190 Fairleigh Ave. S

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

1/5

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

2/5

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

3/5

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

4/5

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

5/5

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)

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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)

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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

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.

Copyright © 2002-2023 Teranet Inc. and its suppliers. All rights reserved.

Report Generated On Oct 13, 2023 by MICHAEL HEDDLE (78672)

GeoWarehouse Client Report | Page 16 of 16