Comparable Market Analysis 190 Fairleigh Ave. S., Hamilton, ON
Dear Sophie Sporbeck, 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 190 Fairleigh Ave. S. as of this dated letter. Date: October 13, 2023
Market Value: $799,900 (+/- 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 Heddle Real Estate | Team Leader Royal LePage State Realty, Brokerage P. (905) 574-7441 F. (905) 662-2227
www.LiveInHamilton.ca
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Brief Summary of Comparable Properties A brief summary of the subject and comparable properties in this market analysis . Status: Active Address
MLS#
190 Fairliegh
Sub Type
SqFt Tot
Beds Baths
2 1/2 Storey
2,110
4
/
L/S Price
Status Dt
DOM
30 ASHFORD Boulevard
40490595 Freehold
1,664
4
1/0
$749,900
10/4/23
9
180 Maplewood Avenue
H4176249 Freehold
1,685
3
2/0
$839,000
10/4/23
9
44 GLADSTONE Avenue
H4175993 Freehold
1,200
5
1/1
$699,000
10/2/23
11
56 BALSAM Avenue
40490487 Freehold
1,852
3
1/0
$769,000
9/26/23
17
266 STINSON Crescent
H4170173 Freehold
1,459
4
2/0
$849,900
7/26/23
79
90 Blake Street
H4169689 Freehold
2,162
4
1/1
$999,999
7/21/23
84
24 Fairleigh Crescent
H4166044 Freehold
1,813
6
2/0
$959,900
6/12/23
109
Average
1,691
4
2/0
$838,100
Sub Type
SqFt Tot
2 1/2 Storey
2,110
4
/
H4175969 Freehold
1,987
6
Average
1,987
6
Sub Type
SqFt Tot
2 1/2 Storey
2,110
4
/
45
Status: Active - CS Address
MLS#
190 Fairliegh 239 SHERMAN Avenue
Beds Baths
L/S Price
Status Dt
DOM
2/1
$760,000
10/20/23
11
2/0
$760,000
11
Status: Sold Address
MLS#
190 Fairliegh
Beds Baths
L/S Price
Status Dt
DOM
194 MAPLEWOOD Avenue
H4175268 Freehold
1,500
3
2/1
$750,000
10/2/23
9
186 Fairleigh Avenue
H4172354 Freehold
2,541
5
3/1
$868,000
10/13/23
50
186 Burris Street
H4171311 Freehold
1,618
4
2/0
$861,000
8/17/23
6
103 Myrtle Avenue
H4165626 Freehold
1,822
3
3/0
$855,000
7/28/23
51
19 Roseland Avenue
H4161474 Freehold
1,370
4
2/0
$650,000
8/2/23
75
Average
1,770
4
2/0
$796,800
38
Summary Status
Total
Avg Price
Active
7
$838,100
Active - CS
1
Sold
Median
Low
High
Avg DOM
$502.97
$839,000
$699,000
$999,999
45
$760,000
$382.49
$760,000
$760,000
$760,000
11
5
$796,800
$463.49
$855,000
$650,000
$868,000
38
Total
13
$816,208
$478.52
$839,000
$650,000
$999,999
40
Total - Adjusted
13
$771,315
$460.95
$795,600
$541,800
$909,599
40
Researched and prepared by Michael Heddle Royal LePage State Realty
Avg $ Per Sq.Ft.
