Dear Chantelle, 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 23 Mccargow Drive as of this dated letter. Date: October 16th, 2023, Market Value: $839,000 (+/- 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 your real estate needs and ensuring that you get the best price and terms on the sale of your property!
Sincerely,
David Buckingham,
Heddle Real Estate | Sale Partner Royal LePage State Realty, Brokerage P. (905) 574-7441 F. (905) 662-2227
www.LiveInHamilton.ca
October 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Brief Summary of Comparable Properties A brief summary of the subject and comparable properties in this market analysis . Status: Active Address
MLS#
Sub Type
23 Mccargow Drive
SqFt Tot
Beds Baths
2,500
4
2/1
L/S Price
Status Dt
DOM
126 Whithorn Crescent
H4176592 Freehold
2,033
4
2/1
$879,900
10/14/23
1
90 WHITHORN Crescent
H4175326 Freehold
2,300
4
2/1
$899,000
9/24/23
21
16 LARRY Crescent
H4175354 Freehold
2,417
4
2/1
$989,900
9/21/23
24
Average
2,250
4
2/1
$922,933
Sub Type
SqFt Tot
15
Status: Sold Address
MLS#
23 Mccargow Drive
Beds Baths
2,500
4
2/1
L/S Price
Status Dt
DOM
24 Sumac Drive
H4169627 Freehold
2,442
4
2/1
$940,000
7/27/23
10
38 EVERGREEN Lane
H4165432 Freehold
2,217
4
3/0
$950,239
7/18/23
47
120 WHITHORN Crescent
40474368 Freehold
2,233
4
2/1
$1,000,000
8/29/23
2
Average
2,297
4
2/1
$963,413
20
Summary Status
Total
Avg Price
Active
3
$922,933
Sold
3
Total Total - Adjusted
Researched and prepared by David Buckingham Royal LePage State Realty
Avg $ Per Sq.Ft.
Median
Low
High
Avg DOM
$411.08
$899,000
$879,900
$989,900
15
$963,413
$420.46
$950,239
$940,000
$1,000,000
20
6
$943,173
$415.77
$945,120
$879,900
$1,000,000
18
6
$997,257
$439.76
$1,011,370
$946,400
$1,041,500
18
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Price Adjustments The subject property vs comparable properties.
23 Mccargow Drive
126 Whithorn Crescent
90 WHITHORN Crescent
MLS#®
H4176592
H4175326
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
10/14/2023 $879,900 Active Residential Freehold Sale Haldimand County Caledonia (63) Caledonia North East (631) 4 2.10 9 Full - Unfinished 4
09/24/2023 $899,000 Active Residential Freehold Sale Haldimand County Caledonia (63) Caledonia North East (631) 4 2.10 7 Full - Unfinished 4
2,500 72.7
2,033 33.14 x 91.86 2022 / 0-5 Years $6,353
2,300 38.00 x 150.00 - / 0-5 Years $1,616
Furnace Gas Yes / Central AC 2 Storey
Gas Forced Air
Gas Forced Air
2 Storey
2 Storey
No 72.70 91.78
Unfinished
Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth
Detached
Haldimand County Caledonia Caledonia North East 4 2.1 Full 4 2 spaces / Yes
33.14 91.86
49,000
Total Adjustments
$879,900 $66,500
$899,000 $49,000
Adjusted Price
$946,400
$948,000
Price
Researched and prepared by David Buckingham Royal LePage State Realty
Unfinished 66,500 38.00 150.00
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Price Adjustments The subject property vs comparable properties.
23 Mccargow Drive
24 Sumac Drive
38 EVERGREEN Lane
MLS#®
H4169627
H4165432
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
07/17/2023 $950,000 Sold Residential Freehold Sale Haldimand County Caledonia (63) Caledonia North East (631) 4 2.10 8 Full - Unfinished 4
06/01/2023 $949,000 Sold Residential Freehold Sale Haldimand County Caledonia (63) Caledonia North East (631) 4 3.00 7 Full - Unfinished 4
2,500 72.7
2,442 10.40 x 28.00 - / 0-5 Years $5,523
2,217 34.12 x 91.86 2019 / 0-5 Years $5,315
Furnace Gas Yes / Central AC 2 Storey
Gas Forced Air
Gas Forced Air
2 Storey 08/30/2023 $940,000
2 Storey 08/25/2023 $950,239
No 72.70 91.78
Unfinished
Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth
Detached
Haldimand County Caledonia Caledonia North East 4 2.1 Full 4 2 spaces / Yes
10.40 28.00
Unfinished 70,000 34.12 91.86
70,000
Total Adjustments
$940,000 $70,000
$950,239 $62,500
Adjusted Price
$1,010,000
$1,012,739
Price
Researched and prepared by David Buckingham Royal LePage State Realty
-7,500
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Price Adjustments The subject property vs comparable properties.
