131 Bell Avenue - Comparable Market Analysis

131 Bell Ave. Comparable Market Analysis Hamilton

131 BELL Avenue Hamilton, L8K 3E5

Thursday, July 15, 2021

Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis.

Active Listings Address 131 BELL Avenue 76 Adair Avenue S 154 CROSTHWAITE Avenue S 50 BELL Avenue

Price

$499,900 $599,900 $649,900 $583,233

Averages:

2 4 4 3.3

1 3 2 2.0

SqFt 2788 981 1,208 1,230 1,140

$/SqFt 251.08 $509.58 $496.61 $528.37 $511.52

1 1 1 2 2 3 1.7

SqFt 2788 1,200 921 1,362 1,668 1,345 1,593 1,348

$/SqFt 251.08 $400.00 $628.54 $447.87 $383.69 $501.86 $509.73 $478.62

1 2 1.6

SqFt 2788 1,362 1,300 1,331

$/SqFt 251.08 $477.17 $499.92 $488.55

List Date

04/05/2021 07/06/2021 05/17/2021

Sold Listings Address 131 BELL Avenue 117 CROSTHWAITE Avenue S 171 AUBURN Avenue 52 Tragina Avenue S 42 WEIR Street S 98 CAMERON Avenue S 85 BARONS Avenue S

Price

$480,000 $578,888 $610,000 $640,000 $675,000 $812,000 $632,648

Averages:

3 2 3 3 4 3 3.0

Sale Date

05/20/2021 06/21/2021 06/26/2021 05/27/2021 06/15/2021 06/15/2021

Cancelled Listings Address 131 BELL Avenue 52 Tragina Avenue S 39 GARSIDE Avenue S

Price

$649,900 $649,900 $649,900

Averages:

3 4 3.5

Cancel Date

06/24/2021 05/17/2021

Low

Median

Average

High

Count

Comparable Price

$480,000

$640,000

$622,308

$812,000

11

Adjusted Comparable Price

$505,000

$635,000

$631,399

$799,500

11

On Average, the 'Sold' status comparable listings sold in 6 days for $632,648

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5 Thursday, July 15, 2021

CMA Price Adjustments This page outlines the subject property versus comparables properties.

Subject Property Details 131 BELL Avenue 76 Adair Avenue S H4102643 H4109101 MLS® # Hamilton Hamilton City Residential Residential Prop Type Freehold Freehold Sub Type Sale Sale Trans Type Active Status Hamilton Hamilton Region Hamilton East (24) Hamilton East (24) Munic/Area Bartonville / Glenview (240) Nbrhd/Sub-Area Bartonville / Glenview (240) 2 3 Beds 1.0 2.1 Baths Total 5 8 # Rooms Crawl Space Full Basement 04/05/2021 06/16/2021 List Date $499,900 $699,999 List Price Sale Date Sale Price 2 Parking Spaces 4 0 spaces / None 0spaces / None Garage less than .50 Acres/Range 981 Sqft Total/Rng 2,788 30 38.83 Lot Frontage 1941 / 51-99 Years Year Built/Age - / 51-99 Years $2,175 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning - / Central Air 1 1/2 Storey 2 Storey Style/Type

Price Total Adjustments Adjusted Price

Adjust

Details

Adjust

154 CROSTHWAITE Avenue S H4111365 Hamilton Residential Freehold Sale Active Hamilton Hamilton East (24) Bartonville / Glenview (240) 25,000 4 -25,000 37,500 3.0 7 Full - Fully Finished - Separate Entrance 07/06/2021 $599,900

3 0 spaces / None 1,208 38 - / 51-99 Years $3,471 / 2021 Gas Forced Air 1 1/2 Storey

$499,900 $62,500 $562,400 Researched and prepared by Michael Heddle

$599,900 $-25,000 $574,900 Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5 Thursday, July 15, 2021

CMA Price Adjustments This page outlines the subject property versus comparables properties.

