE

mikeheddle@royallepage.ca

www.mikeheddle.ca

ROYAL LEPAGE STATE REALTY

Office: (905)574-7441

Fax: (905)662-2227 © 2023 Teranet

Property Details

GeoWarehouse Address:

12 KIPLING RD

HAMILTON L8S3X3

PIN:

Land Registry Office:

Land Registry Status:

Registration Type:

Ownership Type:

174700166

HAMILTON WENTWORTH (62) Active Certified (Land Titles) Freehold

Lot Size

Area:

Perimeter:

Measurements:

3239.93 sq.ft

255.91 ft

34.07ft x 95.19ft x 34.07ft x 95.19ft

Lot Measurement Accuracy : LOW

These lot boundaries may have been adjusted to fit within the overall parcel fabric and should only be considered to be estimates.

Assessment Information

ARN

251801006106930

Previous Assessment N/A

Frontage: 34.0 ft

Depth:

Based On:

95.0 ft

January 1, 2016

Enhanced Site & Structure

Structures:

Description:

Single-family detached (not on water)

301 Property Code: $417,000

Assessment:

Assessment Roll Legal Description: PLAN 705 LOT 18

Property Address: 12 KIPLING RD HAMILTON ON L8S3X3

Zoning: C/S-1364

Property Type: RESIDENTIAL

Site Area: 0.07A

Site Variance: Regular

Driveway Type: Separate or Private Driveway

Garage Type: N/A

Garage Spaces: N/A

Water Service Type: Municipal

Sanitation Type: Municipal

Pool: Indoor :N, Outdoor :N

Sales History

Dominant Market Group

Dominant Market Group

Comparable Sales

Data Not Available

Area Heat Maps

Average Sales Heat Maps - Last 1 Year

The Average Sales Heat Map shows the average sale price of properties within the subject property's block compared to surrounding blocks.

Growth Rate Heat Maps - Last 5 Years

The Growth Rate Heat Map shows the growth of the average sale price of properties within the subject property's block compared to surrounding blocks.

Market Turnover Heat Maps - Last 1 Year

The Market Turnover Heat Map shows the percentage of properties that have sold in the past year within the subject property's block compared to surrounding blocks.

Historical Market Trends

Average Sale Values and Growth Rates

Market Turnover Rates

5 Year Analysis

Data Not Available

Average Sales Price - Last 1 Year

$0

$672,194 Block Municipality

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

Terms and Conditions

Reports Not the Official Record. Reports, other than the Parcel Register, obtained through Geowarehouse are not the official government record and will not necessarily reflect the current status of interests in land.

Data contained in the Geowarehouse reports are not Currency of Information. maintained real-time. Data contained in reports, other than the Parcel Register, may be out of date ten business days or more from data contained in POLARIS.

Data, information and other products and services accessed through the Land Coverage. Registry Information Services are limited to land registry offices in the areas identified on the coverage map.

Completeness of the Sales History Report.

Some Sales History Reports may be incomplete due to the amount of data collected during POLARIS title automation. Subject properties may also show nominal consideration or sales price (e.g. $2) in cases such as transfers between spouses or in tax exempt transfers.

Demographic Information is obtained from Environics

Demographic Information. Analytics. Environics Analytics acquires and distributes Statistics Canada files in accordance with the Government of Canada's Open Data Policy. No information on any individual or household was made a vailable to Environics Analytics by Statistics Canada. PRIZM and selected PRIZMC2 nicknames are registered trademarks of The Nielsen Company (U.S.) and are used with permission.

The Property Information Services, reports and information are provided "as is" and your use is subject to the applicable Legal Terms and Conditions. Some information obtained from the Land Registry Information Services is not the official government record and will not reflect the current status of interests in land. Use of personal information contained herein shall relate directly to the purpose for which the data appears in land registry records and is subject to all applicable privacy legislation in respect of personal information. Such information shall not be used for marketing to a named individual.

Parcel Mapping shown on the site was compiled using plans and documents recorded in the Land Registry System and has been prepared for property indexing purposes only. It is not a Plan of Survey. For actual dimensions of property boundaries, see recorded plans and documents.

Copyright © 2002-2023 Teranet Inc. and its suppliers. All rights reserved.

APPENDIX F: Market Conditions