23 Mccargow Drive
16 LARRY Crescent
120 WHITHORN Crescent
MLS#®
H4175354
40474368
List Date List Price Status Prop Type Sub Type Trans Type Region Munic/Area Nbrd/SubArea Beds Total Baths # Rooms Basement Parking
09/21/2023 $989,900 Active Residential Freehold Sale Haldimand County Caledonia (63) Caledonia North East (631) 4 2.10 8 Full - Unfinished 4
08/27/2023 $1,000,000 Sold Residential Freehold Sale Haldimand County Caledonia (63) Caledonia North East (631) 4 3.00 11 Full - Unfinished 4
2,500 72.7
2,417 41.99 x 91.86 2017 / 6-15 Years $5,315
2,233 38.29 x 151.60 2022 / 0-5 Years $0
Furnace Gas Yes / Central AC 2 Storey
Gas Forced Air
No 72.70 91.78
Unfinished
Garage Acres/Range SqFt/Range Lot Frontage YrBuilt/Age Taxes/Year Total # Units Heat Source Heat Type Air Condtn Style/Type Sold Date Sold Price Bsmnt Finish Frontage Depth
Detached
Haldimand County Caledonia Caledonia North East 4 2.1 Full 4 2 spaces / Yes
Unfinished 35,000 38.29 151.60
49,000
Total Adjustments
$989,900 $35,000
$1,000,000 $41,500
Adjusted Price
$1,024,900
$1,041,500
Price
Researched and prepared by David Buckingham Royal LePage State Realty
Forced Air No / None 2 Storey 09/07/2023 $1,000,000
2 Storey
41.99 91.86
-7,500
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 .
10/15/2023
Client Full CMA Report
UnderContract Active Status : $879,900 L Price:
126 Whithorn Crescent , Caledonia, Ontario N3W 0G4
H4176592
MLS® #:
: Neighbourhoo d: Transaction:
10/14/2023
Commence Date:
Sale
Selling Date:
1
DOM:
West
Fronting On:
2,033
Sq Ft/Src:
Freehold
Caledonia North East (631)
Ownrshp Type: Sq Ft:
Residential
Property Type: Sub Type:
Haldimand County Region :Muicipality Caledonia (63)
Rooms:
14
Bed:
4 2
Style:
2 Storey
Baths:
3rd Party Measuring Service Age:
0-5 Years
2 pc Bath:
1
Taxes:
6,352.83
3 pc Bath:
0
Detached
4 pc Bath:
1
5+ pc Bath:
1
33.14
Lot Frontage: Lot Depth:
91.86
Type:
Lot Shape:
Rectangular
Location :
Lot Irregularities: Cross Street:
Machachlan Ave
Urban
Condo Fee:
Directions :
McClung Rd, west on Oaktree Dr, right on Whithorn Cres
Property Details - Exterior Acres:
Year Built:
Asphalt Shingle Roof Type: 4 Driveway/Park
Shingles Rplc:
Spcs: Area Influences:
Basemt Size: A/C Type:
2022
Poured Concrete Foundation :Water Source: Municipal Built-In
Garage/Parking
: Park, Place of Worship, River/Stream, Schools
Interior Features: Included In Fees:
Basemt Finish: Laundry Access: Air Exchanger, Sump Pump
Unfinished
Heat Source:
Gas
In-Suite
Pet Permit:
Yes
Room Name
Level
L/W/H Imperial
Foyer
M
9ft. 2in. x 8ft. 6in. x 0ft. 0in.
Bathroom
M
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Office
M
5ft. 9in. x 7ft. 2in. x 0ft. 0in.
Living Room
M
12ft. 11in. x 17ft. 7in. x 0ft. 0in.
Dining Room
M
12ft. 11in. x 9ft. 4in. x 0ft. 0in.
