22 Cole St - Comparable Market Analysis by Heddle Real Estate

Comparable Market Analysis 22 Cole St., Waterdown, ON

info@heddlerealestate.ca

heddlerealestate.ca

Heddle Real Estate

Royal LePage State Realty, Brokerage

P. (905) 574-7441

F. (905) 662-2227

www.LiveInHamilton.ca

Victoria Beach Hamilton, ON

June 15, 2024

Dear Victoria,

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 22 Cole St as of this dated letter.

Date: June 15, 2024

Market Value: $840,000 (+/- 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

Brief Summary of Comparable Properties

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024

A brief summary of the subject and comparable properties in this market analysis Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Active 22 Cole Street Freehold 3 2/1 1,717 4 Freehold 31 HARNESWORTH Crescent $864,900 H4197192 6/12/24 2/2 1,557 3 3 Freehold 42 Goldenview Court $859,900 H4195856 6/3/24 3/1 1,396 12 3 Freehold 116 SKINNER Road $999,999 40590018 5/15/24 2/1 1,659 31 3 Freehold 87 HUMPHREY Street $949,000 H4194090 5/15/24 2/1 1,890 31 4 Freehold 20 WESTFIELD Crescent $1,199,000 40586159 5/9/24 3/1 2,190 37 4 Freehold 77 SADIELOU Boulevard $1,099,000 40567188 5/7/24 3/1 1,506 39 1,700 $995,300 4 Average 2/1 26 Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Active - CS 22 Cole Street Freehold 3 2/1 1,717 4 Freehold 1 HARNESWORTH Crescent $999,999 40602865 6/19/24 3/1 1,628 7 1,628 $999,999 4 Average 2/1 7 Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Sold 22 Cole Street Freehold 3 2/1 1,717 3 Freehold 24 SUNNYCROFT Court $948,500 40582504 5/14/24 2/1 1,843 6 3 Freehold 40 Gunby Boulevard $889,900 H4188716 4/3/24 3/1 1,495 12 3 Freehold 49 LUPO Drive $940,000 H4188378 3/28/24 2/1 1,789 9 3 Freehold 168 CHUDLEIGH Street $910,000 H4186894 3/12/24 2/1 1,591 8 3 Freehold 52 Harnesworth Crescent $885,000 H4185998 3/3/24 2/1 1,501 11 1,644 $914,680 3 Average 2/1 9 Summary Status Total Avg $ Per Sq.Ft. Avg Price Avg DOM High Low Median Active 6 $995,300 $974,500 $859,900 $1,199,000 $592.27 26 Active - CS 1 $999,999 $999,999 $999,999 $999,999 $614.25 7 Sold 5 $914,680 $910,000 $885,000 $948,500 $559.38 9 $962,100 $944,250 $859,900 12 $1,199,000 Total $580.40 17 Total - Adjusted $952,154 $939,200 $870,900 12 $1,082,850 $579.05 17 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

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024 Price Adjustments

22 Cole

MLS#® List Date 6/6/2024 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Waterdown (46) Nbrd/SubArea Waterdown West (460) Beds 3 Total Baths 2.1 # Rooms 8 Basement Full Parking 2 Garage 1 spaces / Attached Acres/Range less than .50 SqFt/Range 1,717 Lot Frontage 22.19 YrBuilt/Age less than .50 Taxes/Year $5,014 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn - / Central Air 2 Storey Style/Type Sold Date Sold Price Bsmnt Finish Fully Finished Frontage 22.19 Depth 100.25 Price Total Adjustments Adjusted Price 31 HARNESWORTH Crescent H4197192 06/12/2024 $864,900 Active Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) -35,000 4 2.20 -15,000 9 Full - Partially Finished 3 1,557 56,000 24.98 x 100.25 1995 / 16-30 Years $4,646 Gas Forced Air 2 Storey Partially Finished 24.98 100.25 $6,000 $870,900 $864,900 42 Goldenview Court H4195856 06/03/2024 $859,900 Active Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) 3 3.10 -35,000 6 Full - Fully Finished 3 1,396 112,350 30.27 x 90.04 2004 / 16-30 Years $5,258 Gas Forced Air 2 Storey Fully Finished 30.27 90.04 $77,350 $937,250 $859,900 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

The subject property vs comparable properties.

