Researched and prepared by
Shawna Connelly
Subject Property
14 Fairview Avenue Hamilton, Ontario
Prepared exclusively for
L8L 7B4
Tara Spalding Prepared on June 14, 2021
Shawna Connelly Royal LePage State Realty 115 #8 Highway Stoney Creek, ON L8G 1C1 (905) 662-6666 shawnaconnelly@royallepage.ca
Copyright: 2021 All rights reserved. All rights reserved. Information is from sources deemed reliable, but not guaranteed. Unauthorized distribution, reproduction, or sale of this data is prohibited. This is a broker price opinion or comparative market analysis and should not be considered an appraisal. In making any decision that relies upon my work, you should know that I have not followed the guidelines for development of an appraisal or analysis contained in the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation.
14 Fairview Avenue Hamilton, L8L 7B4
Monday, June 14, 2021
Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis.
Active Listings Address 14 Fairview Avenue 199 BALMORAL Avenue N
Price
$699,999 $699,999
Averages:
4 4.0
3 3.0
SqFt 1616 1,794 1,794
$/SqFt 351.18 $390.19 $390.19
0 2 0 3 3 2 2.6
SqFt 1616 1,557 875 1,692 1,325 1,793 1,172 1,402
$/SqFt 351.18 $359.67 $742.86 $398.94 $529.81 $407.42 $669.80 $518.08
List Date
06/11/2021
Sold Listings Address 14 Fairview Avenue 12 MORRIS Avenue 15 Wexford Avenue N 45 CONNAUGHT Avenue S 225 Glendale Avenue N 231 KENSINGTON Avenue N 11 FAIRHOLT Road N
Price
$560,000 $650,000 $675,000 $702,000 $730,500 $785,000 $683,750
Averages:
4 4 5 4 4.3
Sale Date
12/23/2020 02/15/2021 05/27/2021 03/02/2021 03/15/2021 05/30/2021
Low
Median
Average
High
Count
Comparable Price
$560,000
$699,999
$686,071
$785,000
7
Adjusted Comparable Price
$590,000
$684,999
$677,500
$777,500
7
On Average, the 'Sold' status comparable listings sold in 12 days for $683,750
Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, L8L 7B4 Monday, June 14, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 Fairview Avenue 30750063 MLS® # Hamilton City Multi-Residential Prop Type Duplex - Up/Down Sub Type Sale Trans Type Status Hamilton Region Hamilton Centre (20) Munic/Area Nbrhd/Sub-Area Crown Point (201) 4 Beds 2.0 Baths Total # Rooms Full Basement 07/08/2019 List Date $574,900 List Price 7/25/2019 Sale Date $567,500 Sale Price Parking Spaces 5 1spaces / Detached Garage less than .50 Acres/Range Sqft Total/Rng 1,616 31 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year 18 DOM 2 Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey Style/Type 31.00 Frontage 101.10 Depth Unfinished Bsmnt Finish
Price Total Adjustments Adjusted Price
Details
Adjust
199 BALMORAL Avenue N 40127685 Hamilton Multi-Residential Duplex - Up/Down Sale Active Hamilton Hamilton Centre (20) Crown Point (201) 4 3.0
Details
12 MORRIS Avenue H4094607 Hamilton Multi-Residential Duplex - Up/Down Sale Sold Hamilton Hamilton Centre (20) Crown Point (201) -15,000 0.0
Adjust
Full - Partially Finished 06/11/2021 $699,999
Full - Unfinished 12/16/2020 $499,000 12/23/2020 $560,000 4 0 spaces / None
1,794 20 1923 / 51-99 Years $2,724 / 2020 3 2
1,557 25 - / 51-99 Years $2,413 / 2020 7 2 Electric, Gas Baseboard, Forced Air
Forced Air Yes / Central Air
30,000
2 1/2 Storey 25.00 121.45 Unfinished
20.00 101.00 Partially Finished
$699,999 $-15,000 $684,999 Researched and prepared by Shawna Connelly
$560,000 $30,000 $590,000 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.
