14 Norwood Drive - Comparable Market Analysis [CMA]

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)

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14 NORWOOD RD, HAMILTON | PIN 174690054

Demographics

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14 NORWOOD RD, HAMILTON | PIN 174690054

Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)

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14 NORWOOD RD, HAMILTON | PIN 174690054

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14 NORWOOD RD, HAMILTON | PIN 174690054

Dominant Market Group

Report Generated On Jun 24, 2021 by MICHAEL HEDDLE (78672)

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14 NORWOOD RD, HAMILTON | PIN 174690054

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14 NORWOOD RD, HAMILTON | PIN 174690054

Dominant Market Group

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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)

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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)

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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)

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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=

Page 1 of 1

BrokerBay

2021-06-24, 5:25 PM

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