Subject Property Details Adjust Details 131 BELL Avenue 50 BELL Avenue 52 Tragina Avenue S H4107157 H4107695 H4109101 MLS® # Hamilton Hamilton Hamilton City Residential Residential Residential Prop Type Freehold Freehold Freehold Sub Type Sale Sale Sale Trans Type Active Cancelled Status Hamilton Hamilton Hamilton Region Hamilton East (24) Hamilton East (24) Hamilton East (24) Munic/Area Bartonville / Glenview (240) Bartonville / Glenview (240) Nbrhd/Sub-Area Bartonville / Glenview (240) 4 -25,000 3 3 Beds 2.0 12,500 1.1 2.1 Baths Total 9 6 8 # Rooms Crawl Space - Fully Finished - Separate Entrance Full - Unfinished Full Basement 05/17/2021 05/25/2021 06/16/2021 List Date $649,900 $649,900 $699,999 List Price Sale Date Sale Price 3 0 Parking Spaces 4 0 spaces / None 0 spaces / None 0spaces / None Garage less than .50 Acres/Range 1,230 1,362 Sqft Total/Rng 2,788 35 30 38.83 Lot Frontage - / 51-99 Years - / 100+ Years Year Built/Age - / 51-99 Years $2,983 / 2021 $3,483 / 2020 Taxes/Tax Year Total # Units Gas Gas Gas Heat Source Forced Air Forced Air Forced Air Heat Type Air Conditioning - / Central Air 1 1/2 Storey 1 1/2 Storey 2 Storey Style/Type

Price Total Adjustments Adjusted Price

$649,900 $-12,500 $637,400 Researched and prepared by Michael Heddle

Adjust

25,000

$649,900 $25,000 $674,900 Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5 Thursday, July 15, 2021

CMA Price Adjustments This page outlines the subject property versus comparables properties.

Subject Property Details Adjust 131 BELL Avenue 39 GARSIDE Avenue S H4105252 H4109101 MLS® # Hamilton Hamilton City Residential Residential Prop Type Freehold Freehold Sub Type Sale Sale Trans Type Cancelled Status Hamilton Hamilton Region Hamilton East (24) Hamilton East (24) Munic/Area Bartonville / Glenview (240) Nbrhd/Sub-Area Bartonville / Glenview (240) 4 -25,000 3 Beds 2.1 2.1 Baths Total 8 8 # Rooms Full - Fully Finished - Separate Entrance Full Basement 04/28/2021 06/16/2021 List Date $649,900 $699,999 List Price Sale Date Sale Price 3 Parking Spaces 4 0 spaces / None 0spaces / None Garage less than .50 Acres/Range 1,300 Sqft Total/Rng 2,788 36 38.83 Lot Frontage - / 51-99 Years Year Built/Age - / 51-99 Years $3,387 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning - / Central Air 1 1/2 Storey 2 Storey Style/Type

Price Total Adjustments Adjusted Price

$649,900 $-25,000 $624,900 Researched and prepared by Michael Heddle

Details

Adjust

117 CROSTHWAITE Avenue S H4107043 Hamilton Residential Freehold Sale Sold Hamilton Hamilton East (24) Bartonville / Glenview (240) 3 1.1 7 Full - Unfinished - Walk-Up 05/14/2021 $449,900 05/20/2021 $480,000 5 1 spaces / Detached

25,000

1,200 38 - / 51-99 Years $3,424 / 2020 Gas Forced Air 1 1/2 Storey

$480,000 $25,000 $505,000 Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5 Thursday, July 15, 2021

CMA Price Adjustments This page outlines the subject property versus comparables properties.

