17 Spruceside - Comparable Market Analysis [CMA]

17 Spruceside Ave. Comparable Market Analysis Hamilton West

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2

Saturday, March 27, 2021

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

Active Listings Address 17 SPRUCESIDE Avenue 265 MACNAB Street S 56 UNDERMOUNT Avenue 153 ABERDEEN Avenue 264 MacNab Street S

Price

$975,000 $1,150,000 $1,749,000 $1,975,000 $1,462,250

Averages:

4 5 6 6 5.3

3 2 3 4 3.1

SqFt 1852 2,100 2,518 2,801 5,859 3,320

$/SqFt 701.94 $464.29 $456.71 $624.42 $337.09 $470.63

4 4.0

SqFt 1852 2,530 2,530

$/SqFt 701.94 $907.91 $907.91

3 1 2 2 1 2 3 2 2.0

SqFt 1852 2,462 1,657 2,683 3,248 2,285 2,400 2,145 3,384 2,533

$/SqFt 701.94 $386.63 $599.10 $372.34 $365.63 $527.35 $510.42 $601.40 $561.47 $490.54

List Date

03/26/2021 03/24/2021 03/25/2021 03/15/2021

Active - CS Listings Address 17 SPRUCESIDE Avenue 16 INGLEWOOD Drive

Price

$2,297,000 $2,297,000

Averages:

4 4.0

List Date

04/13/2021

Sold Listings Address 17 SPRUCESIDE Avenue 42 HYDE PARK Avenue 117 HILLCREST Avenue 404 ABERDEEN Avenue 394 Queen Street S 42 STANLEY Avenue 332 LOCKE Street S 72 MELBOURNE Street 254 Bay Street S

Price

$951,888 $992,711 $999,000 $1,187,570 $1,205,000 $1,225,000 $1,290,000 $1,900,000 $1,218,896

Averages:

5 4 4 6 4 5 4 8 5.0

Sale Date

03/10/2021 03/24/2021 03/20/2021 03/19/2021 02/22/2021 03/23/2021 02/16/2021 02/20/2021

Low

Median

Average

High

Count

Comparable Price

$951,888

$1,205,000

$1,376,705

$2,297,000

13

Adjusted Comparable Price

$964,388

$1,262,500

$1,394,013

$2,309,500

13

On Average, the 'Sold' status comparable listings sold in 72 days for $1,218,896

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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

Adjust

Details

Adjust

265 MACNAB Street S 40082742 Hamilton Residential Freehold Sale Active Hamilton Hamilton West (12) Durand South (124) 4 25,000 3.0 12,500 13 Partial Basement - Unfinished - Walk-Up 03/26/2021 $975,000

56 UNDERMOUNT Avenue H4101414 Hamilton Residential Freehold Sale Active Hamilton Hamilton West (12) Kirkendall South (123) 5 2.1 9 Full - Unfinished 03/24/2021 $1,150,000

3 0spaces / 0.000 2,100 45 - / 100+ Years $6,700 / 2020

3 1 spaces / Attached, Inside Entry

25,000 -25,000

2,518 52 1922 / 51-99 Years $7,892 / 2020

Gas Hot Water No / Central Air, Other (see Remarks) 2 Storey

$975,000 $37,500 $1,012,500 Researched and prepared by Michael Heddle

Gas Radiant, Hot Water 2 1/2 Storey

$1,150,000 $0 $1,150,000 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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

Adjust

153 ABERDEEN Avenue 40086123 Hamilton Residential Freehold Sale Active Hamilton Hamilton West (12) Durand South (124) 6 3.0 17 Full - Fully Finished 03/25/2021 $1,749,000

Details

264 MacNab Street S H4100454 Hamilton Residential Freehold Sale Active Hamilton Hamilton West (12) Durand South (124) -25,000 6 -25,000 12,500 4.3 -50,000 17 Full - Unfinished - Separate Entrance, Walk-Up 03/15/2021 $1,975,000