Street

The subject property vs comparable properties. 22 Cole Street

116 SKINNER Road 40590018

87 HUMPHREY Street H4194090

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024 Price Adjustments

05/15/2024 $999,999 Active Residential Freehold Sale Hamilton Waterdown (46) Waterdown East (461) 3 3.00 -50,000 10 Full - Unfinished 2 1,659 20,300 25.00 x 90.00 2022 / 0-5 Years $5,548 0 Forced Air Yes / Central Air 2 Storey 35,000 Unfinished 25.00 90.00 $5,300 $1,005,299 $999,999

05/15/2024

Active Residential Freehold Sale Hamilton Waterdown (46) Waterdown East (461) 3 2.10 6 Full - Unfinished 2 1,890 -60,550 24.61 x 0.00 - / 0-5 Years $5,794 Gas Forced Air 2 Storey 35,000 Unfinished 24.61 0 $-25,550 $923,450 $949,000 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

$949,000

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024 Price Adjustments

Cole

MLS#® List Date 6/6/2024 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Waterdown (46) Nbrd/SubArea Waterdown West (460) Beds 3 Total Baths 2.1 # Rooms 8 Basement Full Parking 2 Garage 1 spaces / Attached Acres/Range less than .50 SqFt/Range 1,717 Lot Frontage 22.19 YrBuilt/Age less than .50 Taxes/Year $5,014 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn - / Central Air 2 Storey Style/Type Sold Date Sold Price Bsmnt Finish Fully Finished Frontage 22.19 Depth 100.25 Price Total Adjustments Adjusted Price 20 WESTFIELD Crescent 40586159 05/09/2024 $1,199,000 Active Residential Freehold Sale Hamilton Waterdown (46) Waterdown East (461) -35,000 4 4.00 -55,000 13 Full - Unfinished - Walk-Up 2 2,190 -165,550 27.89 x 90.22 2021 / 0-5 Years $6,256 0 Gas Forced Air Yes / Central Air 2 Storey 35,000 Unfinished 27.89 90.22 $-220,550 $978,450 $1,199,000 77 SADIELOU Boulevard 40567188 05/07/2024 $1,099,000 Active Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) -35,000 4 4.00 -55,000 16 Full - Fully Finished 2 1,506 73,850 29.53 x 85.33 2012 / 6-15 Years $5,404 0 Gas Forced Air Yes / Central Air 2 Storey Fully Finished 29.53 85.33 $-16,150 $1,082,850

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

The subject property vs comparable properties. 22

Street

$1,099,000

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024 Price Adjustments

MLS#® List Date 6/6/2024 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Waterdown (46) Nbrd/SubArea Waterdown West (460) Beds 3 Total Baths 2.1 # Rooms 8 Basement Full Parking 2 Garage 1 spaces / Attached Acres/Range less than .50 SqFt/Range 1,717 Lot Frontage 22.19 YrBuilt/Age less than .50 Taxes/Year $5,014 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn - / Central Air 2 Storey Style/Type Sold Date Sold Price Bsmnt Finish Fully Finished Frontage 22.19 Depth 100.25 Price Total Adjustments Adjusted Price 1 HARNESWORTH Crescent 40602865 06/08/2024 $999,999 Active - CS Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) -35,000 4 4.00 -55,000 13 Full - Fully Finished 3 1,628 31,150 42.33 x 100.07 - / 16-30 Years $4,855 0 Gas Forced Air Yes / Central Air 2 Storey Fully Finished 42.33 100.07 $-58,850 $941,149 $999,999 24 SUNNYCROFT Court 40582504 05/08/2024 $949,900 Sold Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) 3 3.00 -50,000 10 Full - Unfinished 4 1,843 -44,100 28.02 x 120.28 - / 16-30 Years $5,642 Gas Forced Air Yes / Central Air 2 Storey 06/21/2024 $948,500 35,000 Unfinished 28.02 120.28 $-59,100 $889,400 $948,500 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

The subject property vs comparable properties.