Kitchen
M
12ft. 11in. x 9ft. 2in. x 0ft. 0in.
Primary Bedroom
2
14ft. 7in. x 13ft. 6in. x 0ft. 0in.
Ensuite
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bedroom
2
10ft. 11in. x 10ft. 3in. x 0ft. 0in.
Bedroom
2
11ft. 1in. x 13ft. 9in. x 0ft. 0in.
Bedroom
2
16ft. 4in. x 16ft. 6in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Laundry Room
2
8ft. 6in. x 8ft. 6in. x 0ft. 0in.
Recreation Room
B
25ft. 10in. x 43ft. 9in. x 0ft. 0in.
Researched and prepared by
2
Brick, Stone
Property Details Interior
Full Central Air
Garage Spacs: Exterior Finish:
Amps:
100
Pool: Driveway :
Heat Type: Locker:
Asphalt
Forced Air
Rental Items:
Hot Water Heater
Inclusions:
S/S LG fridge, stove, dishwasher, washer & dryer, chest freezer in basement, electric lawnmower, ping pong table
Exclusions:
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
10/15/2023
Client Full CMA Report
UnderContract
Michael St. Jean Realty Inc.
Listing Brokerage:
Client Remarks:
Brand new 2022 Empire Avalon build. Located in a family oriented neighborhood in North East Caledonia, this home has 2000 sqft of above grade, living space, facing the park. Tons of natural light, high ceilings, modern light fixtures and stainless steel LG appliances. Put your stamp on the expansive basement. Priced competitively so do not wait too long!
Active Status : $899,000 L Price:
90 WHITHORN Crescent , Caledonia, Ontario N3W 0E5 MLS® #:
H4175326
Region :Muicipality
Haldimand County
Sale
Builder floor plan(s) 38.00
Lot Depth: Lot Shape:
Pie
11
Bed:
Style:
2 Storey
Baths:
2
Age:
0-5 Years
2 pc Bath:
1
Taxes:
1,616.00
3 pc Bath:
0
Type:
Detached
4 pc Bath:
2
5+ pc Bath:
0
Location
Urban
: lot, pie shaped Extended corner
Rainbow & McClung
Rooms:
4
Fronting On:
150.00
Lot Irregularities: Cross Street:
Selling Date:
21
DOM:
2,300
Lot Frontage:
09/25/2023
Commence Date:
Caledonia North East (631)
Ownrshp Type: Sq Ft/Src:
Freehold
Caledonia (63)
:Neighbourhoo d: Transaction: Sq Ft:
Residential
Property Type: Sub Type:
Directions :
Condo Fee:
Rainbow & McClung
Property Details - Exterior Acres:
Poured Concrete Foundation :Water Source: Municipal
Year Built:
Asphalt Shingle
Roof Type: Driveway/Park
Shingles Rplc:
4
Garage/Parking : Park, Public Transit, Arts Centre, Library,
Spcs: Area Influences:
Attached
Rec./Commun.Centre, Schools
Basemt Size: A/C Type:
Garage Spacs: Exterior Finish:
Property Details Interior
Full
Basemt Finish:
Central Air
Unfinished
Laundry Access:
Interior Features: Included In Fees:
Heat Source:
Brick, Stone
Gas
Pet Permit:
Room Name
Level
L/W/H Imperial
Great Room
M
14ft. 0in. x 15ft. 0in. x 0ft. 0in.
Breakfast
M
13ft. 0in. x 10ft. 0in. x 0ft. 0in.
Kitchen
M
13ft. 0in. x 12ft. 0in. x 0ft. 0in.
Laundry Room
M
14ft. 0in. x 5ft. 0in. x 0ft. 0in.
Primary Bedroom
2
18ft. 0in. x 12ft. 0in. x 0ft. 0in.
Bedroom
2
11ft. 0in. x 12ft. 0in. x 0ft. 0in.
Bedroom
2
11ft. 0in. x 11ft. 0in. x 0ft. 0in.
Bedroom
2
10ft. 0in. x 11ft. 0in. x 0ft. 0in.
Bathroom
M
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Researched and prepared by
2
Amps: Pool: Driveway :
Heat Type: Locker:
Concrete
Forced Air
Rental Items:
None
Inclusions:
S appliances, upgraded lighting fixtures & California shutters.
