14 Norwood Dr. Comparable Market Analysis Hamilton
Dear Jennifer & James 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 14 Norwood Dr. as of this dated letter. Date: June 22, 2021
Market Value: $749,900 (range +/- 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 of 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 The Heddle Group | Team Leader Royal LePage State Realty, Brokerage P. (905) 574-7441 F. (905) 662-2227
www.LiveInHamilton.ca
14 NORWOOD Road Hamilton, L8S 3P9
Thursday, June 24, 2021
Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis.
Active Listings Address 14 NORWOOD Road 124 Bond Street
Price
$799,888 $799,888
Averages:
0
SqFt
$/SqFt
List Date
1,150 1,150
$695.55 $695.55
06/11/2021
SqFt
$/SqFt
Sale Date
1,150 685 700 1,075 952 1,410 922 1,488 1,160 1,060
$562.61 $978.10 $1,014.29 $660.47 $788.87 $539.01 $831.89 $547.72 $992.07 $768.34
04/30/2021 05/24/2021 05/18/2021 04/20/2021 04/11/2021 05/21/2021 04/24/2021 05/10/2021 05/25/2021
Sold Listings Address 14 NORWOOD Road 124 BOND Street N 191 PARADISE Road N 187 BOND Street N 30 FRANKLIN Avenue 174 Bond Street N 154 PARKVIEW Drive 3 ROANOKE Road 22 KENMORE Road 90 KIPLING Road
Price
$647,000 $670,000 $710,000 $710,000 $751,000 $760,000 $767,000 $815,000 $1,150,800 $775,644
Averages:
3 3 3 3 3 4 4 6 3 3.6
2 2 1 2 2 1 2 2 1 1.7
Low
Median
Average
High
Count
Comparable Price
$647,000
$755,500
$778,069
$1,150,800
10
Adjusted Comparable Price
$609,500
$703,500
$735,569
$1,125,800
10
On Average, the 'Sold' status comparable listings sold in 8 days for $775,644
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.
14 NORWOOD Road Hamilton, L8S 3P9 Thursday, June 24, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 NORWOOD Road H3190053 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (11) Munic/Area Nbrhd/Sub-Area Westdale North (112) 2 Beds 1.0 Baths Total 6 # Rooms Full Basement 09/08/2016 List Date $429,900 List Price 9/14/2016 Sale Date $460,000 Sale Price Parking Spaces 2 1spaces / Attached Garage less than .50 Acres/Range Sqft Total/Rng 40 Lot Frontage Year Built/Age - / 51-99 Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning No / Bungalow Style/Type
Price Total Adjustments Adjusted Price
Details
Adjust
124 Bond Street H4109597 Hamilton Residential Freehold Sale Active Hamilton Hamilton West (11) Westdale North (112) 0 0.0 1 Full - Fully Finished 06/11/2021 $799,888
Details
Adjust
2 0 spaces / None
124 BOND Street N H4103893 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) 3 -25,000 2.0 -12,500 8 Full - Fully Finished - Separate Entrance 04/14/2021 $649,000 04/30/2021 $647,000 2 0 spaces / None
1,150 36 - / 51-99 Years $4,743 / 2020
1,150 37 - / 51-99 Years $4,743 / 2020
Gas Forced Air
Gas Forced Air
Bungalow
Bungalow
$799,888 $0 $799,888 Researched and prepared by Michael Heddle
$647,000 $-37,500 $609,500 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 NORWOOD Road Hamilton, L8S 3P9 Thursday, June 24, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 NORWOOD Road H3190053 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (11) Munic/Area Nbrhd/Sub-Area Westdale North (112) 2 Beds 1.0 Baths Total 6 # Rooms Full Basement 09/08/2016 List Date $429,900 List Price 9/14/2016 Sale Date $460,000 Sale Price Parking Spaces 2 1spaces / Attached Garage less than .50 Acres/Range Sqft Total/Rng 40 Lot Frontage Year Built/Age - / 51-99 Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning No / Bungalow Style/Type