14 Fairview Avenue Hamilton, L8L 7B4 Monday, June 14, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 Fairview Avenue 30750063 MLS® # Hamilton City Multi-Residential Prop Type Duplex - Up/Down Sub Type Sale Trans Type Status Hamilton Region Hamilton Centre (20) Munic/Area Nbrhd/Sub-Area Crown Point (201) 4 Beds 2.0 Baths Total # Rooms Full Basement 07/08/2019 List Date $574,900 List Price 7/25/2019 Sale Date $567,500 Sale Price Parking Spaces 5 1spaces / Detached Garage less than .50 Acres/Range Sqft Total/Rng 1,616 31 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year 18 DOM 2 Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey Style/Type 31.00 Frontage 101.10 Depth Unfinished Bsmnt Finish
Price Total Adjustments Adjusted Price
Details
Adjust
45 CONNAUGHT Avenue S H4106721 Hamilton Multi-Residential Duplex - Up/Down Sale Sold Hamilton Hamilton Centre (20) Gibson / Stipley South (202) 0.0
Details
Adjust
15 Wexford Avenue N H4097466 Hamilton Residential Freehold Sale Sold Hamilton Hamilton Centre (20) Crown Point (201) 4 2.1 8 Full - Fully Finished 02/10/2021 $497,900 02/15/2021 $650,000 2 0 spaces / None
Full - Fully Finished 05/12/2021 $699,000 05/27/2021 $675,000 2 1 spaces / Detached 1,692 40 - / 51-99 Years $3,625 / 2020 15 2 Gas Forced Air
875 26 - / 51-99 Years $2,114 / 2020 5
1 1/2 Storey 40.00 87.08 Fully Finished
Bungalow 25.75 105.87 Fully Finished
-7,500
Gas Forced Air
$675,000 $0 $675,000 Researched and prepared by Shawna Connelly
$650,000 $-7,500 $642,500 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.
14 Fairview Avenue Hamilton, L8L 7B4 Monday, June 14, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 Fairview Avenue 30750063 MLS® # Hamilton City Multi-Residential Prop Type Duplex - Up/Down Sub Type Sale Trans Type Status Hamilton Region Hamilton Centre (20) Munic/Area Nbrhd/Sub-Area Crown Point (201) 4 Beds 2.0 Baths Total # Rooms Full Basement 07/08/2019 List Date $574,900 List Price 7/25/2019 Sale Date $567,500 Sale Price Parking Spaces 5 1spaces / Detached Garage less than .50 Acres/Range Sqft Total/Rng 1,616 31 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year 18 DOM 2 Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey Style/Type 31.00 Frontage 101.10 Depth Unfinished Bsmnt Finish
Price Total Adjustments Adjusted Price
Details
Adjust
Details
Adjust
225 Glendale Avenue N H4098747 Hamilton Residential Freehold Sale Sold Hamilton Hamilton Centre (20) Crown Point (201) 4 3.0 -15,000 8 Full - Fully Finished - Separate Entrance 02/26/2021 $499,900 03/02/2021 $702,000 6 2 spaces / Detached
231 KENSINGTON Avenue N H4098976 Hamilton Residential Freehold Sale Sold Hamilton Hamilton Centre (20) Crown Point (201) 5 -30,000 3.0 -15,000 8 Full - Fully Finished - Separate Entrance, Walk-Up 03/01/2021 $674,900 03/15/2021 $730,500 4 0 spaces / None
1,325 36 - / 100+ Years $2,200 / 2020 4
1,793 50 1956 / 51-99 Years $2,983 / 2020 14
Gas Forced Air
Gas Forced Air
1 1/2 Storey 36.00 118.00 Fully Finished
1 1/2 Storey 50.00 100.00 Fully Finished
$702,000 $-15,000 $687,000 Researched and prepared by Shawna Connelly
$730,500 $-45,000 $685,500 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.