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
30 ASHFORD Boulevard
180 Maplewood Avenue
MLS#®
40490595
H4176249
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
10/04/2023 $749,900 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 4 1.00 35,000 8 Partial Basement - Unfinished 1
10/04/2023 $839,000 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 3 2.00 7 Full - Fully Finished 2
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
40,000
-100,000 1,664 31.06 x 85.17 - / 51-99 Years $3,754 0 Gas Forced Air No / Central Air 2 1/2 Storey
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
89,200 1,685 25.00 x 100.00 - / 51-99 Years $3,820 Gas Forced Air 2 1/2 Storey
Bsmnt Finish
Unfinished
Fully Finished
Frontage
31.06 85.17
25.00 100.00
Depth
-50,000
Total Adjustments
$749,900 $124,200
$839,000 $-25,000
Adjusted Price
$874,100
$814,000
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
85,000
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
44 GLADSTONE Avenue
56 BALSAM Avenue
MLS#®
H4175993
40490487
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
10/02/2023 $699,000 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 5 -40,000 1.10 20,000 8 Full - Unfinished - Separate Entrance 3
09/26/2023 $769,000 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 3 1.00 9 Full - Unfinished 2
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
-100,000
-100,000 1,200 28.00 x 130.00 - / 100+ Years $3,501
2 1/2 Storey
182,000 1,852 30.00 x 91.00 1928 / 51-99 Years $3,451 0 Gas Radiant Yes / Window Unit 2 1/2 Storey
Bsmnt Finish
Unfinished
Unfinished
Frontage
28.00 130.00
30.00 91.00
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
Gas Forced Air
Depth
51,600
Total Adjustments
$699,000 $62,000
$769,000 $26,600
Adjusted Price
$761,000
$795,600
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
40,000 35,000
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
266 STINSON Crescent
90 Blake Street
MLS#®
H4170173
H4169689
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
07/26/2023 $849,900 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 4 2.00 7 Full - Unfinished 2
07/21/2023 $999,999 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 4 1.10 20,000 7 Full - Unfinished - Separate Entrance 2
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
1,459 31.33 x 53.45 1923 / 100+ Years $3,728
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
-100,000
-100,000
130,200 2,162 32.07 x 163.00 - / 100+ Years $4,126
-10,400
Gas Forced Air
Gas Forced Air
2 1/2 Storey
2 1/2 Storey
Bsmnt Finish
Unfinished
Unfinished
Frontage
31.33 53.45
32.07 163.00
Depth
Total Adjustments
$849,900 $30,200
$999,999 $-90,400
Adjusted Price
$880,100
$909,599
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
24 Fairleigh Crescent
239 SHERMAN Avenue
MLS#®
H4166044
H4175969
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
06/12/2023 $959,900 Active Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 6 2.00 10 Full - Partially Finished 1
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
10/02/2023 $760,000 Active - CS Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) -80,000 6 -80,000 2.10 -15,000 11 Full - Partially Finished - Separate Entrance 6 -100,000
1,813 30.50 x 62.50 1929 / 51-99 Years $4,139
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
-100,000
59,400 1,987 33.50 x 162.00 - / 100+ Years $3,549
Gas Radiant
Electric Heat Pump, Radiant
2 1/2 Storey
2 1/2 Storey
Bsmnt Finish
Partially Finished
Partially Finished
Frontage
30.50 62.50
33.50 162.00
Depth
Total Adjustments
$959,900 $-120,600
$760,000 $-170,400
Adjusted Price
$839,300
$589,600
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
24,600
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
194 MAPLEWOOD Avenue
186 Fairleigh Avenue
MLS#®
H4175268
H4172354
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
09/23/2023 $699,999 Sold Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 3 2.10 6 Full - Fully Finished 2
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
1,500 25.00 x 75.00 - / 51-99 Years $2,989
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
08/24/2023 $899,900 Sold Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 40,000 5 -40,000 -15,000 3.10 -50,000 13 Full - Fully Finished - Separate Entrance 3 -100,000
-100,000
122,000 2,541 41.00 x 126.00 1911 / 100+ Years $4,683
-86,200
Gas Forced Air
Gas Forced Air
2 1/2 Storey 11/15/2023 $750,000
2 1/2 Storey 12/06/2023 $868,000
Bsmnt Finish
Fully Finished
-50,000 Fully Finished
Frontage
25.00 75.00
Depth
Total Adjustments
$750,000 $-3,000
$868,000 $-326,200
Adjusted Price
$747,000
$541,800
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
-50,000
41.00 126.00
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
186 Burris Street
103 Myrtle Avenue
MLS#®
H4171311
H4165626
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
08/11/2023 $849,900 Sold Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 4 2.00 7 Full - Partially Finished - Walk-Up 4
06/07/2023 $859,999 Sold Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 3 40,000 3.00 -35,000 7 Full - Fully Finished - Other (see Remarks) 1
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
-100,000 1,618 30.23 x 102.14 1923 / 100+ Years $3,608
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
-100,000
98,400 1,822 30.00/-1919 / 100+ Years $3,500
Gas Forced Air
Gas Forced Air
2 1/2 Storey 10/31/2023 $861,000
2 1/2 Storey 09/01/2023 $855,000
Bsmnt Finish
Partially Finished
Fully Finished
Frontage
30.23 102.14
30.00
Depth
-50,000
Total Adjustments
$861,000 $-1,600
$855,000 $-87,400
Adjusted Price
$859,400
$767,600
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
57,600
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Price Adjustments The subject property vs comparable properties.