Price Total Adjustments Adjusted Price
Details
Adjust
191 PARADISE Road N H4106696 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) 3 2.0 6 Full - Fully Finished 05/12/2021 $629,000 05/24/2021 $670,000 1 0 spaces / None
Details
187 BOND Street N H4106605 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) -25,000 3 -12,500 1.1 7 Full - Fully Finished 05/11/2021 $599,900 05/18/2021 $710,000 4 1 spaces / Detached
Adjust
685 32 1935 / 51-99 Years $3,995 / 2020
700 36 1941 / 51-99 Years $4,434 / 2021
Gas Forced Air
Gas Forced Air
Bungalow
Bungalow
$670,000 $-37,500 $632,500 Researched and prepared by Michael Heddle
-25,000
$710,000 $-25,000 $685,000 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 NORWOOD Road Hamilton, L8S 3P9 Thursday, June 24, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 NORWOOD Road H3190053 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (11) Munic/Area Nbrhd/Sub-Area Westdale North (112) 2 Beds 1.0 Baths Total 6 # Rooms Full Basement 09/08/2016 List Date $429,900 List Price 9/14/2016 Sale Date $460,000 Sale Price Parking Spaces 2 1spaces / Attached Garage less than .50 Acres/Range Sqft Total/Rng 40 Lot Frontage Year Built/Age - / 51-99 Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning No / Bungalow Style/Type
Price Total Adjustments Adjusted Price
Details
Adjust
30 FRANKLIN Avenue H4103961 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) 3 2.0 8 Full - Fully Finished 04/16/2021 $689,900 04/20/2021 $710,000 4 0 spaces / None
Details
174 Bond Street N H4102932 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) -25,000 3 -12,500 2.0 7 Full - Fully Finished 04/07/2021 $699,950 04/11/2021 $751,000 3 0 spaces / None
1,075 33 1947 / 51-99 Years $4,469 / 2021
952 36 - / 51-99 Years $4,516 / 2020
Gas Forced Air
Gas Forced Air
1 1/2 Storey
1 1/2 Storey
$710,000 $-37,500 $672,500 Researched and prepared by Michael Heddle
Adjust
-25,000 -12,500
$751,000 $-37,500 $713,500 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 NORWOOD Road Hamilton, L8S 3P9 Thursday, June 24, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 NORWOOD Road H3190053 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (11) Munic/Area Nbrhd/Sub-Area Westdale North (112) 2 Beds 1.0 Baths Total 6 # Rooms Full Basement 09/08/2016 List Date $429,900 List Price 9/14/2016 Sale Date $460,000 Sale Price Parking Spaces 2 1spaces / Attached Garage less than .50 Acres/Range Sqft Total/Rng 40 Lot Frontage Year Built/Age - / 51-99 Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning No / Bungalow Style/Type
Price Total Adjustments Adjusted Price
Details
Adjust
154 PARKVIEW Drive H4106885 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) 4 1.1 6 Full - Unfinished 05/13/2021 $749,900 05/21/2021 $760,000 0 0 spaces / None
Details
3 ROANOKE Road H4104281 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) -50,000 4 -50,000 2.0 -12,500 8 Full - Fully Finished - Separate Entrance 04/20/2021 $639,000 04/24/2021 $767,000 2 1 spaces / Attached