14 Fairview Avenue Hamilton, L8L 7B4 Monday, June 14, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 Fairview Avenue 30750063 MLS® # Hamilton City Multi-Residential Prop Type Duplex - Up/Down Sub Type Sale Trans Type Status Hamilton Region Hamilton Centre (20) Munic/Area Nbrhd/Sub-Area Crown Point (201) 4 Beds 2.0 Baths Total # Rooms Full Basement 07/08/2019 List Date $574,900 List Price 7/25/2019 Sale Date $567,500 Sale Price Parking Spaces 5 1spaces / Detached Garage less than .50 Acres/Range Sqft Total/Rng 1,616 31 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year 18 DOM 2 Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey Style/Type 31.00 Frontage 101.10 Depth Unfinished Bsmnt Finish
Price Total Adjustments Adjusted Price
Details
Adjust
11 FAIRHOLT Road N H4106200 Hamilton Residential Freehold Sale Sold Hamilton Hamilton Centre (20) Gibson / Stipley (200) 4 2.1 -7,500 8 Full - Fully Finished - Separate Entrance 05/05/2021 $699,000 05/30/2021 $785,000 7 3 spaces / Detached 1,172 18 - / 100+ Years $2,591 / 2020 25 Gas Forced Air 2 1/2 Storey 18.01 107.75 Fully Finished
$785,000 $-7,500 $777,500 Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, L8L 7B4
Monday, June 14, 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 $497,900 and $699,999 Sale Price between $560,000 and $785,000 875 to 1,794 Square Feet $320.49 to $596.42 per Square Foot $359.67 to $742.86 per Sold Square Foot
Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, Ontario
Monday, June 14, 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 28
Days On Market
24 20 16 DOM
12 8 4
07 H
40
94 6
66 H
40
97 4
47 H
40
98 7
76 H
40
98 9
00 06 2 41 H
06 7 41 H
40
12 7
68 5
21
0
MLS® #
Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, Ontario
Monday, June 14, 2021
List Price and Sale Price This graph illustrates the list price, along with the sale price in Sold listings.
Price Graph 800K 700K 600K
Price
500K List Price Sale Price
400K 300K 200K 100K
07 H
40
94 6
66 H
40
97 4
47 H
40
98 7
76 H
40
98 9
00 06 2 41 H
06 7 41 H
40
12 7
68 5
21
0K
MLS® #
Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, L8L 7B4
Monday, June 14, 2021
Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Status: Active MLS® # 40127685
List Date
Address
06/11/2021
199 BALMORAL Avenue N
Prop Sub Type
SqFt
Bds
Bth
L Price
Duplex - Up/Down
1,794
4
3.0
$699,999
3
1,794
4.0
3.0
$699,999
3
SqFt
Bds
Bth
L Price
S Price
875
4
2.1
$497,900
$650,000
Averages:
S Price
SP/LP
DOM
Status: Sold Sale Date
Address
H4097466
02/15/2021
15 Wexford Avenue N
Freehold
H4094607
12/23/2020
12 MORRIS Avenue
Duplex - Up/Down
1,557
0.0
$499,000
H4098747
03/02/2021
225 Glendale Avenue N
Freehold
1,325
4
3.0
$499,900
H4098976
03/15/2021
231 KENSINGTON Avenue N
Freehold
1,793
5
3.0
H4106721
05/27/2021
45 CONNAUGHT Avenue S
Duplex - Up/Down
1,692
0.0
H4106200
05/30/2021
11 FAIRHOLT Road N
Freehold
1,172
4
1,402
4.3
MLS® #
Prop Sub Type
Averages:
SP/LP
DOM
130.5
5
$560,000
112.2
7
$702,000
140.4
4
$674,900
$730,500
108.2
14
$699,000
$675,000
96.6
15
2.1
$699,000
$785,000
112.3
25
2.6
$594,950
$683,750
116.7
12
Summary Status
Total
Avg Price
Avg $ Per SqFt
Median
Low
High
Avg DOM
Active
1
$699,999
$390.19
$699,999
$699,999
$699,999
3
Sold
6
$683,750
$518.08
$688,500
$560,000
$785,000
12
Total
7
$686,071
$499.81
$699,999
$560,000
$785,000
10
Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, L8L 7B4
Monday, June 14, 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:
$676,300
Average Price/Sq Ft:
$513
High Price:
$777,500
High Price/Sq Ft:
$734
Median Price:
$680,300
Median Price/Sq Ft:
$459
Low Price:
$590,000
Low Price/Sq Ft:
$379
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 $674,900.
Researched and prepared by Shawna Connelly
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.