190 Fairliegh
19 Roseland Avenue
MLS#®
H4161474
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
05/19/2023 $699,900 Sold Residential Freehold Sale Hamilton Hamilton Centre (22) St. Clair / Blakeley (220) 4 2.00 7 Full - Fully Finished - Separate Entrance 0
Garage Acres/Range SqFt/Range
Detached 2 1/2 Storey
Hamilton Hamilton East 4 2.0
-100,000 1,370 19.75 x 99.00 1915 / 51-99 Years $3,238
2,110
Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price
Gas Forced Air 2 1/2 Storey 10/27/2023 $650,000
Bsmnt Finish
Fully Finished
Frontage
19.75 99.00
Depth
-50,000
Total Adjustments
$650,000 $-2,000
Adjusted Price
$648,000
Price
Researched and prepared by Michael Heddle Royal LePage State Realty
148,000
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Minimums and Maximums A summary of key property attributes in this analysis.
Listing Price between $699,000 and $999,999 Selling Price between $650,000 and $868,000
3-6 Beds 1-3 Baths 0-1 Half Bath 1,200 to 2,541 Square Feet $0.89 to $1.07 per Sold Square Foot Year Built between 1911 and 1929
Researched and prepared by Michael Heddle Royal LePage State Realty
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Days On Market The number of days each property has been listed on the market.
30 ASHFORD Bv
9
180 Maplewood Av
9
44 GLADSTONE Av
11
56 BALSAM Av
17
266 STINSON Cr
79
90 Blake St
84
24 Fairleigh Cr
109
239 SHERMAN Av
11
194 MAPLEWOOD Av
9
186 Fairleigh Av
50
186 Burris St
6
103 Myrtle Av
51
19 Roseland Av
75 0
Researched and prepared by Michael Heddle Royal LePage State Realty
20
40
60
80
100
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
120
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Property Locations A map showing the subject and comparable properties
Beds
190 Fairliegh , Hamilton
Address
Baths
Sq.Ft.
2110
4
Price
Date
Beds
Baths
Sq.Ft.
1 30 Ashford Bv, Hamilton, L8M 2T8
$749,900
10/4/23
4
1
1,664
2 180 Maplewood Av, Hamilton, L8M 1X7
$839,000
10/4/23
3
2
1,685
3 44 Gladstone Av, Hamilton, L8M 2H6
$699,000
10/2/23
5
1
1,200
4 56 Balsam Av, Hamilton, L8M 3B1
$769,000
9/26/23
3
1
1,852
5 266 Stinson Cr, Hamilton, L8N 1T7
$849,900
7/26/23
4
2
1,459
6 90 Blake St, Hamilton, L8M 2S6
$999,999
7/21/23
4
1
2,162
7 24 Fairleigh Cr, Hamilton, L8M 2K9
$959,900
6/12/23
6
2
1,813
8 239 Sherman Av, Hamilton, L8M 2R2
$760,000
10/20/23
6
2
1,987
9 194 Maplewood Av, Hamilton, L8M 1X8
$750,000
10/2/23
3
2
1,500
10 186 Fairleigh Av, Hamilton, L8M 2K5
$868,000
10/13/23
5
3
2,541
Researched and prepared by Michael Heddle
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Property Locations A map showing the subject and comparable properties
Beds
190 Fairliegh , Hamilton
Baths
Sq.Ft.