Exclusions:
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
10/15/2023
Client Full CMA Report Listing Brokerage:
UnderContract
Re/Max Millennium Real Estate
Client Remarks:
New fully brick/stone home in upcoming Empire Avalon Community in Caledonia . Sitting on a large premium lot, this corner detached home is 4bed, 3bath approx. 2300 sq ft in a family friendly neighbourhood. Open concept spacious living with hardwood flooring on main level & staircase, 9' ceilings, upgraded fixtures, california shutters and more. Beautiful kitchen with quartz counter tops, ceramic back splash and S/S appliances with an island that can be used as a breakfast bar. Upper level features a large 4pc bathroom. Quick access to highways, close to schools, public transport, shopping/amenities. Surrounded by green space, and a large park across. 15 mins to Hamilton, an hour within GTA, perfect opportunity with lots of potential!
Residential
Sold Status : $950,000 L Price:
Freehold
S Price:
24 Sumac Drive , Caledonia, Ontario M3W 0C2 MLS® #:
H4169627
Region :Muicipality
Haldimand County
Property Type: Sub Type:
Caledonia (63)
:Neighbourhoo d: Transaction:
Commence Date:
Caledonia North East (631) Sale
DOM:
Ownrshp Type: Sq Ft/Src:
Builder floor plan(s) 10.40
Lot Frontage: Lot Depth:
28.00
Lot Shape:
Irregular
Lot Irregularities: Cross Street:
Rooms:
12
Bed:
Style:
2 Storey
Baths:
2
Age:
0-5 Years
2 pc Bath:
1
Taxes:
5,522.80
3 pc Bath:
0
Type:
Detached
4 pc Bath:
1
5+ pc Bath:
1
Location :
McClung Road
08/30/2023 4
Fronting On:
2,442
Sq Ft:
Selling Date:
10
$940,000
07/19/2023
Urban
Condo Fee:
McClung Rd/Thompson Rd
Directions :
Property Details - Exterior Acres:
Poured Concrete Foundation :Water Source: Municipal
Year Built:
Asphalt Shingle
Roof Type: Driveway/Park
Shingles Rplc:
4
Spcs: Area Influences:
Basemt Size: A/C Type:
Built-In
Garage/Parking :
Garage Spacs: Exterior Finish:
Property Details Interior
Full Central Air
Interior Features: Included In Fees:
Brick
Basemt Finish:
Unfinished
Heat Source:
Laundry Access:
In-Suite
Pet Permit:
Room Name
Level
L/W/H Imperial
Living Room
M
19ft. 0in. x 11ft. 5in. x 9ft. 0in.
Kitchen
M
10ft. 5in. x 10ft. 0in. x 9ft. 0in.
Breakfast
M
11ft. 6in. x 9ft. 5in. x 9ft. 0in.
Other (see Remarks)
M
11ft. 6in. x 6ft. 4in. x 9ft. 0in.
Primary Bedroom
2
15ft. 6in. x 11ft. 0in. x 8ft. 0in.
Bedroom
2
10ft. 0in. x 9ft. 4in. x 8ft. 0in.
Bedroom
2
13ft. 0in. x 8ft. 6in. x 8ft. 0in.
Bedroom
2
12ft. 0in. x 10ft. 0in. x 8ft. 0in.
Family Room
2
20ft. 0in. x 16ft. 7in. x 8ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
M
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Researched and prepared by
Gas
2
Amps: Pool: Driveway :
Heat Type: Locker:
Asphalt
Forced Air
Rental Items:
Hot Water Heater
Inclusions:
S/S Fridge & Stove, B/I Dishwasher, Washer, Dryer, CAC, Water Softener.
Exclusions:
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
10/15/2023
Client Full CMA Report
UnderContract
Homelife/Future Realty Inc
Listing Brokerage:
Client Remarks:
Excellent Lay Out 4 Bedroom Beautiful Detach Home With Double Garage Front Double Door, Sunken Foyer, 3 Washroom, Family Room In 2nd Floor With 2 French Door To Walk Out Balcony, Ground Floor 9' Feet Ceiling, Ground Floor Living Room With Hardwood Floor, & Fire Place, Upgrade Kitchen With Quartz Counter Top * Backsplash, Close To All Amenities Ground Floor Laundry Room With Planning Room , Approx 2442 Sq.Feet.