14 Fairview Avenue Hamilton, Ontario
Monday, June 14, 2021
CMA Map Layout This page displays the Map for the CMA Subject and your comparables . 14 Fairview Avenue, Hamilton 1 2 3 4 5 6 7
Researched and prepared by Shawna Connelly
199 BALMORAL Avenue N, Hamilton 45 CONNAUGHT Avenue S, Hamilton 11 FAIRHOLT Road N, Hamilton 231 KENSINGTON Avenue N, Hamilton 225 Glendale Avenue N, Hamilton 15 Wexford Avenue N, Hamilton 12 MORRIS Avenue, 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.
APPENDIX A: MPAC Assessment vs. Market Sale Price
APPENDIX A - MPAC Assessment vs. Market Sale Price Status Subject Active Sold Sold Sold Sold Sold Sold
Address 14 Fairview Ave. 199 Balmoral Avenue N 12 Morris Avenue 45 Connaught Avenue S 225 Glendale Avenue N 231 Kensington Avenue N 11 Fairholt Road N 15 Wexford Avenue N
MPAC $ $ $ $ $ $ $ $
Sale Price 243,000 229,000 203,000 305,000 258,000 251,000 218,000 177,000
-$ 560,000 $ 675,000 $ 702,000 $ 730,500 $ 785,000 $ 650,000 AVERAGE
% Difference -175.86% 121.31% 172.09% 191.04% 260.09% 267.23% 197.94%
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 $ 723,988 Range $ 661,186 to $
875,023
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: Price per Unit
APPENDIX B - Price per Unit Status Subject Active Sold Sold Sold Sold Sold Sold
Address 14 Fairview Ave. 199 Balmoral Avenue N 12 Morris Avenue 45 Connaught Avenue S 225 Glendale Avenue N 231 Kensington Avenue N 11 Fairholt Road N 15 Wexford Avenue N
# Units 2 2 2 2 2 2 2 2
Sale Price
% Difference
$ 699,999 $ 560,000 $ 675,000 $ 702,000 $ 730,500 $ 785,000 $ 650,000 AVERAGE
$ $ $ $ $ $ $ $
349,999.50 * 280,000.00 337,500.00 351,000.00 365,250.00 392,500.00 325,000.00 343,035.64
Asking 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: Average $ 686,073 Range $ 560,002 to $ NOTE: * denotes properties included in the "Direct Comparison Approach".
785,002
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 C: Cost Approach to Value
APPENDIX C - COST APPROACH TO VALUE Land Value: 31.00 Front Ft @ Actual Age: Effective Age:
$6,000
$ 186,000.00
101 years 10 years
Improvements: Building Basement Landscaping
1620 Sq. ft. 650 *Sq. ft.
@ @ @
Cost New Depreciation @ 7% $ 405,000.00 $ 27,000.00 $ $ $ 40,000.00 $ 2,666.67 Total Current Value of All Improvements Indicated Value by the Cost Approach Value Rounded to $250 $0
Current Value $ 378,000.00 $ $ 37,333.33 $ 415,333.33
$ 415,333.33 $ 601,333.33 $ 600,000.00
* 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 D: Market Increase
APPENDIX D - Sale Price vs. Market Change
Monthly
Average Sale Value Median Sale Value
$ $
Aug-19 382,286.00 371,500.00
$ $
540,387.00 499,900.00
% Change 41.36% 34.56%
Annual
Average Price Median Price
$ $
YTD 2019 378,367.00 362,211.00
$ $
YTD 2021 566,598.00 539,732.00
% Change 49.75% 49.01%
Subject Property 14 Fairview Ave.
$
Sale Price 567,500.00
Monthly Annual
May-21
Adjusted Value (vs. Average) Adjusted Value (vs. Median) Adjusted Value (vs. Average) Adjusted Value (vs. Median)
$ $ $ $
802,199.46 763,642.66 849,821.38 845,633.93
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: $ 815,324 Estimate of value (Range): $ 763,643 to $ 849,821 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 E: Income Approach to Value
APPENDIX D: Income Approach to Value [at $600k] Client: Property Address:
Tara Spalding 14 Fairview Ave.