Adjust

4 1 spaces / Attached

5 1 spaces / Detached

2,801 51 1911 / 100+ Years $8,047 / 2020 0

5,859 67 1870 / 100+ Years $10,256 / 2020 Gas Forced Air

Radiant Yes / Central Air, Window Unit 2 1/2 Storey

3 Storey

$1,749,000 $-12,500 $1,736,500 Researched and prepared by Michael Heddle

$1,975,000 $-75,000 $1,900,000 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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

Adjust

Details

Adjust

16 INGLEWOOD Drive 42 HYDE PARK Avenue 40065925 H4099116 Hamilton Hamilton Residential Residential Freehold Freehold Sale Sale Active - CS Sold Hamilton Hamilton Hamilton West (12) Hamilton West (12) Durand South (124) Kirkendall South (123) 4 25,000 5 4.0 -12,500 3.0 14 12 Full - Partially Finished - Separate Entrance, Walk-Out Full - Fully Finished 02/11/2021 03/02/2021 $2,297,000 $749,000 03/10/2021 $951,888 4 1 2 spaces / Attached 0 spaces / None 0.220 2,530 2,462 75 40 1936 / 51-99 Years - / 51-99 Years $11,696 / 2020 $7,476 / 2020 Gas Forced Air, Other (see Remarks) Yes / Central Air 2 Storey

$2,297,000 $12,500 $2,309,500 Researched and prepared by Michael Heddle

12,500

Gas Radiant 2 1/2 Storey

$951,888 $12,500 $964,388 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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

117 HILLCREST Avenue H4100797 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Durand North (122) 4 1.0 7 Full - Unfinished 03/18/2021 $774,900 03/24/2021 $992,711 3 1 spaces / Attached

Adjust

Details

Adjust

404 ABERDEEN Avenue H4093272 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Kirkendall (121) 25,000 4 25,000 62,500 2.0 37,500 8 Full - Unfinished - Other (see Remarks) 11/20/2020 $999,000 03/20/2021 $999,000 7 0 spaces / None

1,657 32 1920 / 100+ Years $6,490 / 2020

2,683 75 1887 / 100+ Years $6,894 / 2020

Gas Forced Air

Gas Baseboard, Radiant, Hot Water

2 1/2 Storey

2 Storey

$992,711 $87,500 $1,080,211 Researched and prepared by Michael Heddle

$999,000 $62,500 $1,061,500 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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

Adjust

394 Queen Street S H4096917 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Kirkendall South (123) 6 2.0 10 Full - Unfinished - Walk-Up 02/03/2021 $1,299,900 03/19/2021 $1,187,570 6 0 spaces / None

Details

42 STANLEY Avenue H4097632 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Kirkendall (121) -25,000 4 37,500 1.0 9 Full - Unfinished 02/16/2021 $1,150,000 02/22/2021 $1,205,000 1 1 spaces / Detached

3,248 77 1880 / 100+ Years $7,892 / 2020

2,285 30 - / 100+ Years $5,931 / 2020

Gas Hot Water

Gas Forced Air

2 Storey

2 1/2 Storey

$1,187,570 $12,500 $1,200,070 Researched and prepared by Michael Heddle

Adjust

25,000 62,500

$1,205,000 $87,500 $1,292,500 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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

332 LOCKE Street S H4100853 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Kirkendall South (123) 5 2.0 9 Full - Unfinished - Walk-Up 03/18/2021 $1,150,000 03/23/2021 $1,225,000 2 1 spaces / Carport

Adjust

Details

Adjust

72 MELBOURNE Street H4078308 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Kirkendall (121) 4 25,000 37,500 3.1 8 Full - Fully Finished - Separate Entrance 05/21/2020 $1,290,000 02/16/2021 $1,290,000 2 1 spaces / Attached, Inside Entry