Subject Property Details Adjust 131 BELL Avenue 171 AUBURN Avenue H4109774 H4109101 MLS® # Hamilton Hamilton City Residential Residential Prop Type Freehold Freehold Sub Type Sale Sale Trans Type Sold Status Hamilton Hamilton Region Hamilton East (24) Hamilton East (24) Munic/Area Bartonville / Glenview (240) Nbrhd/Sub-Area Bartonville / Glenview (240) 2 25,000 3 Beds 1.1 25,000 2.1 Baths Total 5 8 # Rooms Full - Partially Finished - Separate Entrance Full Basement 06/14/2021 06/16/2021 List Date $499,900 $699,999 List Price 06/21/2021 Sale Date $578,888 Sale Price 3 Parking Spaces 4 1 spaces / Detached 0spaces / None Garage less than .50 Acres/Range 921 Sqft Total/Rng 2,788 32 38.83 Lot Frontage - / 51-99 Years Year Built/Age - / 51-99 Years $3,138 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning - / Central Air 1 1/2 Storey 2 Storey Style/Type

Price Total Adjustments Adjusted Price

$578,888 $50,000 $628,888 Researched and prepared by Michael Heddle

Details

Adjust

52 Tragina Avenue S H4110502 Hamilton Residential Freehold Sale Sold Hamilton Hamilton East (24) Bartonville / Glenview (240) 3 1.1 6 Full - Unfinished 06/24/2021 $629,900 06/26/2021 $610,000 0 0 spaces / None

25,000

1,362 30 - / 100+ Years $3,483 / 2020 Gas Forced Air 1 1/2 Storey

$610,000 $25,000 $635,000 Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5 Thursday, July 15, 2021

CMA Price Adjustments This page outlines the subject property versus comparables properties.

Subject Property Details 131 BELL Avenue 42 WEIR Street S H4107480 H4109101 MLS® # Hamilton Hamilton City Residential Residential Prop Type Freehold Freehold Sub Type Sale Sale Trans Type Sold Status Hamilton Hamilton Region Hamilton East (24) Hamilton East (24) Munic/Area Bartonville / Glenview (240) Nbrhd/Sub-Area Bartonville / Glenview (240) 3 3 Beds 2.0 2.1 Baths Total 10 8 # Rooms Full - Partially Finished Full Basement 05/20/2021 06/16/2021 List Date $599,900 $699,999 List Price 05/27/2021 Sale Date $640,000 Sale Price 1 Parking Spaces 4 0 spaces / None 0spaces / None Garage less than .50 Acres/Range 1,668 Sqft Total/Rng 2,788 30 38.83 Lot Frontage - / 51-99 Years Year Built/Age - / 51-99 Years $3,471 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning - / Central Air 1 1/2 Storey 2 Storey Style/Type

Price Total Adjustments Adjusted Price

Adjust

Details

Adjust

98 CAMERON Avenue S H4109036 Hamilton Residential Freehold Sale Sold Hamilton Hamilton East (24) Bartonville / Glenview (240) 4 12,500 2.1 7 Full - Fully Finished 06/07/2021 $648,800 06/15/2021 $675,000 4 0 spaces / None

-25,000

1,345 42 - / 51-99 Years $3,505 / 2021 Gas Forced Air 1 1/2 Storey

$640,000 $12,500 $652,500 Researched and prepared by Michael Heddle

$675,000 $-25,000 $650,000 Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5 Thursday, July 15, 2021

CMA Price Adjustments This page outlines the subject property versus comparables properties.

Subject Property Details Adjust 131 BELL Avenue 85 BARONS Avenue S H4109099 H4109101 MLS® # Hamilton Hamilton City Residential Residential Prop Type Freehold Freehold Sub Type Sale Sale Trans Type Sold Status Hamilton Hamilton Region Hamilton East (24) Hamilton East (24) Munic/Area Bartonville / Glenview (240) Nbrhd/Sub-Area Bartonville / Glenview (240) 3 3 Beds 3.0 -12,500 2.1 Baths Total 8 8 # Rooms Full - Fully Finished - Separate Entrance Full Basement 06/10/2021 06/16/2021 List Date $629,900 $699,999 List Price 06/15/2021 Sale Date $812,000 Sale Price 3 Parking Spaces 4 0 spaces / None 0spaces / None Garage less than .50 Acres/Range 1,593 Sqft Total/Rng 2,788 35 38.83 Lot Frontage 1948 / 51-99 Years Year Built/Age - / 51-99 Years $3,673 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning - / Central Air 1 1/2 Storey 2 Storey Style/Type

Price Total Adjustments Adjusted Price

$812,000 $-12,500 $799,500 Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5

Thursday, July 15, 2021

Minimums and Maximums This page summarizes key fields of the listings in this analysis.