Cole Street

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024 Price Adjustments

22 Cole

MLS#® List Date 6/6/2024 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Waterdown (46) Nbrd/SubArea Waterdown West (460) Beds 3 Total Baths 2.1 # Rooms 8 Basement Full Parking 2 Garage 1 spaces / Attached Acres/Range less than .50 SqFt/Range 1,717 Lot Frontage 22.19 YrBuilt/Age less than .50 Taxes/Year $5,014 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn - / Central Air 2 Storey Style/Type Sold Date Sold Price Bsmnt Finish Fully Finished Frontage 22.19 Depth 100.25 Price Total Adjustments Adjusted Price 40 Gunby Boulevard H4188716 03/22/2024 $889,900 Sold Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) 3 3.10 -35,000 7 Full - Fully Finished - Walk-Out 3 1,495 77,700 27.30 x 88.62 2015 / 6-15 Years $5,088 Gas Forced Air 2 Storey 05/07/2024 $889,900 Fully Finished 27.30 88.62 $42,700 $932,600 $889,900 49 LUPO Drive H4188378 03/19/2024 $945,000 Sold Residential Freehold Sale Hamilton Waterdown (46) Waterdown East (461) 3 2.10 9 Full - Fully Finished 3 1,789 -25,200 25.42/-2014 / 6-15 Years $5,630 Gas Forced Air 2 Storey 06/07/2024 $940,000 Fully Finished 25.42 $-25,200 $914,800 $940,000 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

The subject property vs comparable properties.

Street

Harnesworth Crescent

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024 Price Adjustments

H4186894 03/04/2024 $899,990 Sold Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) 3 2.10 6 Full - Unfinished 3 1,591 44,100 24.11 x 108.65 2003 / 16-30 Years $4,944 Gas Forced Air 2 Storey 06/04/2024 $910,000 35,000 Unfinished 24.11 108.65 $79,100 $989,100 $910,000 52

H4185998 02/21/2024 $884,900 Sold Residential Freehold Sale Hamilton Waterdown (46) Waterdown West (460) 3 2.10 8 Full - Fully Finished 3 1,501 75,600 24.90 x 100.00 1995 / 16-30 Years $4,583 Gas Forced Air 2 Storey 05/02/2024 $885,000 Fully Finished 24.90 100.00 $75,600 $960,600 $885,000 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

The subject property vs comparable properties. 22 Cole Street

CHUDLEIGH Street

Minimums and Maximums

A summary of key property attributes in this analysis .

Listing Price between $859,900 and $1,199,000 Selling Price between $885,000 and $948,500 3-4 Beds 2-3 Baths 1-2 Half Baths 1,396 to 2,190 Square Feet $514.65 to $595.25 per Sold Square Foot Year Built between 1995 and 2022

Subject Property:

Cole Street, Waterdown, L0R 2H9 June 15, 2024

The

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024

Days On Market

0 5 10 15 20 25 30 35 40 31 HARNESWORTH Cr 42 Goldenview Ct 116 SKINNER Rd 87 HUMPHREY St 20 WESTFIELD Cr 77 SADIELOU Bv 1 HARNESWORTH Cr 24 SUNNYCROFT Ct 40 Gunby Bv 49 LUPO Dr 168 CHUDLEIGH St 52 Harnesworth Cr 3 12 31 31 37 39 7 6 12 9 8 11 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

number of days each property has been listed on the market.