Adjust
1,410 28 - / 51-99 Years $4,457 / 2020
922 36 1938 / 51-99 Years $4,647 / 2020
Gas Forced Air
Gas Forced Air
1 1/2 Storey
Bungalow
$760,000 $-50,000 $710,000 Researched and prepared by Michael Heddle
$767,000 $-62,500 $704,500 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 NORWOOD Road Hamilton, L8S 3P9 Thursday, June 24, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property 14 NORWOOD Road H3190053 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (11) Munic/Area Nbrhd/Sub-Area Westdale North (112) 2 Beds 1.0 Baths Total 6 # Rooms Full Basement 09/08/2016 List Date $429,900 List Price 9/14/2016 Sale Date $460,000 Sale Price Parking Spaces 2 1spaces / Attached Garage less than .50 Acres/Range Sqft Total/Rng 40 Lot Frontage Year Built/Age - / 51-99 Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning No / Bungalow Style/Type
Price Total Adjustments Adjusted Price
Details
22 KENMORE Road H4105831 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) 6 2.0 13 Full - Fully Finished 05/04/2021 $699,000 05/10/2021 $815,000 1 0 spaces / None
Adjust
Details
Adjust
90 KIPLING Road H4107272 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (11) Westdale North (112) -100,000 3 -12,500 1.1 8 Full - Fully Finished 05/18/2021 $839,900 05/25/2021 $1,150,800 2 0 spaces / None
1,488 39 - / 51-99 Years $4,668 / 2020
1,160 23 1943 / 51-99 Years $4,921 / 2021
Gas Forced Air
Gas Forced Air
1 1/2 Storey
1 1/2 Storey
$815,000 $-112,500 $702,500 Researched and prepared by Michael Heddle
-25,000
$1,150,800 $-25,000 $1,125,800 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 NORWOOD Road Hamilton, L8S 3P9
Thursday, June 24, 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 $599,900 and $839,900 Sale Price between $647,000 and $1,150,800 685 to 1,488 Square Feet $469.76 to $918.25 per Square Foot $539.01 to $1,014.29 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.
14 NORWOOD Road Hamilton, Ontario
Thursday, June 24, 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 16
Days On Market
14 12 10 8
DOM
6 4 2
93 03 8
96 41 H
06 6
61 41 H
03 9
05 41 H
06 6
32 41 H
02 9
85 41 H
06 8
81 41 H
04 2
97 41 H
09 5
31 41 H
05 8 41
H
H
41
07 2
72
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.
14 NORWOOD Road Hamilton, Ontario
Thursday, June 24, 2021
CMA Map Layout This page displays the Map for the CMA Subject and your comparables . 14 NORWOOD Road, Hamilton 1 2 3 4 5 6 7 8 9 10
Researched and prepared by Michael Heddle
90 KIPLING Road, Hamilton 22 KENMORE Road, Hamilton 124 Bond Street, Hamilton 3 ROANOKE Road, Hamilton 154 PARKVIEW Drive, Hamilton 174 Bond Street N, Hamilton 187 BOND Street N, Hamilton 30 FRANKLIN Avenue, Hamilton 191 PARADISE Road N, Hamilton 124 BOND Street N, 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.
14 NORWOOD Road Hamilton, Ontario
Thursday, June 24, 2021
List Price and Sale Price This graph illustrates the list price, along with the sale price in Sold listings.
Price Graph 1200K 1000K
Price
800K List Price Sale Price
600K 400K 200K
93 03 8
96 41 H
06 6
61 41 H
03 9
05 41 H
06 6
32 41 H
02 9
85 41 H
06 8
81 41 H
04 2 41
97 H
09 5
31 41 H
05 8 41
H
H
41
07 2
72
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.