Residential
Sold Status : $949,000 L Price:
Freehold
S Price:
38 EVERGREEN Lane , Caledonia, Ontario N3W 0C4 MLS® #:
H4165432
Region :Muicipality
Haldimand County
Property Type: Sub Type:
Caledonia (63)
:Neighbourhoo d: Transaction:
Commence Date:
Caledonia North East (631) Sale
Ownrshp Type: Sq Ft/Src: Lot Frontage:
Builder floor plan(s) 34.12
Lot Depth:
91.86
Lot Shape:
Rectangular
Lot Irregularities: Cross Street:
West
12
Bed:
Style:
2 Storey
Baths:
3
Age:
0-5 Years
2 pc Bath:
0
Taxes:
5,314.71
3 pc Bath:
0
Type:
Detached
4 pc Bath:
1
5+ pc Bath:
2
Location :
Fleming/Evergreen
Rooms:
4
Fronting On:
2,217
Sq Ft:
08/25/2023
Selling Date:
47
DOM:
$950,239
06/06/2023
Urban
Directions :
Condo Fee:
Fleming Crescent & Evergreen Lane
Property Details - Exterior Acres:
Year Built:
Asphalt Shingle
Roof Type: Driveway/Park
2019
Shingles Rplc:
Poured Concrete Foundation :Water Source: Municipal
4
Attached Garage/Parking : Golf, Hospital, Rec./Commun.Centre, River/Stream,
Spcs: Area Influences:
Schools
Basemt Size: A/C Type:
Interior Features: Included In Fees:
Exterior Finish:
Property Details Interior
Full Central Air
Garage Spacs:
Basemt Finish:
Unfinished
In-Suite Laundry Access: Air Exchanger, Security System, Sump Pump
Room Name
Level
L/W/H Imperial
Family Room
M
19ft. 3in. x 12ft. 1in. x 0ft. 0in.
Kitchen
M
14ft. 3in. x 8ft. 6in. x 0ft. 0in.
Dining Room
M
11ft. 9in. x 11ft. 9in. x 0ft. 0in.
Mud Room
M
14ft. 9in. x 14ft. 9in. x 0ft. 0in.
Other (see Remarks)
M
7ft. 9in. x 6ft. 9in. x 0ft. 0in.
Bedroom
2
12ft. 5in. x 10ft. 9in. x 0ft. 0in.
Bedroom
2
10ft. 5in. x 10ft. 9in. x 0ft. 0in.
Bedroom
2
11ft. 5in. x 11ft. 5in. x 0ft. 0in.
Primary Bedroom
2
14ft. 9in. x 14ft. 4in. x 0ft. 0in.
Bathroom
M
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Researched and prepared by
Heat Source:
Amps: Pool:
2
Driveway :
Brick
Gas
Pet Permit:
Heat Type: Locker:
Asphalt
Forced Air
Rental Items:
Hot Water Heater, Other (see remarks)
Inclusions:
All Elfs, Stainless Steel Kitchen Appliances and Washer & Dryer.
Exclusions:
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
10/15/2023
Client Full CMA Report Listing Brokerage:
UnderContract
Re/Max Realty Services Inc., Brokerage
Client Remarks:
Pride of ownership shows in this class All Brick Home featuring 4 bedrooms, 3.5 baths, and a functional floor plan with roughly over 2200 square feet of living space. This home has many tasteful upgrades including gas fire place, oak stairs and hardwood flooring on main. Enjoy a fully fenced private backyard and lots of neighbhorhood amenities available for children. Situated in a family-friendly neighborhood, in Empire's Master Planned communityAvalon. Steps from the Grand river and walking trails. Close to shops, schools, and Hamilton Airport. Hwt and Erv Are Rental Items With Enercare.