Property Locations

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024

A map showing the subject and comparable properties 22 Cole Street , Waterdown, L0R 2H9 3 2 Beds Baths Sq.Ft. 1717 Address Price Date Beds Baths Sq.Ft. 1 31 Harnesworth Cr, Waterdown, L8B 0J3 $864,900 2 4 6/12/24 1,557 2 42 Goldenview Ct, Hamilton, L0R 2H4 $859,900 3 3 6/3/24 1,396 3 116 Skinner Rd, Hamilton, L8B 1Y3 $999,999 2 3 5/15/24 1,659 4 87 Humphrey St, Waterdown, L8B 0T6 $949,000 2 3 5/15/24 1,890 5 20 Westfield Cr, Waterdown, L8B 1Y1 $1,199,000 3 4 5/9/24 2,190 6 77 Sadielou Bv, Waterdown, L0R 2H1 $1,099,000 3 4 5/7/24 1,506 7 1 Harnesworth Cr, Hamilton, L0R 2H6 $999,999 3 4 6/19/24 1,628 8 24 Sunnycroft Ct, Waterdown, L0R 2H4 $948,500 2 3 5/14/24 1,843 9 40 Gunby Bv, Waterdown, L8B 0W4 $889,900 3 3 4/3/24 1,495 10 49 Lupo Dr, Waterdown, L8B 0V3 $940,000 2 3 3/28/24 1,789 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

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024

22 Cole Street , Waterdown, L0R 2H9 3 2 Beds Baths Sq.Ft. 1717 Address Price Date Beds Baths Sq.Ft. 11 168 Chudleigh St, Hamilton, L0R 2H6 $910,000 2 3 3/12/24 1,591 12 52 Harnesworth Cr, Waterdown, L8B 0J3 $885,000 2 3 3/3/24 1,501 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

Property Locations A map showing the subject and comparable properties

List Price, Sale Price, and Days on Market

List

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024

price,

sale price of sold listings, with the number of days each property has been listed on the market. 0K 200K 400K 600K 800K 1,000K 1,200K 0 5 10 15 20 25 30 35 40 31 HARNESWORTH Cr 42 Goldenview Ct 116 SKINNER Rd 87 HUMPHREY St 20 WESTFIELD Cr 77 SADIELOU Bv 1 HARNESWORTH Cr 24 SUNNYCROFT Ct 40 Gunby Bv 49 LUPO Dr 168 CHUDLEIGH St 52 Harnesworth Cr 864,900 859,900 999,999 949,000

999,999 949,900 889,900 945,000 899,990 884,900 948,500 889,900 940,000 910,000 885,000 3 12 31 31 37 39 7 6 12 9 8 11 List Price Sale Price DOM Days on Market 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

and

1,199,000 1,099,000

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

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:

Subject Property: 22 Cole Street, Waterdown, L0R 2H9 June 15, 2024

Sell Price Sell Price Per Sq. Ft. Average Price: $952,200 Average Price/Sq Ft: $579 High Price: $1,082,900 High Price/Sq Ft: $719 Median Price: $939,200 Median Price/Sq Ft: $592 Low Price: $870,900 Low Price/Sq Ft: $447

Researched and prepared by

Royal

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

Michael Heddle

LePage State Realty

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:

Comparable homes that are currently for sale

Comparable homes that were recently sold

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.

June 15, 2024

Subject Property: 22 Cole Street, Waterdown, L0R 2H9

APPENDIX A: MPAC Assessment vs. Market Sale Price

NOTE: * denotes properties included in the "Direct Comparison Approach".

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.

Status Address MPAC Sale Price % Difference

Cole St 431,000 $ Active

Harnesworth

390,000 $ Active

Golendview

452,000 $ Active

Skinner Rd. 473,000 $

497,000 $

538,000

453,000

Sold

Harnesworth Cres. 416,000 $ Sold 24 Sunnycroft Crt. 485,000 $ 948,500 $ 95.57% Sold 40 Gunby Blvd 447,000 $ 889,900 $ 99.08% Sold 49 Lupo Dr. 484,000 $ 940,000 $ 94.21% Sold 168 Chudleigh St. 425,000 $ 910,000 $ 114.12% Sold

Harnesworth

394,000 $ 885,000 $ 124.62% 105.52% Average

885,793 Range $ 842,894 to 922,847

Subject 22

Cres.

Crt.

116

Active 87 Humphrey St.

Active 20 Westfield Cres.

$ Active 77 Sadielou Blvd

Cres.