2,400 32 - / 100+ Years $5,586 / 2020

2,145 24 - / New $1 / 2019

Gas Forced Air

Gas Forced Air

2 1/2 Storey

2 Storey

$1,225,000 $37,500 $1,262,500 Researched and prepared by Michael Heddle

$1,290,000 $25,000 $1,315,000 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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2 Saturday, March 27, 2021

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

Subject Property 17 SPRUCESIDE Avenue H4101338 MLS® # Hamilton City Residential Prop Type Freehold Sub Type Sale Trans Type Status Hamilton Region Hamilton West (12) Munic/Area Nbrhd/Sub-Area Kirkendall South (123) 5 Beds 3.1 Baths Total 9 # Rooms Full Basement 03/23/2021 List Date $1,299,999 List Price Sale Date Sale Price Parking Spaces 3 0spaces / None Garage less than .50 Acres/Range Sqft Total/Rng 1,852 40 Lot Frontage Year Built/Age - / 100+ Years Taxes/Tax Year Total # Units Gas Heat Source Forced Air Heat Type Air Conditioning - / Central Air 2 1/2 Storey Style/Type

Price Total Adjustments Adjusted Price

Details

254 Bay Street S H4091826 Hamilton Residential Freehold Sale Sold Hamilton Hamilton West (12) Durand North (122) 8 2.2 16 Full - Unfinished - Walk-Up 10/29/2020 $2,100,000 02/20/2021 $1,900,000 6 2 spaces / Detached

Adjust

-75,000 12,500

3,384 67 - / 100+ Years $13,824 / 2020 Gas Hot Water 2 1/2 Storey

$1,900,000 $-62,500 $1,837,500 Researched and prepared by Michael Heddle

Royal LePage State Realty

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2021.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2

Saturday, March 27, 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 $749,000 and $2,297,000 Sale Price between $951,888 and $1,900,000 1,657 to 5,859 Square Feet $304.22 to $907.91 per Square Foot $365.63 to $601.40 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.

17 SPRUCESIDE Avenue Hamilton, Ontario

Saturday, March 27, 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 280

Days On Market

240 200 160 DOM

120 80 40

40

40

08 2

74 08 2 61 H 41 23 01 4 H 41 14 00 40 45 06 4 59 H 41 25 00 8 H 41 53 00 7 H 40 97 99 1 H 40 16 97 6 H 40 32 96 9 H 40 17 93 2 H 40 72 91 8 H 40 26 78 30 8

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.

17 SPRUCESIDE Avenue Hamilton, Ontario

Saturday, March 27, 2021

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

17 SPRUCESIDE Avenue, Hamilton 1 2 3 4 5 6 7 8 9 10 11 12 13

Researched and prepared by Michael Heddle

265 MACNAB Street S, Hamilton 153 ABERDEEN Avenue, Hamilton 56 UNDERMOUNT Avenue, Hamilton 264 MacNab Street S, Hamilton 16 INGLEWOOD Drive, Hamilton 332 LOCKE Street S, Hamilton 117 HILLCREST Avenue, Hamilton 42 HYDE PARK Avenue, Hamilton 42 STANLEY Avenue, Hamilton 394 Queen Street S, Hamilton 404 ABERDEEN Avenue, Hamilton 254 Bay Street S, Hamilton 72 MELBOURNE Street, 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.

17 SPRUCESIDE Avenue Hamilton, Ontario

Saturday, March 27, 2021

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

Price Graph 2400K 2000K 1600K List Price Sale Price

Price

1200K 800K 400K

40

40

08 2

74 08 2 61 H 41 23 01 4 H 41 14 00 40 454 06 59 H 41 25 00 8 H 41 53 00 7 H 40 97 99 1 H 40 16 97 6 H 40 32 96 9 H 40 17 93 2 H 40 72 91 8 H 40 26 78 30 8

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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2