Active Status : $989,900 L Price:
16 LARRY Crescent , Caledonia, Ontario N3W 0B4 MLS® #:
H4175354
Region :Muicipality
Haldimand County
Sale
Selling Date:
24
DOM:
East
Builder floor plan(s) 41.99
Lot Depth:
91.86
Lot Shape:
Rectangular
Lot Irregularities: Cross Street:
Rooms:
11
Bed:
4
Style:
2 Storey
Baths:
2
Age:
6-15 Years
2 pc Bath:
1
Taxes:
5,314.70
3 pc Bath:
1
Type:
Detached
4 pc Bath:
1
5+ pc Bath:
0
Fronting On:
2,417
Lot Frontage:
09/26/2023
Commence Date:
Caledonia North East (631)
Ownrshp Type: Sq Ft/Src:
Freehold
Caledonia (63)
:Neighbourhoo d: Transaction: Sq Ft:
Residential
Property Type: Sub Type:
Location :
Thompson Rd/Hwy 22
Urban
Condo Fee:
Thompson Rd. Hwy 22
Directions :
Property Details - Exterior Acres:
Year Built:
Asphalt Shingle
Roof Type: Driveway/Park
4
Interior Features: Included In Fees:
Built-In
Garage/Parking :
Garage Spacs:
Basemt Finish: Laundry Access: Auto Garage Door Remote(s)
Unfinished
Heat Source:
In-Suite
Pet Permit:
Room Name
Level
L/W/H Imperial
Kitchen
M
14ft. 4in. x 8ft. 7in. x 9ft. 0in.
Breakfast
M
14ft. 4in. x 10ft. 0in. x 9ft. 0in.
Great Room
M
16ft. 9in. x 12ft. 6in. x 9ft. 0in.
Dining Room
M
10ft. 6in. x 12ft. 9in. x 9ft. 0in.
Primary Bedroom
2
14ft. 0in. x 12ft. 7in. x 8ft. 0in.
Bedroom
2
9ft. 6in. x 10ft. 0in. x 8ft. 0in.
Bedroom
2
9ft. 6in. x 10ft. 0in. x 8ft. 0in.
Bedroom
2
9ft. 6in. x 13ft. 1in. x 8ft. 0in.
Bathroom
M
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Bathroom
2
0ft. 0in. x 0ft. 0in. x 0ft. 0in.
Researched and prepared by
2
Brick
Exterior Finish: Property Details Interior
Full Central Air
Poured Concrete Foundation :Water Source: Municipal
Shingles Rplc:
Spcs: Area Influences:
Basemt Size: A/C Type:
2017
Gas
Amps: Pool: Driveway :
Heat Type: Locker:
Asphalt
Forced Air
Rental Items:
Hot Water Heater
Inclusions:
Stainless Steel Fridge, Stove, Dishwasher, Washer, Dryer, All window blinds
Exclusions:
Globe Chandelier over the stairwell
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
10/15/2023
Client Full CMA Report Listing Brokerage:
UnderContract
Re/Max Realty Services Inc.
Client Remarks:
our Look Stops Here! Absolutely Gorgeous Spacious Beauty nestled in a intimate quiet child friendly community just a short walk to the grand River. A lovely grand foyer leads to an open concept main floor with eat-in Kitchen. Impressive double door entry leads to this home. Many windows & hardwood flooring. Hardwood staircase leads to 2nd Floor with 4 spacious bedrooms. Double doors leads to 4pcs Ensite Master Bed. Laundry Facility are on the upper floor
Residential
Sold Status : $1,000,000 L Price:
Freehold
S Price:
120 WHITHORN Crescent , Caledonia, Ontario N3W 0G4 MLS® #:
40474368
Region :Muicipality
Haldimand County
Property Type: Sub Type:
Caledonia (63)
:Neighbourhoo d: Transaction:
Commence Date:
Caledonia North East (631) Sale
Ownrshp Type: Sq Ft/Src:
38.29
Lot Frontage: Lot Depth:
151.60
Lot Shape:
Irregular
Lot Irregularities: Cross Street:
MacLachlan Ave
11
Bed:
Style:
2 Storey
Baths:
3
Age:
0-5 Years
2 pc Bath:
1
Taxes:
0.00
3 pc Bath:
0
Type:
Detached
4 pc Bath:
2
5+ pc Bath:
0
Location :
North
Rooms:
4
Fronting On:
2,233
Sq Ft:
09/07/2023
Selling Date:
2
DOM:
Freehold
$1,000,000
08/28/2023
Urban
Directions :
Condo Fee:
Extended Irregular Pie Shape (As per builder)
Property Details - Exterior Acres:
Year Built:
Asphalt Shingle
Roof Type: Driveway/Park
Shingles Rplc:
Poured Concrete Foundation :Water Source: Municipal
4
Garage/Parking : Park, Place of Worship, Schools