2110
4
Address
Price
Date
Beds
Baths
Sq.Ft.
11 186 Burris St, Hamilton, L8M 2J8
$861,000
8/17/23
4
2
1,618
12 103 Myrtle Av, Hamilton, L8M 2G1
$855,000
7/28/23
3
3
1,822
13 19 Roseland Av, Hamilton, L8M 2A9
$650,000
8/2/23
4
2
1,370
Researched and prepared by Michael Heddle
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
List Price, Sale Price, and Days on Market List price, and sale price of sold listings, with the number of days each property has been listed on the market. 0K
200K
30 ASHFORD Bv
400K
600K
800K 749,900
1,000K
9 839,000
180 Maplewood Av
9 699,000
44 GLADSTONE Av
11 769,000
56 BALSAM Av
17 849,900
266 STINSON Cr 79 999,999 90 Blake St 84 959,900 24 Fairleigh Cr 109 760,000 239 SHERMAN Av 11 699,999 750,000
194 MAPLEWOOD Av 9
899,900 868,000
186 Fairleigh Av 50
849,900 861,000
186 Burris St 6
859,999 855,000
103 Myrtle Av 51 699,900 650,000 75
19 Roseland Av 0
20
40
List Price Researched and prepared by Michael Heddle Royal LePage State Realty
60
80
Days on Market
Sale Price
100
120
DOM
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Pricing Recommendation Setting the right price is critical to a successful sale.
General Facts About Pricing There are many things we can do to help ensure the successful sale of your home--such as sprucing up its appearance and marketing it aggressively--but the single most important thing is choosing the right price. The best, most reliable way of choosing the right list price for your home is by comparing it to similar properties in the neighborhood. How much are comparable properties currently listed for? How much did comparable properties recently sell for? How are these properties different than yours? Are prices rising or falling? These questions will guide us to the best possible list price for your home: a price that is as high as possible but low enough to generate interest and lead to a quick sale.
Market Statistics Sell Price
Sell Price Per Sq. Ft.
Average Price:
$771,300
Average Price/Sq Ft:
$461
High Price:
$909,600
High Price/Sq Ft:
$634
Median Price:
$795,600
Median Price/Sq Ft:
$473
Low Price:
$541,800
Low Price/Sq Ft:
$213
Prices are adjusted for property differences, rounded to the nearest $100.
After comparing your property to similar properties that are on the market now, that recently sold, and that failed to sell, my analysis suggests a realistic list price for your property of:
.
Researched and prepared by Michael Heddle Royal LePage State Realty
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
October 13, 2023
Subject Property: 190 Fairliegh, Hamilton
Market Analysis Explanation An explanation and overview of this market analysis. This Comparative Market Analysis will help determine the correct list price of your home . Ultimately, the correct list 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 currently for sale, we can assess the alternatives available to a serious buyer. We can also be sure we are not underpricing your home. Looking at similar homes sold in the past few months, we can see a clear picture of how the market has valued homes 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 by analyzing homes similar to yours . The aim of this market analysis is to achieve the highest sale price for your home in a reasonably short period of time.
Researched and prepared by Michael Heddle Royal LePage State Realty
This represents an estimated sale price for this property. It is not the same as the opinion of value in an appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal Practice .