14 NORWOOD Road Hamilton, L8S 3P9
Thursday, June 24, 2021
Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Status: Active MLS® # H4109597
List Date
Address
06/11/2021
124 Bond Street
Prop Sub Type Freehold
SqFt
Bds
Bth
L Price
1,150
0
0.0
$799,888
13
$799,888
13
1,150
Averages:
S Price
SP/LP
DOM
Status: Sold Sale Date
Address
H4106605
05/18/2021
187 BOND Street N
H4106696
05/24/2021
H4104281
04/24/2021
H4103893 H4103961 H4105831
MLS® #
SqFt
Bds
Bth
L Price
S Price
Freehold
700
3
1.1
$599,900
$710,000
118.4
7
191 PARADISE Road N
Freehold
685
3
2.0
$629,000
$670,000
106.5
12
3 ROANOKE Road
Freehold
922
4
2.0
$639,000
$767,000
120.0
4
04/30/2021
124 BOND Street N
Freehold
1,150
3
2.0
$649,000
$647,000
99.7
16
04/20/2021
30 FRANKLIN Avenue
Freehold
1,075
3
2.0
$689,900
$710,000
102.9
4
05/10/2021
22 KENMORE Road
Freehold
1,488
6
2.0
$699,000
$815,000
116.6
6 4 8
Prop Sub Type
SP/LP
DOM
H4102932
04/11/2021
174 Bond Street N
Freehold
952
3
2.0
$699,950
$751,000
107.3
H4106885
05/21/2021
154 PARKVIEW Drive
Freehold
1,410
4
1.1
$749,900
$760,000
101.3
H4107272
05/25/2021
90 KIPLING Road
Freehold
1,160
3
1.1
$839,900
$1,150,800
137.0
7
1,060
3.6
1.7
$688,394
$775,644
112.2
8
Averages:
Summary Status
Total
Avg Price
Avg $ Per SqFt
Median
Low
High
Avg DOM
Active
1
$799,888
$695.55
$799,888
$799,888
$799,888
13
Sold
9
$775,644
$768.34
$751,000
$647,000
$1,150,800
8
Total
10
$778,069
$761.06
$755,500
$647,000
$1,150,800
8
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.
14 NORWOOD Road Hamilton, L8S 3P9
Thursday, June 24, 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 $728,400
Average Price/Sq Ft:
$724
High Price: $1,125,800
High Price/Sq Ft:
$979
Average Price: Median Price:
$702,500
Median Price/Sq Ft:
$749
Low Price:
$609,500
Low Price/Sq Ft:
$472
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.
14 NORWOOD Road Hamilton, Ontario
Thursday, June 24, 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 Sold Sold Sold Sold Sold Sold Sold Sold
Address 14 Norwood Rd. 124 Bond St. 90 Kipling Rd 124 Bond St. 3 Roanoke Rd. 154 Parkview Dr. 174 Bond St. N 187 Bond St. N. 30 Franklin Ave. 191 Paradise Rd. N
MPAC $ $ $ $ $ $ $ $ $ $
Sale Price 436,000 399,000 414,000 399,000 391,000 375,000 380,000 373,000 376,000 336,000
$ 799,888 $ 1,150,000 $ 647,000 $ 767,000 $ 760,000 $ 751,000 $ 710,000 $ 710,000 $ 670,000 AVERAGE
% Difference
62.16% 96.16% 102.67% 97.63% 90.35% 88.83% 99.40% 91.03%
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 $ 832,885 Range $ 883,627 to NOTE: * denotes properties included in the "Direct Comparison Approach".
$
823,298
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: 40.00 Front Ft @ Actual Age: Effective Age:
8500
$ 340,000.00
78 years 25 years
Improvements: Building Basement Garage Landscaping
840 Sq. ft. 530 *Sq. ft.
@ @ @
Cost New Depreciation @ 17% $ 252,000.00 $ 42,000.00 $ 53,000.00 $ 8,833.33 $ $ $ 100,000.00 $ 16,666.67 Total Current Value of All Improvements Indicated Value by the Cost Approach Value Rounded to $300 $100 $0
Current Value $ 210,000.00 $ 44,166.67 $ $ 83,333.33 $ 337,500.00
$ 337,500.00 $ 677,500.00 $ 675,000.00
* 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
$ $
Sep-16 483,589.00 457,950.00
$ $
720,255.00 743,466.00
% Change 48.94% 62.35%
Annual
Average Sale Value Median Sale Value
$ $
YTD 2016 452,439.00 450,255.00
$ $
YTD 2021 684,093.00 704,633.00
% Change 51.20% 56.50%
Subject Property 14 Norwood Dr.