The listings in this analysis can be summarized as follows: Listing Price between $449,900 and $649,900 Sale Price between $480,000 and $812,000 921 to 1,668 Square Feet $359.65 to $542.78 per Square Foot $383.69 to $628.54 per Sold Square Foot

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, Ontario

Thursday, July 15, 2021

Number of Days On Market This chart illustrates the level of excitement and interest in a new listing over time. It also demonstrates the importance of pricing correctly. When a property is first listed, it generates a very high level of interest from prospective buyers, which reduces dramatically over time. It is important to be priced correctly from the beginning, during the peak of this curve.

Days On Market 120

Days On Market

100 80 60

D OM

40 20

2 25

5 H

41

05

69

3 H

41

07

04

0 H

41

07

48

6 H

41

07

03

9 H

41

09

09

4 H

41

09

77

2 H

41

09

50

3 H

41

10

64

7 02

15 41 H

07 41

H

H

41

11

36

5

0

MLS® #

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, Ontario

Thursday, July 15, 2021

CMA Map Layout This page displays the Map for the CMA Subject and your comparables .

131 BELL Avenue, Hamilton 1 2 3 4 5 6 7 8 9 10 11

Researched and prepared by Michael Heddle

154 CROSTHWAITE Avenue S, Hamilton 50 BELL Avenue, Hamilton 76 Adair Avenue S, Hamilton 52 Tragina Avenue S, Hamilton 171 AUBURN Avenue, Hamilton 85 BARONS Avenue S, Hamilton 98 CAMERON Avenue S, Hamilton 42 WEIR Street S, Hamilton 117 CROSTHWAITE Avenue S, Hamilton 52 Tragina Avenue S, Hamilton 39 GARSIDE Avenue S, Hamilton

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, Ontario

Thursday, July 15, 2021

List Price and Sale Price This graph illustrates the list price, along with the sale price in Sold listings.

Price Graph 1000K

800K

Price

600K List Price Sale Price

400K

200K

2 25

5 H

41

05

69

3 H

41

07

04

0 H

41

07

48

6 H

41

07

03

9 09 41 H

H

41

09

09

4 77

2 H

41

09

50

3 H

41

10

64

7 02

15 41 H

07 41

H

H

41

11

36

5

0K

MLS® #

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5

Thursday, July 15, 2021

Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis.

Status: Active List Date

Address

H4102643

04/05/2021

76 Adair Avenue S

H4111365

07/06/2021

H4107157

05/17/2021

MLS® #

154 CROSTHWAITE Avenue S 50 BELL Avenue

SP/LP

SqFt

Bds

Bth

L Price

Freehold

981

2

1.0

$499,900

101

Freehold

1,208

4

3.0

$599,900

9

Freehold

1,230

4

2.0

$649,900

59

1,140

3.3

2.0

$583,233

56

SqFt

Bds

Bth

Prop Sub Type

Averages:

S Price

DOM

Status: Sold MLS® #

Sale Date

H4107043

05/20/2021

H4109774

06/21/2021

H4107480

05/27/2021

Address

Prop Sub Type

117 CROSTHWAITE Avenue S 171 AUBURN Avenue 42 WEIR Street S

L Price

S Price

SP/LP

DOM

Freehold

1,200

3

1.1

$449,900

$480,000

106.7

Freehold

921

2

1.1

$499,900

$578,888

115.8

7

Freehold

1,668

3

2.0

$599,900

$640,000

106.7

7 2 5

H4110502

06/26/2021

52 Tragina Avenue S

Freehold

1,362

3

1.1

$629,900

$610,000

96.8

H4109099

06/15/2021

85 BARONS Avenue S

Freehold

1,593

3

3.0

$629,900

$812,000

128.9

H4109036

06/15/2021

98 CAMERON Avenue S

Freehold

Averages:

6

1,345

4

2.1

$648,800

$675,000

104.0

8

1,348

3.0

1.7

$576,383

$632,648

109.8

6

SqFt

Bds

Bth

L Price

S Price

1,362

3

1.1

$649,900

1,300

4

2.1

$649,900

19

1,331

3.5

1.6

$649,900

25

Status: Cancelled Cncl Date

Address

H4107695

06/24/2021

52 Tragina Avenue S

Freehold

H4105252

05/17/2021

39 GARSIDE Avenue S

Freehold

MLS® #

Prop Sub Type

Averages:

SP/LP

DOM 30

Summary Status

Total

Avg Price

Avg $ Per SqFt

Median

Low

High

Avg DOM

Active

3

$583,233

$511.52

$599,900

$499,900

$649,900

56

Cancelled

2

$649,900

$488.55

$649,900

$649,900

$649,900

25

Sold

6

$632,648

$478.62

$625,000

$480,000

$812,000

6

Total

11

$622,308

$489.39

$640,000

$480,000

$812,000

23

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, L8K 3E5

Thursday, July 15, 2021

Pricing Recommendation General Facts About Pricing...

There are certain factors that are within our control and some factors beyond our control when it comes to setting the price. Those factors within our control are: the appearance of the property, how aggressively we market the property and the price. Factors outside our control are: location of property, size and local amenities. It's important to accept those factors that are beyond our control and focus on the pricing and preparation.

A property priced at market value will attract more buyers than a home priced above market value.

Consider that a competitively priced property will also attract a greater number of potential buyers and increase your opportunity for a quick sale.

Market Statistics...

Sell Price Per Sq. Ft. Statistics

Sell Price Statistics Average Price:

$645,100

Average Price/Sq Ft:

$491

High Price:

$799,500

High Price/Sq Ft:

$683

Median Price:

$642,500

Median Price/Sq Ft:

$475

Low Price:

$505,000

Low Price/Sq Ft:

$391

Figures are based on selling price after adjustments, and rounded to the nearest $100

Summary...

After analyzing your property, comparable properties on the market now, recent sales and comparable properties that failed to sell, I conclude that in the current market, your property is most likely to sell for .

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

131 BELL Avenue Hamilton, Ontario

Thursday, July 15, 2021

Market Analysis Explanation This is an explanation and overview of this market analysis.

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

This market analysis is divided into three categories: 1. Comparable homes that are currently for sale 2. Comparable homes that were recently sold 3. Comparable homes that failed to sell Looking at similar homes that are currently offered for sale , we can assess the alternatives that a serious buyer has from which to choose. We can also be sure that we are not under pricing your home.

Looking at similar homes that were sold in the past few months, we can see a clear picture of how the market has valued homes that are 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 for you , analyzing homes similar to yours. The aim of this market analysis is to achieve the maximum selling price for your home, while being able to sell your home within a relatively short period of time.

Researched and prepared by Michael Heddle

Royal LePage State Realty

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 2021.

APPENDIX A: MPAC Assessment vs. Market Sale Price

APPENDIX A - MPAC Assessment vs. Market Sale Price Status Subject Active Active Active Sold Sold Sold Sold Sold Sold

Address 131 Bell Ave. 76 Adair Ave. S 154 Croswaite Ave. S 50 Bell Ave. 117 Crosthwaite Ave. S 171 Auburn Ave. 52 Tragina Ave. 42 Weir St. 98 Cameron Ave. S 85 Barons Ave.

MPAC $ $ $ $ $ $ $ $ $ $

Sale Price 412,000 183,000 287,000 251,000 288,000 264,000 293,000 292,000 290,000 309,000

$ 480,000 $ 578,888 $ 610,000 $ 640,000 $ 675,000 $ 812,000 AVERAGE

% Difference

66.67% 119.28% 108.19% 119.18% 132.76% 162.78% 118.14%

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: Average $ 898,746 Range $ 686,667 to NOTE: * denotes properties included in the "Direct Comparison Approach".