APPENDIX A: MPAC Assessment vs. Market Sale Price
APPENDIX A - MPAC Assessment vs. Market Sale Price Status Subject Active Active Active Active Active Active Active Sold Sold Sold Sold Sold
Address 190 Fairleigh 30 Ashford 180 Maplewood Ave. 44 Gladstone 56 Balsam Ave. 266 Stinson Cres. 90 Blake St. 24 Fairleigh Cres. 194 Maplewood Ave 186 Fairleigh Ave. 186 Burris St. 103 Myrtle Ave. 19 Roseland Ave.
MPAC $ $ $ $ $ $ $ $ $ $ $ $ $
362,000 283,000 288,000 264,000 277,000 281,000 311,000 312,000 231,000 353,000 272,000 342,000 260,000
Sale Price
% Difference
$ 750,000 $ 868,000 $ 861,000 $ 855,000 $ 650,000 AVERAGE
224.68% 145.89% 216.54% 150.00% 150.00% 177.42%
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 $ 1,004,269 Range $ 890,130 to NOTE: * denotes properties included in the "Direct Comparison Approach".
$
1,175,325
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
APPENDIX B - COST APPROACH TO VALUE Land Value: 41.00 Front Ft @ Actual Age: Effective Age:
5500
$ 225,500.00
112 years 50 years
Improvements: Building Basement Garage Landscaping
2110 Sq. ft. 750 *Sq. ft. 200
@ @ @
Cost New Depreciation @ 33% Current Value $ 738,500.00 $ 246,166.67 $ 492,333.33 $ 60,000.00 $ 20,000.00 $ 40,000.00 $ 16,000.00 $ 5,333.33 $ 10,666.67 $ 75,000.00 $ 25,000.00 $ 50,000.00 Total Current Value of All Improvements $ 593,000.00
$ 593,000.00
Indicated Value by the Cost Approach Value Rounded to
$ 818,500.00 $ 815,000.00
$350 $80 $80
* estimate square footage The cost approach value has a minimal value in terms of deriving market value since the Land Value is a difficult value to derive based on comparable available market values in the area. Thus, this method of deriving value is only presented for the purpose of an alternative analytical tool used inorder to provide "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not an accuarate representation of "market" value and the "Direct Comparison Approach to Value" illustrates a more accurate representation of value. The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.
APPENDIX D: MPAC AVM Value
Michael Heddle
REALTOR® AVM Residential Comparable Report
Royal LePage State Realty Hamilton ON (M):+19057303953 (O):+19056626666 mikeheddle@royallepage.ca
Property Address
190 FAIRLEIGH AVE S
Municipality
HAMILTON CITY
Roll Number
251803024404410
Property Code & Description
301 - Single-family detached (not on water)
Postal Code
L8M2K5
Province
ON
AVM Details Real Time Market Value (AVM)
$926,000
Con1dence Rating
AVM Valuation Date (yyyy-mm-dd)
2023-10-11
AVM Range
$844,000-$1,013,000
Services Hydro
Private Water
Private Sanitary
Hydro available
-
-
Site Details Frontage (ft)
Depth (ft)
Site Area (A)
Site Access
41.00
126.00
0.12
Year Round Road Access Regular
On-Site Variables
Abuts Variables
Proximity Variables
Site Variance
Waterfront Variables
OFFICIAL PLAN DESIGNATED RESIDENTIAL
Permit Details Currently, MPAC'S records indicate that there are no building permits for this property.