$
Sale Price 460,000.00
Monthly Annual
May-21
Adjusted Value (vs. Average) Adjusted Value (vs. Median) Adjusted Value (vs. Average) Adjusted Value (vs. Median)
$ $ $ $
685,121.66 746,794.10 695,525.32 719,883.58
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: Market Adjustment $ 711,831 Estimate of value (Range): $ 685,122 to $ 746,794 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 Enhanced Report
GeoWarehouse AVM Enhanced Residential Report Property Address
14 NORWOOD RD
Municipality
HAMILTON CITY
Real Time Market Value (AVM)
$ 855,000
Valuation Date (yyyymmdd)
20210623
Lower Confidence Limit
$ 730,000
Upper Confidence Limit
$ 909,000
Confidence Rating (H=High, M=Medium, L=Low)
M
Property Type
301 - Single-family detached (not on water)
Year Built
1943
Total Area (Above Grade) (sq ft)
840
Basement Finished Area (sq ft)
530
Number of Bedrooms
2
Number of Full Bathrooms
2
Number of Half Bathrooms
0
Frontage (ft)
40
Depth (ft)
100
Site Area
3920.4 F
Generated on 06/24/2021
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:
14 NORWOOD RD HAMILTON PIN 174690054
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.
14 NORWOOD RD, HAMILTON | PIN 174690054
Property Details GeoWarehouse Address:
14 NORWOOD RD HAMILTON L8S3P9 PIN:
174690054
Land Registry Office:
HAMILTON WENTWORTH (62)
Land Registry Status:
Active
Registration Type:
Certified (Land Titles)
Ownership Type:
Freehold
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
2 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
Lot Size Area:
4014.93 sq.ft
Perimeter:
278.87 ft
Measurements:
100.2ft x 40.08ft x 100.2ft x 40.08ft 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 251801006204910
Phased-In Value
Assessed Value
$436,000
$436,000
2021 Tax Year
Based on Jan 1, 2016
Frontage: Depth:
40.0 ft 100.0 ft
Description:
Single-family detached (not on water)
Property Code:
301
Sales History Sale Date
Sale Amount Type
Oct 13, 2016
$460,000
Transfer
Jun 12, 2008
$261,000
Transfer
Nov 29, 2005
$204,000
Transfer
Jul 22, 2003
$0
Jul 22, 2003
$0
Sep 12, 1983
$2
Notes
Transfer by Personal Representative Transmission by Personal Representative (Land) Transfer
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
3 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
Demographics
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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14 NORWOOD RD, HAMILTON | PIN 174690054
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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14 NORWOOD RD, HAMILTON | PIN 174690054
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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14 NORWOOD RD, HAMILTON | PIN 174690054
Dominant Market Group
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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14 NORWOOD RD, HAMILTON | PIN 174690054
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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14 NORWOOD RD, HAMILTON | PIN 174690054
Dominant Market Group
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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14 NORWOOD RD, HAMILTON | PIN 174690054
Comparable Sales
Comparable Sales Search Results Address
Date
Sales Amount
Lot Size
($)
(sq.ft)
$/ sq.ft
Distance
PIN
(m)
1
159 BOND ST N, HAMILTON, L8S3W7
Feb 19, 2021
0
3,509.00
N/A
221
174700206
2
86 BOND ST N, HAMILTON, L8S3W5
May 17, 2021
1
3,713.00
0
263
174690036
1
159 BOND ST N, HAMILTON, L8S3W7
Apr 28, 2021
582,000
3,509.00
166
221
174700206
3
18 KENMORE RD, HAMILTON, L8S3T7
Mar 31, 2021
650,000
4,305.00
151
45
174690082
4
34 PARKSIDE DR, HAMILTON, L8S3Y1
Jan 14, 2021
700,000
3,315.00
211
436
174700094
5
135 GLEN RD, HAMILTON, L8S3M8
Apr 01, 2021
733,000
3,304.00
222
503
174680019
6
174 BOND ST N, HAMILTON, L8S3W6
May 28, 2021
751,000
3,605.00
208
188
174690012
7
33 LONGWOOD RD N, HAMILTON, L8S3V2
Apr 01, 2021
755,000
3,498.00
216
404
174660155
8
60 LONGWOOD RD N, HAMILTON, L8S3V4
Apr 06, 2021
766,000
3,272.00
234
264
174690146
9