Property Details Purchase Price Equity Investment
$ $
599,900.00 131,253.00
Financial Details Gross Operating Income Total Operating Expenses Net Operating Income Annual Debt Service Cash Flow Before Taxes (CFBT) Cash Flow After Taxes (CFAT)
$ $ $ $ $ $
Overall Cap Rate
37,830.00 6,236.00 16.48% of Gross Operating Income 31,594.00 22,716.50 8,877.50 (1st year) 5,229.99 (1st year) 5.27%
The overall capitalization rate represents the % return of the overall investment (% return of Net Operating Income to Acqusition Price).
Cash-on-Cash
6.76%
Cash-on-cash represents the % return of cash flow to the equity investment
Break-even Ratio
76.53%
The break-even ratio determines the ratio of expenses to G.O.I. If this value is <100%, the investment returns a positive cash flow; the greater the deviation in % from 100%, the greater the cash flow (positive/negative)
Payback Period
14.8 years
The payback period is calculated based on CFBT and Equity Investment.
Estimate of Value Desired Cap Rate Estimate of Value
$
5.00% 631,880.00
14 Fairview Ave. - Hamilton, ON Property Type: 2 Units
MONTHLY GROSS RENTAL INCOME Vacancy Rate Other Inc GROSS OPERATING INCOME (GOI)
$3,250 $98 $0
3%
MONTHLY OPERATING EXPENSES Taxes Insurance Utilities Repairs & Maintenance 3% 0% Property Management Condo Fees Other: Other: TOTAL MONTHLY OPERATING EXPENSES
$245 $177 $0 $98 $0 $0 $0 $0 $520
NET OPERATING INCOME (NOI) DEBT SERVICE Purchase Price Downpayment Mortgage Amount Monthly Payment
$3,153
$2,633
$599,900 $119,980 $479,920
20% 2.5%/30 yrs
$1,893
NET MONTHLY CASH FLOW
$740
ACQUISITION COSTS Down Payment Initial Improvements Building Inspection Appraisal Land Transfer Tax Legal Fees TOTAL ACQUISITION COSTS
ROI Cash Flow Principle Recapture Passive Appreciation Forced Appreciation TOTAL ROI
$131,253
@5%
SUMMARY Cap Rate Cash-on-cash Break Even Payback Period (yrs)
ROI Breakdown
40%
$119,980 $0 $500 $500 $8,473 $1,800
6.76% 8.31% 22.85% 0.00% 37.92%
5.27% 6.76% 76.53% 14.8
37.92%
35% 30% 25%
22.85%
20% 15% 10%
6.76%
8.31%
5%
0.00%
0%
Cash Flow
Principle Recapture
Passive Appreciation
Forced Appreciation
TOTAL ROI
NOTE: The information contained herein is provided for informational purposes only. The Listing Brokerage and Broker make no representation of the accuracy of the information contained herein. The purchaser MUST perform their own due diligence and make their own inquiries.
The Heddle Group | Royal LePage State Realty investing@theheddlegroup.ca P: (905) 574-7441 F: (905) 662-2227
APPENDIX D: Income Approach to Value [at $650k] Client: Property Address:
Tara Spalding 14 Fairview Ave.
Property Details Purchase Price Equity Investment
$ $
649,900.00 142,253.00
Financial Details Gross Operating Income Total Operating Expenses Net Operating Income Annual Debt Service Cash Flow Before Taxes (CFBT) Cash Flow After Taxes (CFAT)
$ $ $ $ $ $
Overall Cap Rate
37,830.00 6,236.00 16.48% of Gross Operating Income 31,594.00 24,609.85 6,984.15 (1st year) 3,664.72 (1st year) 4.86%
The overall capitalization rate represents the % return of the overall investment (% return of Net Operating Income to Acqusition Price).
Cash-on-Cash
4.91%
Cash-on-cash represents the % return of cash flow to the equity investment
Break-even Ratio
81.54%
The break-even ratio determines the ratio of expenses to G.O.I. If this value is <100%, the investment returns a positive cash flow; the greater the deviation in % from 100%, the greater the cash flow (positive/negative)
Payback Period
20.4 years
The payback period is calculated based on CFBT and Equity Investment.