Saturday, March 27, 2021

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

Status: Active List Date

Address

40082742

03/26/2021

265 MACNAB Street S

H4101414

03/24/2021

40086123

03/25/2021

H4100454

03/15/2021

MLS® #

SqFt

Bds

Bth

L Price

Freehold

2,100

4

3.0

$975,000

1

56 UNDERMOUNT Avenue

Freehold

2,518

5

2.1

$1,150,000

3

153 ABERDEEN Avenue

Freehold

2,801

6

3.0

$1,749,000

2

264 MacNab Street S

Freehold

Prop Sub Type

Averages:

S Price

SP/LP

DOM

5,859

6

4.3

$1,975,000

12

3,320

5.3

3.1

$1,462,250

5

SqFt

Bds

Bth

Status: Active - CS MLS® # 40065925

List Date

Address

04/13/2021

16 INGLEWOOD Drive

Prop Sub Type Freehold

Averages:

L Price

S Price

SP/LP

DOM

2,530

4

4.0

$2,297,000

43

2,530

4.0

4.0

$2,297,000

43

SqFt

Bds

Bth

L Price

S Price

2,462

5

3.0

$749,000

$951,888

127.1

6

Status: Sold MLS® # H4099116

Sale Date

Address

03/10/2021

42 HYDE PARK Avenue

Prop Sub Type Freehold

SP/LP

DOM 8

H4100797

03/24/2021

117 HILLCREST Avenue

Freehold

1,657

4

1.0

$774,900

$992,711

128.1

H4093272

03/20/2021

404 ABERDEEN Avenue

Freehold

2,683

4

2.0

$999,000

$999,000

100.0

120

H4100853

03/23/2021

332 LOCKE Street S

Freehold

2,400

5

2.0

$1,150,000

$1,225,000

106.5

5

H4097632

02/22/2021

42 STANLEY Avenue

Freehold

2,285

4

1.0

$1,150,000

$1,205,000

104.8

6

H4078308

02/16/2021

72 MELBOURNE Street

Freehold

2,145

4

3.1

$1,290,000

$1,290,000

100.0

271

H4096917

03/19/2021

394 Queen Street S

Freehold

3,248

6

2.0

$1,299,900

$1,187,570

91.4

44

H4091826

02/20/2021

254 Bay Street S

Freehold

3,384

8

2.2

$2,100,000

$1,900,000

90.5

114

2,533

5.0

2.0

$1,189,100

$1,218,896

106.0

72

Averages:

Summary Status

Total

Avg Price

Avg $ Per SqFt

Median

Low

High

Avg DOM

Active

4

$1,462,250

$470.63

$1,449,500

$975,000

$1,975,000

5

Active - CS

1

$2,297,000

$907.91

$2,297,000

$2,297,000

$2,297,000

43

Sold

8

$1,218,896

$490.54

$1,196,285

$951,888

$1,900,000

72

Total

13

$1,376,705

$516.52

$1,205,000

$951,888

$2,297,000

49

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.

17 SPRUCESIDE Avenue Hamilton, L8P 3Y2

Saturday, March 27, 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: $1,251,700

Average Price/Sq Ft:

$507

High Price: $1,837,500

High Price/Sq Ft:

$652

Median Price: $1,231,300

Median Price/Sq Ft:

$535

Low Price/Sq Ft:

$369

Low Price:

$964,400

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.

17 SPRUCESIDE Avenue Hamilton, Ontario

Saturday, March 27, 2021

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

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

This market analysis is divided into three categories: 1. Comparable homes that are currently for sale 2. Comparable homes that were recently sold 3. Comparable homes that failed to sell Looking at similar homes that are currently offered for sale , we can assess the alternatives that a serious buyer has from which to choose.

We can also be sure that we are not under pricing your home.

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

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

This Comparative Market Analysis has been carefully prepared for you , analyzing homes similar to yours. The aim of this market analysis is to achieve the maximum selling price for your home, while being able to sell your home within a relatively short period of time.

Researched and prepared by Michael Heddle

Royal LePage State Realty

This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2021.