$ 1,082,667

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 to Value

APPENDIX B - COST APPROACH TO VALUE Land Value: 38.83 Front Ft @ Actual Age: Effective Age:

5000

$ 194,150.00

72 years 40 years

Improvements: Building Basement Garage Landscaping

2960 Sq. ft.

450 *Sq. ft.

@ @ @

Cost New Depreciation @ 27% $ 414,400.00 $ 110,506.67 $ 36,000.00 $ 9,600.00 $ 15,000.00 $ 4,000.00 $ 60,000.00 $ 16,000.00 Total Current Value of All Improvements Indicated Value by the Cost Approach Value Rounded to $140 $80 $60

Current Value $ 303,893.33 $ 26,400.00 $ 11,000.00 $ 44,000.00 $ 385,293.33

$ 385,293.33 $ 579,443.33 $ 725,000.00

* estimate square footage 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 C - Sale Price vs. Market Change

Monthly

Average Sale Value Median Sale Value

$ $

Jun-17 365,750.00 365,933.00

$ $

638,523.00 630,000.00

% Change 74.58% 72.16%

Annual

Average Sale Value Median Sale Value

$ $

YTD 2017 392,571.00 397,874.00

$ $

YTD 2021 630,611.00 632,714.00

% Change 60.64% 59.02%

Subject Property 38 Cameron Ave. S

$

Sale Price 365,000.00

Monthly Annual

Jun-21

Adjusted Value (vs. Average) Adjusted Value (vs. Median) Adjusted Value (vs. Average) Adjusted Value (vs. Median)

$ $ $ $

637,213.66 628,393.72 586,322.00 580,436.55

Based on an analysis of the average sale price in the acqusition year versus the market change, the estimated "market" value of the subject property is: Estimate of Value: $ 608,091 Estimate of value (Range): $ 580,437 to $ 637,214 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 typically not as accurate as traditional valuation methods such as the "Direct Comparison Approach to Value" and the "Cost Approach to Value". Thus, the relative significance of this method of deriving value is extremely low. 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 D: MPAC AVM Value

GeoWarehouse AVM Enhanced Residential Report Property Address

131 BELL AVE

Municipality

HAMILTON CITY

Real Time Market Value (AVM)

$ 984,000

Valuation Date (yyyymmdd)

20210707

Lower Confidence Limit

$ 921,000

Upper Confidence Limit

$ 1,084,000

Confidence Rating (H=High, M=Medium, L=Low)

M

Property Type

301 - Single-family detached (not on water)

Year Built

1949

Total Area (Above Grade) (sq ft)

2960

Basement Finished Area (sq ft)

450

Number of Bedrooms

3

Number of Full Bathrooms

2

Number of Half Bathrooms

1

Frontage (ft)

38.83

Depth (ft)

123.88

Site Area

4791.6 F

Generated on 07/12/2021

Copyright © All rights reserved Municipal Property Assessment Corporation. Not to be reproduced by any means or distributed in any manner, in whole or in part, without prior written permission.

Page 1 of 1

APPENDIX E: Geowarehouse Enhanced Report

Client Report Generated on 2021

This report was prepared by:

131 BELL AVE HAMILTON PIN 172730110

MICHAEL HEDDLE

SALES REPRESENTATIVE mikeheddle@royallepage.ca www.mikeheddle.ca

ROYAL LEPAGE STATE REALTY Office: (905)574-7441 Fax: (905)662-2227

GeoWarehouse is a product of Teranet Real Estate Information Solutions

© 2021 Teranet Inc.