Estimate of Value Desired Cap Rate Estimate of Value
$
5.00% 631,880.00
14 Fairview Ave. - Hamilton, ON Property Type: 2 Units
MONTHLY GROSS RENTAL INCOME Vacancy Rate Other Inc GROSS OPERATING INCOME (GOI)
$3,250 $98 $0
3%
MONTHLY OPERATING EXPENSES Taxes Insurance Utilities Repairs & Maintenance 3% 0% Property Management Condo Fees Other: Other: TOTAL MONTHLY OPERATING EXPENSES
$245 $177 $0 $98 $0 $0 $0 $0 $520
NET OPERATING INCOME (NOI) DEBT SERVICE Purchase Price Downpayment Mortgage Amount Monthly Payment
$3,153
$2,633
$649,900 $129,980 $519,920
20% 2.5%/30 yrs
$2,051
NET MONTHLY CASH FLOW
$582
ACQUISITION COSTS Down Payment Initial Improvements Building Inspection Appraisal Land Transfer Tax Legal Fees TOTAL ACQUISITION COSTS
ROI Cash Flow Principle Recapture Passive Appreciation Forced Appreciation TOTAL ROI
$129,980 $0 $500 $500 $9,473 $1,800 $142,253
@5%
SUMMARY Cap Rate Cash-on-cash Break Even Payback Period (yrs)
4.91% 8.30% 22.84% 0.00% 36.06%
4.86% 4.91% 81.54% 20.4
ROI Breakdown
40%
36.06%
35% 30% 25%
22.84%
20% 15%
8.30%
10% 5%
4.91% 0.00%
0%
Cash Flow
Principle Recapture
Passive Appreciation
Forced Appreciation
TOTAL ROI
NOTE: The information contained herein is provided for informational purposes only. The Listing Brokerage and Broker make no representation of the accuracy of the information contained herein. The purchaser MUST perform their own due diligence and make their own inquiries.
The Heddle Group | Royal LePage State Realty investing@theheddlegroup.ca P: (905) 574-7441 F: (905) 662-2227
APPENDIX D: Income Approach to Value [at $650k] Client: Property Address:
Tara Spalding 14 Fairview Ave.
Property Details Purchase Price Equity Investment
$ $
699,900.00 153,253.00
Financial Details Gross Operating Income Total Operating Expenses Net Operating Income Annual Debt Service Cash Flow Before Taxes (CFBT) Cash Flow After Taxes (CFAT)
$ $ $ $ $ $
Overall Cap Rate
37,830.00 6,236.00 16.48% of Gross Operating Income 31,594.00 26,503.21 5,090.79 (1st year) 2,099.45 (1st year) 4.51%
The overall capitalization rate represents the % return of the overall investment (% return of Net Operating Income to Acqusition Price).
Cash-on-Cash
3.32%
Cash-on-cash represents the % return of cash flow to the equity investment
Break-even Ratio
86.54%
The break-even ratio determines the ratio of expenses to G.O.I. If this value is <100%, the investment returns a positive cash flow; the greater the deviation in % from 100%, the greater the cash flow (positive/negative)
Payback Period
30.1 years
The payback period is calculated based on CFBT and Equity Investment.
Estimate of Value Desired Cap Rate Estimate of Value
$
5.00% 631,880.00
14 Fairview Ave. - Hamilton, ON Property Type: 2 Units
MONTHLY GROSS RENTAL INCOME Vacancy Rate Other Inc GROSS OPERATING INCOME (GOI)
$3,250 $98 $0
3%
MONTHLY OPERATING EXPENSES Taxes Insurance Utilities Repairs & Maintenance 3% 0% Property Management Condo Fees Other: Other: TOTAL MONTHLY OPERATING EXPENSES
$245 $177 $0 $98 $0 $0 $0 $0 $520
NET OPERATING INCOME (NOI) DEBT SERVICE Purchase Price Downpayment Mortgage Amount Monthly Payment
$3,153
$2,633
$699,900 $139,980 $559,920
20% 2.5%/30 yrs
$2,209
NET MONTHLY CASH FLOW
$424
ACQUISITION COSTS Down Payment Initial Improvements Building Inspection Appraisal Land Transfer Tax Legal Fees TOTAL ACQUISITION COSTS
ROI Cash Flow Principle Recapture Passive Appreciation Forced Appreciation TOTAL ROI
$139,980 $0 $500 $500 $10,473 $1,800 $153,253
@5%
SUMMARY Cap Rate Cash-on-cash Break Even Payback Period (yrs)
3.32% 8.30% 22.83% 0.00% 34.46%
4.51% 3.32% 86.54% 30.1
ROI Breakdown
40%
34.46%
35% 30% 25%
22.83%
20% 15%
8.30%
10% 5%
3.32% 0.00%
0%
Cash Flow
Principle Recapture
Passive Appreciation
Forced Appreciation
TOTAL ROI
NOTE: The information contained herein is provided for informational purposes only. The Listing Brokerage and Broker make no representation of the accuracy of the information contained herein. The purchaser MUST perform their own due diligence and make their own inquiries.