Purchase Date: 2023-10-13
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
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Primary Structures Structure Description
SINGLE FAMILY DETACHED
Year Built
1911
Total Floor Area (Above Grade sqft)
2,110
First Floor Area (sqft)
911
Second Floor Area (sqft)
911
Third Floor Area (sqft)
288
Full Storeys
2
Partial Storeys
1/2 storey
Bedrooms
4
Full Bathrooms
1
Half Bathrooms
0
Basement Total Area (sqft)
932
Basement Finished Area (sqft)
-
Heating
Forced Air
Air Conditioning
N
Renovation Year
-
Renovation Type
-
Addition Year
-
Addition Area
-
Split Level
No Split
Structure Condition
Average
Fireplace Total
1
Condo Floor Level
-
Condo Parking Spaces
-
Condo Lockers
-
Condo Indoor Parking
-
Structure Design Type
NOT DEFINED
Structure Variables
-
Garage Structures Structure Description
DETACHED GARAGE
Year Built
1911
Total Floor Area (Above Grade sqft)
391
Garage Spaces
0
Purchase Date: 2023-10-13
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
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Other Structures Structure Description
OUTDOOR POOL
Year Built
1988
Total Area (sqft)
450
Purchase Date: 2023-10-13
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
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Subject Property Address: 190 FAIRLEIGH AVE S
AVM Details Real Time Market Value (AVM)
$926,000
Con1dence Rating
AVM Valuation Date (yyyy-mm-dd)
2023-10-11
AVM Range
$844,000-$1,013,000
Comparable Information Roll Number
251803024404410
251803024400430
251803024301270
251803023158790
Sale Price
N/A
$870,000
$850,000
$875,000
Sale Date (yyyy-mm-dd)
N/A
2023-03-31
2023-06-22
2023-06-22
Address
190 FAIRLEIGH AVE S
146 BURRIS ST
195 SANFORD AVE S
49 HOLTON AVE S
Municipality
HAMILTON CITY
HAMILTON CITY
HAMILTON CITY
HAMILTON CITY
Province
ON
ON
ON
ON
Postal Code
L8M2K5
L8M2J8
L8M2H1
L8M2L4
Property Style
Detached
Detached
Detached
Detached
Frontage/Depth (ft)
41.00/126.00
32.25/102.00
36.00/101.00
30.67/119.00
Site Area (A)
0.12
0.08
0.08
0.08
Year Built
1911
1915
1907
1915
Total Floor Area (sqft)
2,110
2,191
1,694
1,766
Total/Finished Basement Area (sqft)
932/-
982/-
689/-
748/-
Full/Partial Storeys
2/1/2 storey
2/1/2 storey
2/1/2 storey
2/1/2 storey
Structure Condition
Average
Average
Average
Average
Bedrooms
4
3
4
3
Full/Half Bathrooms
1/0
2/1
1/0
1/0
No. Fireplaces
1
1
0
0
Renovation Year/Type
-/-
2010/Interior
-/-
-/-
Heating Type
Forced Air
Forced Air
Forced Air
Hot Water (boiler)
Air Conditioning
N
Y
N
N
Inground Pool
Y
N
N
N
Garage Type/Area
DETACHED GARAGE/391
ATTACHED GARAGE/233
DETACHED GARAGE/246
-/-
Purchase Date: 2023-10-13
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
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Purchase Date: 2023-10-13
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
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APPENDIX E: Geowarehouse Enhanced Report
Client Report Generated on 2023
This report was prepared by:
190 FAIRLEIGH AVE S HAMILTON
MICHAEL HEDDLE SALES REPRESENTATIVE mikeheddle@royallepage.ca www.mikeheddle.ca
PIN 172050274
ROYAL LEPAGE STATE REALTY Office: (905)574-7441 Fax: (905)662-2227
Copyright © 2002-2023 Teranet Inc. and its suppliers. All rights reserved.
© 2023 Teranet Inc.