APPENDIX A - MPAC Assessment vs. Market Sale Price

APPENDIX B: Cost Approach to Value

APPENDIX B - COST APPROACH TO VALUE

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. 5,736.00

estimate square footage

Land Value: 22.15 Front Ft @ 9500 210,425.00 $ Actual Age: 14 years Effective Age: 12 years Improvements: Cost New Depreciation @ 8% Current Value Building 1642 Sq. ft. @ $325 533,650.00 $ 490,958.00 $ Basement 717 *Sq. ft. @ $100 71,700.00 $ 65,964.00 $ Garage 0 Sq. ft. $60 - $ - $ Landscaping @ 25,000.00 $ 23,000.00 $ Total Current Value of All Improvements 579,922.00 $ 579,922.00 $ Indicated Value by the Cost Approach 790,347.00 $ Value Rounded to 790,000.00 $ *

42,692.00 $ 2,000.00 $

$ - $

APPENDIX C: Market Adjustment

APPENDIX C

- Sale Price vs. Market Change

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:

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.

Nov-16 Apr-24 % Change Average Sale Value 556,297.00 $ 990,872.00 $ 78.12% Median Sale Value 523,000.00 $ 966,750.00 $ 84.85% Subject Property Sale Price 22 Cole St 535,000.00 $ Adjusted Value (vs. Average) 952,937.95 $ Adjusted Value (vs. Median) 988,931.64 $ Estimate of Value: $ 970,935 Estimate of value (Range): $ 952,937.95 to $ 988,932

Monthly Monthly

APPENDIX

D: MPAC Geowarehouse Enhanced AVM Report

REALTOR® AVM Enhanced Residential

Report

Real Time Market Value (AVM) $916,000 AVM Valuation Date (yyyy-mm-dd) 2024-06-04 Con0dence Rating AVM Range $888,000-$952,000 Michael Heddle Royal LePage State Realty Hamilton ON (M):+19057303953 (O):+19056626666 mikeheddle@royallepage.ca

Property Address 22 COLE ST Municipality HAMILTON CITY Roll Number 251830342022603 Property Code & Description 311 - Semi-detached residential Postal Code L8B0R2 Province ON AVM Details Services Hydro Private Water Private Sanitary Hydro available -Site Details Frontage (ft) Depth (ft) Site Area (A) Site Access Site Variance 22.15 100.07 0.05 Year Round Road Access Regular On-Site Variables Abuts Variables Proximity Variables Waterfront Variables OFFICIAL PLAN DESIGNATEDRESIDENTIAL Permit Details Number Issue Date (yyyy/mm/dd) MPAC Work Description MPAC Status 09-197860 2010/04/12 New Building CLOSED Purchase Date: 2024-06-15 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 1/2

Primary Structures

Structure Description SINGLE FAMILY SEMI DET Year Built 2010 Total Floor Area (Above Grade sqft) 1,642 First Floor Area (sqft) 717 Second Floor Area (sqft) 925 Third Floor Area (sqft)Full Storeys 2 Partial Storeys No part storey Bedrooms 3 Full Bathrooms 2 Half Bathrooms 1 Basement Total Area (sqft) 717 Basement Finished Area (sqft)Heating Forced Air Air Conditioning N Renovation YearRenovation TypeAddition YearAddition AreaSplit Level No Split Structure Condition Average Fireplace Total 1 Condo Floor LevelCondo Parking SpacesCondo LockersCondo Indoor ParkingStructure Design TypeStructure VariablesGarage Structures Structure Description ATTACHED GARAGE Year Built 2010 Total Area (sqft) 227 Garage Spaces 1 Purchase Date: 2024-06-15 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 2/2

APPENDIX E: Geowarehouse Report

This report was prepared by: SALES REPRESENTATIVE

Office: (905)574-7441 www.mikeheddle.ca Fax: (905)662-2227

Client Report Generated on 2024

22 COLE ST HAMILTON PIN 175110176

mikeheddle@royallepage.ca MICHAEL HEDDLE ROYAL LEPAGE STATE REALTY

Property Details

GeoWarehouse Address:

22 COLE ST HAMILTON L0R2H9

Land Registry Office:

Land Registry Status: Registration Type:

Ownership Type:

22 COLE ST, HAMILTON | PIN 175110176

PIN:

Active Certified

Freehold Report Generated On GeoWarehouse Client Report | Page 2 of 17 Jun 15, 2024 by

175110176 HAMILTON WENTWORTH (62)

(Land Titles)

MICHAEL HEDDLE (78672)

Lot Size

Area:

Perimeter:

Measurements: 2217.36 sq.ft (0.051 ac)

100.25ft x 22.19ft x 100.25ft x 22.19ft

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

Enhanced Site & Structure

Structures:

22 COLE ST, HAMILTON | PIN 175110176

242.78 ft

ARN

On: 100.07 ft Depth: Frontage: 22.15 ft

residential Description: 311 Property

2024 2023 2022 2021 Report Generated On GeoWarehouse Client Report | Page 3 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)

251830342022603 January

2016 Based

Semi-detached

Code: $431,000 Current Assessment: $431,000 $431,000 $431,000 $431,000 Taxation Year Phased-In Assessment Previous Assessment N/A

Sales History

Feb 16, 2017

May 29, 2015

Nov 12, 2010

$535,000 Transfer

$455,000 Transfer

$308,196 Transfer

22 COLE ST, HAMILTON | PIN 175110176 # Year Built Bed Rooms Full Baths Half Baths Full Stories Partial Stories Split Level Fireplace 302 2010 3 2 1 2 No part storey No Split 1

COLE ST WATERDOWN ON L8B0R2

R1-34

Type: RESIDENTIAL Site Area: 205.88M

Variance: Regular

Type: Separate or Private Driveway Garage Type: ATTACHED GARAGE Garage Spaces: 1 Water Service Type: N/A Sanitation Type: N/A Pool: Indoor :N, Outdoor :N

Assessment Roll Legal Description: PLAN 62M1125 LOT 2 Property Address: 22

Zoning:

Property

Site

Driveway

Sale Date Sale Amount Type Notes

Report Generated On GeoWarehouse Client Report | Page 4 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)

Demographics

22 COLE ST, HAMILTON | PIN 175110176

Report Generated On GeoWarehouse Client Report | Page 5 of 17 Jun 15, 2024 by

MICHAEL HEDDLE (78672)

22 COLE ST, HAMILTON | PIN 175110176 Report Generated On GeoWarehouse Client Report | Page 6 of 17 Jun 15, 2024 by

MICHAEL HEDDLE (78672)

22 COLE ST, HAMILTON | PIN 175110176 Report Generated On GeoWarehouse Client Report | Page 7 of 17 Jun 15, 2024 by

MICHAEL HEDDLE (78672)

Dominant Market Group

22 COLE ST, HAMILTON | PIN 175110176

Report Generated On GeoWarehouse Client Report | Page 8 of 17 Jun 15, 2024 by

MICHAEL HEDDLE (78672)

22 COLE ST, HAMILTON | PIN 175110176 Report Generated On GeoWarehouse Client Report | Page 9 of 17 Jun 15, 2024 by

MICHAEL HEDDLE (78672)

Dominant Market Group

22 COLE ST, HAMILTON | PIN 175110176

Report Generated On GeoWarehouse Client Report | Page 10 of 17 Jun 15, 2024 by

MICHAEL HEDDLE (78672)

