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
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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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
$2
Transfer
Notes
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206
Demographics
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206
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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206
Dominant Market Group
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206
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Dominant Market Group
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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17 SPRUCESIDE AVE, HAMILTON | PIN 170760206
Comparable Sales
Comparable Sales Search Results Address
Date
Sales Amount
Lot Size
($)
(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
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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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)
GeoWarehouse Client Report | Page 11 of 15
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
Report Generated On Mar 27, 2021 by MICHAEL HEDDLE (78672)
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APPENDIX F: CREA Home Price Index [HPI]