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Property Details GeoWarehouse Address:
190 FAIRLEIGH AVE S HAMILTON L8M2K5 PIN:
172050274
Land Registry Office:
HAMILTON WENTWORTH (62)
Land Registry Status:
Active
Registration Type:
Certified (Land Titles)
Ownership Type:
Freehold
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Lot Size Area:
5177.44 sq.ft
Perimeter:
334.65 ft
Measurements:
41.08ft x 126.31ft x 41.08ft x 126.33ft 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 251803024404410
Previous Assessment N/A Taxation Year 2023
Phased-In Assessment $362,000
2022
$362,000
2021
$362,000
2020
$362,000
Frontage:
41.0 ft
Description:
Single-family detached (not on water)
Depth:
126.0 ft
Property Code:
301
Based On:
January 1, 2016
Current Assessment: $362,000
Enhanced Site & Structure Structures:
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Year Built
#
Bed Full Rooms Baths
301 1911 4
1
Half Full Partial Split Baths Stories Stories Level 1/2 0 2 No Split storey
Fireplace 1
Assessment Roll Legal Description: PLAN 401 LOT 31 Property Address:
190 FAIRLEIGH AVE S HAMILTON ON L8M2K5
Zoning:
C
Property Type:
RESIDENTIAL
Site Area:
0.12A
Site Variance:
Regular
Driveway Type:
Unspecified/Not Applicable
Garage Type:
DETACHED GARAGE
Garage Spaces:
0
Water Service Type:
N/A
Sanitation Type:
N/A
Pool:
Indoor :N, Outdoor :Y
Sales History Sale Date
Sale Amount Type
Jul 16, 1977
$1
Notes
Transfer
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Demographics
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Dominant Market Group
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page
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190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Dominant Market Group
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 10 of 16
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Comparable Sales
Comparable Sales Search Results Address
Date
Sales Amount
Lot Size
($)
(sq.ft)
$/ sq.ft
Distance
PIN
(m)
1
122 GLADSTONE AVE, HAMILTON, L8M2H9
Jul 10, 2023
605,000
2,637.00
229
165
172050188
2
225 BURRIS ST, HAMILTON, L8M2J9
May 25, 2023
625,000
3,767.00
166
207
171130257
3
169 SANFORD AVE S, HAMILTON, L8M2H1
Jun 27, 2023
700,000
2,464.00
284
200
172050171
4
163 BURRIS ST, HAMILTON, L8M2J7
Aug 02, 2023
725,000
2,281.00
318
40
172050244
5
195 SANFORD AVE S, HAMILTON, L8M2H1
Jun 22, 2023
850,000
3,670.00
232
210
172050175
6
201 HOLTON AVE S, HAMILTON, L8M2L8
Jun 15, 2023
935,000
3,207.00
292
181
172050354
7
145 FAIRLEIGH AVE S, HAMILTON, L8M2K4
Aug 30, 2023
955,000
5,263.00
181
199
172030020
8
145 BURRIS ST, HAMILTON, L8M2J7
Aug 31, 2023
1,016,500
2,120.00
479
81
172050487
Sales Statistics Maximum:
$1,016,500
Minimum:
$605,000
Average:
$801,437
Median:
$850,000
*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.
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 11 of 16
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Area Heat Maps Average Sales Heat Maps - Last 1 Year The Average Sales Heat Map shows the average sale price of properties within the subject property's block compared to surrounding blocks.
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 12 of 16
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Growth Rate Heat Maps - Last 5 Years The Growth Rate Heat Map shows the growth of the average sale price of properties within the subject property's block compared to surrounding blocks.
Market Turnover Heat Maps - Last 1 Year The Market Turnover Heat Map shows the percentage of properties that have sold in the past year within the subject property's block compared to surrounding blocks.
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 13 of 16
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Historical Market Trends Average Sale Values and Growth Rates
Market Turnover Rates
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 14 of 16
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
Market Statistics Area Map Average Sales Price - Last 1 Year
$744,000
$624,768
Block
Municipality
Growth Rate - Last 5 Years
Market Turnover - Last 1 Year
5 Year Analysis Data Not Available
Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 15 of 16
190 FAIRLEIGH AVE S, HAMILTON | PIN 172050274
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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.
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Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)
GeoWarehouse Client Report | Page 16 of 16