22 COLE ST, HAMILTON | PIN 175110176

Comparable Sales Search Results Address Date Sales Amount ($) Lot Size (sq.ft) $/ sq.ft Distance (m) PIN 1 124 FINGLAND CRESCENT, WATERDOWN Jan 15, 2024 2 3,552.00 0 448 175111399 2 40 WHITE GATES DR, HAMILTON, L0R2H9 Apr 22, 2024 25,000 3,519.00 7 393 175110223 3 317 - 170 ROCKHAVEN LANE, WATERDOWN, L8B1B5 Feb 08, 2024 525,000 N/A N/A 476 185220048 4 310 - 170 ROCKHAVEN LANE, WATERDOWN, L8B1B5 Mar 01, 2024 575,000 N/A N/A 476 185220041 5 30 NISBET BOULEVARD, WATERDOWN Dec 20, 2023 675,000 828.00 815 208 175111215 6 10 SAVAGE DR, STITTSVILLE, K2S1B9 Feb 28, 2024 685,000 968.00 708 294 175111542 7 54 NISBET BOULEVARD, WATERDOWN May 06, 2024 699,999 850.00 824 208 175111287 8 54 NISBET BOULEVARD, WATERDOWN May 17, 2024 700,000 850.00 824 235 175111246 9 77 HUGILL WAY, WATERDOWN Jan 10, 2024 710,000 1,227.00 579 337 175111564 10 54 NISBET BOULEVARD, WATERDOWN Feb 14, 2024 710,000 1,022.00 695 215 175111276 11 40 COLE ST, HAMILTON, L0R2H9 Mar 15, 2024 727,000 2,335.00 311 41 175110182 12 158 CHUDLEIGH ST, HAMILTON, L0R2H6 Feb 21, 2024 830,000 21.00 39524 530 175100658 13 158 CHUDLEIGH STREET, WATERDOWN Feb 21, 2024 830,000 182.00 4560 531 175100659 Report Generated On GeoWarehouse Client Report | Page 11 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)

Comparable Sales

22 COLE ST, HAMILTON | PIN 175110176

$1,367,500 Minimum: $2 Average: $775,881 Median: $830,000 *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. 14 158 CHUDLEIGH STREET, WATERDOWN Feb 21, 2024 830,000 2,411.00 344 514 175100688 15 18 HARNESWORTH CRES, WATERDOWN, L8B0J3 Jan 16, 2024 844,900 2,497.00 338 373 175100544 16 50 HARNESWORTH CRES, HAMILTON, L0R2H6 Apr 30, 2024 865,000 2,497.00 346 255 175100560 17 52 HARNESWORTH CRES, HAMILTON, L0R2H6 May 02, 2024 885,000 2,497.00 354 248 175100561 18 15 CATHEDRAL ST, WATERDOWN, L0R2H9 Mar 28, 2024 910,000 2,841.00 320 587 175101103 19 24 WESTVIEW CRESCENT, WATERDOWN Jan 15, 2024 1,185,000 10,774.00 110 426 175140163 20 80 FINGLAND CRES, WATERDOWN, L8B0A4 Apr 11, 2024 1,230,000 4,230.00 291 538 175111410 21 44 FINGLAND CRESCENT, WATERDOWN Apr 12, 2024 1,260,000 3,089.00 408 449 175111434 22 24 BABCOCK STREET, WATERDOWN Dec 15, 2023 1,367,500 3,552.00 385 500 175111392 Report Generated On GeoWarehouse Client Report | Page 12 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)

Sales Statistics Maximum:

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.

22 COLE ST, HAMILTON | PIN 175110176

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(78672)

MICHAEL HEDDLE

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.

22 COLE ST, HAMILTON | PIN 175110176

Report Generated On GeoWarehouse Client Report | Page 14 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)

Historical Market Trends

Average Sale Values and Growth Rates

Market Turnover Rates

22 COLE ST, HAMILTON | PIN 175110176

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(78672)

MICHAEL HEDDLE

Market Statistics

Area Map

5 Year Analysis

Up and Coming - This area has proven more affordable than many areas of the municipality, and has seen property prices grow 101.7% higher than the average municipal growth. Worth investigating for investment potential.

Average Sales Price - Last 1 Year

$996,734 $889,500

Block Municipality

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

22 COLE ST, HAMILTON | PIN 175110176

Report Generated On GeoWarehouse Client Report | Page 16 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)

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.

Data contained in the Geowarehouse reports are not

Currency of Information. 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.

Data, information and other products and services accessed through the Land Coverage. 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 is obtained from Environics

Demographic Information. 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.

22 COLE ST, HAMILTON | PIN 175110176

Report Generated On GeoWarehouse Client Report | Page 17 of 17 Jun 15, 2024 by MICHAEL HEDDLE (78672)