131 BELL AVE, HAMILTON | PIN 172730110

Property Details GeoWarehouse Address:

131 BELL AVE HAMILTON L8K3E5 PIN:

172730110

Land Registry Office:

HAMILTON WENTWORTH (62)

Land Registry Status:

Active

Registration Type:

Certified (Land Titles)

Ownership Type:

Freehold

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Lot Size Area:

4822.23 sq.ft

Perimeter:

324.8 ft

Measurements:

38.91ft x 124.07ft x 38.91ft x 124.06ft 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 251804034508120

Phased-In Value

Assessed Value

$412,000

$412,000

2021 Tax Year

Based on Jan 1, 2016

Frontage: Depth:

38.83 ft 123.88 ft

Description:

Single-family detached (not on water)

Property Code:

301

Sales History Sale Date

Sale Amount Type

Oct 24, 1986

$2

Notes

Transfer

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Demographics

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131 BELL AVE, HAMILTON | PIN 172730110

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Dominant Market Group

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131 BELL AVE, HAMILTON | PIN 172730110

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131 BELL AVE, HAMILTON | PIN 172730110

Dominant Market Group

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131 BELL AVE, HAMILTON | PIN 172730110

Comparable Sales

Comparable Sales Search Results Address

Date

Sales Amount

Lot Size

($)

(sq.ft)

$/ sq.ft

Distance

PIN

(m)

1

154 ROSEWOOD RD, HAMILTON, L8K3J1

Feb 01, 2021

53,126

3,143.00

17

152

172740108

2

73 WEIR ST S, HAMILTON, L8K3A5

Mar 31, 2021

535,000

3,465.00

154

254

172710328

3

224 BELL AVE, HAMILTON, L8K3E6

May 27, 2021

570,000

6,350.00

90

328

172730082

4

212 RODGERS RD, HAMILTON, L8K3C4

Jan 15, 2021

600,000

3,433.00

175

309

172730026

5

239 ROSEWOOD RD, HAMILTON, L8K3J5

Jun 14, 2021

600,000

3,885.00

154

336

172730241

6

59 WEIR ST S, HAMILTON, L8K3A3

May 14, 2021

605,000

2,701.00

224

260

172740035

7

136 AUBURN AVE, HAMILTON, L8K3B2

May 27, 2021

615,000

4,057.00

152

225

172710370

8

191 ROSEWOOD RD, HAMILTON, L8K3J3

Jun 25, 2021

636,000

3,821.00

166

223

172730228

9

160 ROSEWOOD RD, HAMILTON, L8K3J4

Apr 29, 2021

640,000

3,304.00

194

148

172730218

10

92 WEIR ST S, HAMILTON, L8K3A7

May 28, 2021

652,250

3,433.00

190

342

172710307

11

206 CRAIGROYSTON RD, HAMILTON, L8K3K3

Jun 04, 2021

686,756

3,842.00

179

274

172730264

12

206 ROSEWOOD RD, HAMILTON, L8K3J4

May 31, 2021

690,000

3,842.00

180

212

172730205

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Sales Statistics Maximum:

$690,000

Minimum:

$53,126

Average:

$573,594

Median:

$615,000

*Standard Deviation: The smaller the number, the more similar are the sales results in the area. The larger the number, the more widely spread the sales results are in the area.

Area Heat Maps Average Sales Heat Maps - Last 1 Year Block

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131 BELL AVE, HAMILTON | PIN 172730110

Growth Rate Heat Maps - Last 5 Years Block

Market Turnover Heat Maps - Last 1 Year Block

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Historical Market Trends Average Sale Values and Growth Rates

Market Turnover Rates

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

Market Statistics Area Map Average Sales Price - Last 1 Year

$557,463

$546,937 Municipality

Block

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

5 Year Analysis Up and Coming - This area has proven more affordable than many areas of the municipality, and has seen property prices grow 27.3% higher than the average municipal growth. Worth investigating for investment potential.

Report Generated On Jul 15, 2021 by MICHAEL HEDDLE (78672)

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131 BELL AVE, HAMILTON | PIN 172730110

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.

Currency of Information. Data contained in the Geowarehouse reports are not 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. Coverage. Data, information and other products and services accessed through the Land 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. Demographic Information is obtained from Environics 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.

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