APPENDIX A: MPAC Assessment vs. Market Sale Price

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

Address 17 Spruceside Ave. 265 MacNab St. S 56 Undermount Ave. 153 Aberdeen Ave. 264 MacNab St. S. 16 Inglewood Dr. 42 Hyde Park Ave. 117 Hillcrest Ave. 404 Aberdeen Ave. 394 Queen St. S. 42 Stanley Ave. 332 Locke St. S 72 Melbourne St. 254 Bay St. S

MPAC $ 618,000 $ 564,000 $ 664,000 $ 677,000 $ 863,000 $ 984,000 $ 629,000 $ 546,000 $ 580,000 $ 664,000 $ 499,000 $ 470,000 $ 242,000 $ 1,163,000

Sale Price

$ 951,888 $ 992,711 $ 999,000 $ 1,187,570 $ 1,205,000 $ 1,225,000 $ 1,290,000 $ 1,900,000 AVERAGE

% Difference

51.33% 81.82% 72.24% 78.85% 141.48% 160.64% 433.06% 63.37% 135.35%

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 $ 1,454,456 Range $ 1,009,630 to NOTE: * denotes properties included in the "Direct Comparison Approach".

$ 1,610,745

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:

9500

$ 380,000.00

101 years 15 years

Improvements: Building Basement Garage Landscaping

1920 Sq. ft.

768 *Sq. ft.

@ @ @

Cost New Depreciation @ 10% $ 847,372.80 $ 84,737.28 $ 76,800.00 $ 7,680.00 $ $ $ 50,000.00 $ 5,000.00 Total Current Value of All Improvements $441 $100 $60

Indicated Value by the Cost Approach Value Rounded to

Current Value $ 762,635.52 $ 69,120.00 $ $ 45,000.00 $ 876,755.52

$ 876,755.52 $ 1,256,755.52 $ 1,250,000.00

* 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

$ $

Feb-15 374,778.00 328,000.00

$ $

625,650.00 468,000.00

% Change 66.94% 42.68%

Annual

Average Sale Value Median Sale Value

$ $

YTD 2015 350,973.00 330,197.00

$ $

YTD 2021 605,927.00 546,458.00

% Change 72.64% 65.49%

Subject Property 17 Spruceside Ave.

$

Sale Price 725,000.00

Monthly Annual

Feb-21

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

$ $ $ $

1,210,306.50 1,034,451.22 1,251,654.90 1,199,835.40

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: $ 1,174,062 Estimate of value (Range): $ 1,034,451 to $ 1,251,655 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

17 SPRUCESIDE AVE

Municipality

HAMILTON CITY

Real Time Market Value (AVM)

$ 1,017,000

Valuation Date (yyyymmdd)

20210324

Lower Confidence Limit

$ 949,000

Upper Confidence Limit

$ 1,120,000

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

M

Property Type

301 - Single-family detached (not on water)

Year Built

1915

Total Area (Above Grade) (sq ft)

1920

Basement Finished Area (sq ft)

540

Number of Bedrooms

4

Number of Full Bathrooms

3

Number of Half Bathrooms

1

Frontage (ft)

40

Depth (ft)

77.29

Site Area

3049.2 F

Generated on 03/27/2021

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:

17 SPRUCESIDE AVE HAMILTON PIN 170760206

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.

17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Property Details GeoWarehouse Address:

17 SPRUCESIDE AVE HAMILTON L8P3Y2 PIN:

170760206

Land Registry Office:

HAMILTON WENTWORTH (62)

Land Registry Status:

Active

Registration Type:

Certified (Land Titles)

Ownership Type:

Freehold

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Lot Size Area:

3100.0 sq.ft

Perimeter:

232.94 ft

Measurements:

40.08ft x 77.47ft x 40.08ft x 77.45ft Lot Measurement Accuracy : HIGH Measurements are based on coordinate geometry, providing a high degree of confidence that the measurement calculations are within an acceptable variance of the