3 ROANOKE RD, HAMILTON, L8S3P6
May 27, 2021
767,000
3,627.00
211
139
174690209
10
35 DESJARDINS CRT, HAMILTON, L8S3R7
Apr 16, 2021
823,500
4,057.00
203
332
174680169
11
201 PARKVIEW DR, HAMILTON, L8S3Y4
Apr 30, 2021
920,210
3,573.00
258
383
174700270
12
99 BOND ST N, HAMILTON, L8S3W4
May 14, 2021
941,000
3,595.00
262
265
174700190
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 10 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
Sales Statistics Maximum:
$941,000
Minimum:
$0
Average:
$645,285
Median:
$751,000
*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
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 11 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
Growth Rate Heat Maps - Last 5 Years Block
Market Turnover Heat Maps - Last 1 Year Block
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 12 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
Historical Market Trends Average Sale Values and Growth Rates
Market Turnover Rates
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 13 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
Market Statistics Area Map Average Sales Price - Last 1 Year
$623,875
$539,802 Municipality
Block
Growth Rate - Last 5 Years
Market Turnover - Last 1 Year
5 Year Analysis Stable Value - With average property values 22% higher than the municipal average and properties turning over 30.9% less, property owners are comfortable setting roots in the community.
Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 14 of 15
14 NORWOOD RD, HAMILTON | PIN 174690054
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 24, 2021 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 15 of 15
APPENDIX G: Market Conditions
OUTSTANDING MARKET REVIEW Our goal is to ensure that our aggressive and ‘dialled-in’ marketing plan get the most exposure of your property listing in front of serious qualified purchasers. It’s important for us to keep communication open with you and routinely review the market conditions and our marketing efforts. MARKET CONDITIONS
The conditions of the macro and micro markets surrounding your property are key to understand when offering your property for sale. As your real estate advisors, it’s important for us to make sure that we effectively communicate those conditions with you so that you may be informed.
Months-of-Inventory [M.O.I.] Determining the current market conditions, and type of market, is key in order to provide professional guidance with the sale of your property. A ‘market intelligence’ tool that illustrates the strength of the market is determining the number of months’ of inventory. This metric identifies the strength of the market be indicating market demand. Typically:
“Seller’s Market” is identified as between 0-4 months’ of inventory. “Balanced Market” is typically represented by 4-6 months of inventory. “Buyer’s Market” is defined as anything over 6+ months of inventory.
1 The Heddle Group. | www.theHeddleGroup.ca | info@theheddlegroup.ca
Matrix
2021-06-24, 5:22 PM
Search Criteria Time frame is from Jan 2016 to May 2021 Region is 'Hamilton' Municipality is 'Hamilton West (11)' Transaction Type is 'Sale' Results calculated from approximately 2,000 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**…GNoYXJ0LXR5cGUxPSJDb2x1bW4iIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 1 of 1
Matrix
2021-06-24, 5:23 PM
Search Criteria Time frame is from Jan 2016 to May 2021 Region is 'Hamilton' Municipality is 'Hamilton West (11)' Transaction Type is 'Sale' Results calculated from 1,321 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**…GNoYXJ0LXR5cGUxPSJDb2x1bW4iIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
Page 1 of 1
Matrix
2021-06-24, 5:22 PM
Search Criteria Time frame is from Jan 2016 to May 2021 Region is 'Hamilton' Municipality is 'Hamilton West (11)' Transaction Type is 'Sale' Results calculated from 1,318 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**…GNoYXJ0LXR5cGUxPSJDb2x1bW4iIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=
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