The Heddle Group | Royal LePage State Realty investing@theheddlegroup.ca P: (905) 574-7441 F: (905) 662-2227
APPENDIX F: MPAC Geowarehouse Report
GeoWarehouse AVM Enhanced Residential Report Property Address
14 FAIRVIEW AVE
Municipality
HAMILTON CITY
Real Time Market Value (AVM)
$ 668,000
Valuation Date (yyyymmdd)
20210609
Lower Confidence Limit
$ 603,000
Upper Confidence Limit
$ 724,000
Confidence Rating (H=High, M=Medium, L=Low)
M
Property Type
332 - Duplex
Year Built
1920
Total Area (Above Grade) (sq ft)
1620
Basement Finished Area (sq ft)
650
Number of Bedrooms
4
Number of Full Bathrooms
2
Number of Half Bathrooms
0
Frontage (ft)
31
Depth (ft)
101.1
Site Area
3920.4 F
Generated on 06/13/2021
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 G: Geowarehouse Report
Client Report Generated on 2021
This report was prepared by:
14 FAIRVIEW AVE HAMILTON
Shawna Connelly shawnaconnelly@royallepage.ca
PIN 172260116
GeoWarehouse is a product of Teranet Real Estate Information Solutions
© 2021 Teranet Inc.
14 FAIRVIEW AVE
| PIN 172260116
Property Details GeoWarehouse Address:
14 FAIRVIEW AVE HAMILTON L8L7B4 PIN:
172260116
Land Registry Office:
HAMILTON WENTWORTH (62)
Land Registry Status:
Active
Registration Type:
Certified (Land Titles)
Ownership Type:
Freehold
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page
2 of 11
14 FAIRVIEW AVE
| PIN 172260116
Lot Size Area:
4057.99 sq.ft
Perimeter:
282.15 ft
Measurements:
31.06ft x 102.11ft x 50.1ft x 100.11ft 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 251804028156390
Phased-In Value
Assessed Value
$243,000
$243,000
2021 Tax Year
Based on Jan 1, 2016
Frontage: Depth:
31.0 ft 101.1 ft
Description:
Duplex
Property Code:
332
Sales History Sale Date
Sale Amount Type
Aug 27, 2019
$567,500
Transfer
Mar 01, 2019
$450,000
Transfer
Feb 19, 2016
$310,000
Transfer
Jun 30, 2015
$131,555
Transfer
Oct 28, 1994
$2
Transfer
Notes
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page
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14 FAIRVIEW AVE
| PIN 172260116
Demographics
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
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14 FAIRVIEW AVE
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
| PIN 172260116
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14 FAIRVIEW AVE
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
| PIN 172260116
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14 FAIRVIEW AVE
| PIN 172260116
Comparable Sales Data Not Available
Area Heat Maps Average Sales Heat Maps - Last 1 Year Block
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page
7 of 11
14 FAIRVIEW AVE
| PIN 172260116
Growth Rate Heat Maps - Last 5 Years Block
Market Turnover Heat Maps - Last 1 Year Block
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page
8 of 11
14 FAIRVIEW AVE
| PIN 172260116
Historical Market Trends Average Sale Values and Growth Rates
Market Turnover Rates
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page
9 of 11
14 FAIRVIEW AVE
| PIN 172260116
Market Statistics Area Map Average Sales Price - Last 1 Year
$424,372
$535,303 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 30.4% higher than the average municipal growth. Worth investigating for investment potential.