Assessment Information ARN 251801008407690

Phased-In Value

Assessed Value

$618,000

$618,000

2021 Tax Year

Based on Jan 1, 2016

Frontage: Depth:

40.0 ft 77.29 ft

Description:

Single-family detached (not on water)

Property Code:

301

Sales History Sale Date

Sale Amount Type

Apr 30, 2015

$725,000

Transfer

May 25, 2012

$553,000

Transfer

Oct 13, 2006

$360,000

Transfer

May 12, 2006

$232,000

Transfer

Jun 30, 1981

$2

Transfer

Notes

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Demographics

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Dominant Market Group

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Dominant Market Group

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Comparable Sales

Comparable Sales Search Results Address

Date

Sales Amount

Lot Size

($)

(sq.ft)

$/ sq.ft

Distance

PIN

(m)

1

3 - 200 ABERDEEN AVE, HAMILTON, L8P2P9

Nov 16, 2020

453,000

N/A

N/A

166

180330003

2

330 QUEEN ST S, HAMILTON, L8P3T7

Jan 29, 2021

649,900

1,151.00

565

191

171340190

3

118 KENT ST, HAMILTON, L8P3Z3

Oct 19, 2020

690,000

3,767.00

183

185

170760121

4

1 STANLEY AVE, HAMILTON, L8P2K9

Sep 30, 2020

707,500

3,035.00

233

316

171340181

5

148 MARKLAND ST, HAMILTON, L8P2K5

Dec 21, 2020

749,000

2,131.00

351

415

171350212

6

29 BRUCE ST, HAMILTON, L8P3M5

Oct 22, 2020

778,775

2,551.00

305

297

171350120

7

308 CAROLINE ST S, HAMILTON, L8P3M1

Mar 01, 2021

779,000

2,572.00

303

373

171350137

8

173 MARKLAND ST, HAMILTON, L8P2K6

Oct 07, 2020

815,000

2,249.00

362

324

171350095

9

322 QUEEN ST S, HAMILTON, L8P3T7

Jan 21, 2021

875,000

2,023.00

433

213

171340188

10

5 HOMEWOOD AVE, HAMILTON, L8P2M1

Oct 15, 2020

880,000

3,885.00

227

207

171340285

11

267 ABERDEEN AVE, HAMILTON, L8P2R2

Jan 28, 2021

896,000

6,189.00

145

237

170760084

12

118 ABERDEEN AVE, HAMILTON, L8P2P2

Oct 30, 2020

1,100,000

3,476.00

316

371

171350158

13

71 STANLEY AVE, HAMILTON, L8P2L2

Nov 12, 2020

1,141,000

6,522.00

175

398

171340160

14

83 HOMEWOOD AVE, HAMILTON, L8P2M3

Dec 14, 2020

1,325,000

4,154.00

319

351

171340233

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

15

146 ABERDEEN AVE, HAMILTON, L8P2P4

Nov 19, 2020

1,444,444

3,648.00

396

298

171350116

16

312 ABERDEEN AVE, HAMILTON, L8P2R5

Feb 26, 2021

2,650,000

4,886.00

542

414

171330153

Sales Statistics Maximum:

$2,650,000

Minimum:

$453,000

Average:

$995,851

Median:

$875,000

*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 Mar 27, 2021 by MICHAEL HEDDLE (78672)

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Growth Rate Heat Maps - Last 5 Years Block

Market Turnover Heat Maps - Last 1 Year Block

Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Historical Market Trends Average Sale Values and Growth Rates

Market Turnover Rates

Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

Market Statistics Area Map Average Sales Price - Last 1 Year

$825,875

$515,890 Municipality

Block

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

5 Year Analysis Stable Value - With average property values 75% higher than the municipal average and properties turning over 39.4% less, property owners are comfortable setting roots in the community.

Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)

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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206

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

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APPENDIX F: CREA Home Price Index [HPI]