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page 10 of 11
14 FAIRVIEW AVE
| PIN 172260116
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. 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.
GeoWarehouse is a product of Teranet Real Estate Information Solutions
Report Generated On Jun 13, 2021 by Shawna Connelly (291168)
GeoWarehouse Client Report | Page 11 of 11
APPENDIX H: Statistical Data
BrokerBay
Offers
Avg Price
Avg DOM
Page 2 of 2
YoY
% YoY
2021-06-14, 8:12 PM
Sold
Hamilton
Showings
New Listings
Hamilton
- MoM
Hamilton
+% YoY
Hamilton
- MoM
Hamilton
+% YoY
Hamilton
Hamilton
- MoM
+% YoY
$
- MoM
+% YoY
- MoM
+% YoY
- MoM
Showing Volume
https://rlpstate.brokerbay.ca/#/analytics/market
BrokerBay
New Listings
Sold Hamilton
Showings
+% YoY
Hamilton
- MoM
Hamilton
+% YoY
- MoM
+% YoY
- MoM
Offer Volume
https://rlpstate.brokerbay.ca/#/analytics/market
Offers Hamilton
+% YoY
- MoM
Hamilton
Avg Price
Hamilton
Avg DOM
% YoY
2021-06-14, 8:12 PM
Hamilton
- MoM
+% YoY
$ - MoM
YoY
Page 2 of 2
Matrix
2021-06-14, 8:25 PM
https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 1 of 2
Matrix
Month
2021-06-14, 8:25 PM
Days to Sell, Average
Jul 2020
29
Aug 2020
17
Sep 2020
12
Oct 2020
9
Nov 2020
9
Dec 2020
8
Jan 2021
35
Feb 2021
46
Mar 2021
13
Apr 2021
14
May 2021
14
Jun 2021
14
Search Criteria Time frame is from Jul 2020 to Jun 2021 Region is 'Hamilton' Property Type is 'Multi-Residential' Transaction Type is 'Sale' Property Sub Type is one of 'Duplex - Side/Side', 'Duplex - Up/Down' Results calculated from 68 listings All information contained herein is for the exclusive use of authorized Users. Copyright ©2021 REALTORS® Association of HamiltonBurlington
https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…NoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 2 of 2
Matrix
2021-06-14, 8:25 PM
https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 1 of 2
Matrix
Month
2021-06-14, 8:25 PM
Sales Price to List Price Ratio
Jul 2020
99.2%
Aug 2020
99.5%
Sep 2020
100.0%
Oct 2020
100.0%
Nov 2020
100.6%
Dec 2020
106.1%
Jan 2021
100.9%
Feb 2021
98.5%
Mar 2021
103.0%
Apr 2021
113.1%
May 2021
99.3%
Jun 2021
105.6%
Search Criteria Time frame is from Jul 2020 to Jun 2021 Region is 'Hamilton' Property Type is 'Multi-Residential' Transaction Type is 'Sale' Property Sub Type is one of 'Duplex - Side/Side', 'Duplex - Up/Down' Results calculated from 68 listings All information contained herein is for the exclusive use of authorized Users. Copyright ©2021 REALTORS® Association of HamiltonBurlington
https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…NoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 2 of 2
Matrix
2021-06-14, 8:26 PM
https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 1 of 2
Matrix
Month
2021-06-14, 8:26 PM
Months of Inventory
Jul 2020
1.8
Aug 2020
4.3
Sep 2020
5.7
Oct 2020
2.8
Nov 2020
2.5
Dec 2020
7.0
Jan 2021
1.1
Feb 2021
3.2
Mar 2021
1.8
Apr 2021
2.9
May 2021
2.2
Jun 2021
3.8
Search Criteria Time frame is from Jul 2020 to Jun 2021 Region is 'Hamilton' Property Type is 'Multi-Residential' Transaction Type is 'Sale' Property Sub Type is one of 'Duplex - Side/Side', 'Duplex - Up/Down' Results calculated from approximately 160 listings All information contained herein is for the exclusive use of authorized Users. Copyright ©2021 REALTORS® Association of HamiltonBurlington
https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…NoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 2 of 2