Spcs: Area Influences:
Basemt Size: A/C Type:
2022
Interior Features: Included In Fees:
Exterior Finish:
Pool:
2
Driveway :
Brick, Stone
Property Details Interior
Full None
Garage Spacs:
Amps:
Basemt Finish:
Unfinished
Laundry Access: Rough-in Bath
Heat Source: Pet Permit:
Room Name
Level
L/W/H Imperial
Kitchen
M
11' 6" X 13' 6"
Breakfast
M
10' 0" X 3' 6"
Great Room
M
15' 6" X 14' 6"
Laundry Room
M
Bathroom
M
Primary Bedroom
2
12' 2" X 18' 6"
Bedroom
2
10' 6" X 11' 6"
Bedroom
2
12' 6" X 11' 6"
Bedroom
2
11' 6" X 10' 6"
Bathroom
2
Bathroom
2
Heat Type: Locker:
Forced Air
Rental Items:
Hot Water Heater, Other (see remarks)
Inclusions:
CARBONMONOX,SMOKEDETECTOR;
Researched and prepared by
Exclusions:
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
10/15/2023
Client Full CMA Report Listing Brokerage:
UnderContract
TFN Realty Inc., Brokerage
Client Remarks:
Welcome to your dream home nestled in the heart of tranquility , where modern elegance meets natural beauty. This brand-new, architecturally designed Barebarry design boasts a prime location directly facing a lush and vibrant park, offering a serene and picturesque backdrop to your daily life. Sitting on an oversized pie-shape lot, this home features 4 Beds, 2.5 Baths, and approx. 2,233 sf. Highlights incl. 9' Ceilings & Hardwood Flooring on the Main Floor, Hardwood Staircase leading from Main to Second, Primary Bedroom with WIC & Ensuite w/ VER Soaker Tub & Separate Shower, and 3 additional spacious Bedrooms with large windows throughout. 15 Mins To HWY 403 & Hamilton Airport.
Researched and prepared by
David Buckingham
This is a comparative market analysis and should not be considered an appraisal. All information regardless of source is deemed reliable but not guaranteed. All rights reserved. Copyright RAHB 2023.
October 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Active Properties $879,900
126 Whithorn Crescent MLS # H4176592
$899,000
Munic
Caledonia (63)
Type
Residential/Freehold
Style
2 Storey
10/14/2023
Status: Active
bd
4
SqFt
2,033
ba
2
DOM
1
hba
1
gar
2
y blt
2022
90 WHITHORN Crescent MLS # H4175326 Munic
Caledonia (63)
Type
Residential/Freehold
Style
2 Storey
09/24/2023
Status: Active
bd
4
SqFt
2,300
ba
2
DOM
21
hba
1
gar
2
09/21/2023
Status: Active
bd
4
SqFt
2,417
ba
2
DOM
24
hba
1
gar
2
y blt
2017
y blt
$989,900
16 LARRY Crescent MLS # H4175354
Researched and prepared by David Buckingham Royal LePage State Realty
Munic
Caledonia (63)
Type
Residential/Freehold
Style
2 Storey
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Sold Properties $950,000 $940,000
24 Sumac Drive MLS # H4169627 Munic
Caledonia (63)
Type
Residential/Freehold
Style
2 Storey
07/27/2023
Status: Sold
bd
4
SqFt
2,442
ba
2
DOM
10
hba
1
gar
2
07/18/2023
Status: Sold
bd
4
SqFt
2,217
ba
3
DOM
47
hba
0
gar
2
y blt
2019
y blt
$949,000 $950,239
38 EVERGREEN Lane MLS # H4165432
$1,000,000 $1,000,00
Munic
Caledonia (63)
Type
Residential/Freehold
Style
2 Storey
120 WHITHORN Crescent MLS # 40474368
Researched and prepared by David Buckingham Royal LePage State Realty
Munic
Caledonia (63)
Type
Residential/Freehold
Style
2 Storey
08/29/2023
Status: Sold
bd
4
SqFt
2,233
ba
2
DOM
2
hba
1
gar
2
y blt
2022
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Active Properties (3)
126 W hithorn C rescent
879,900
90 W H ITH OR N C rescent
899,000
16 LAR R Y C rescent
0K
989,900
200K
400K
Lowest Price
$879,900
Highest Price
$989,900
Average Price
$922,933
Average Price/SqFt
$411.08
Average Days on Market
Researched and prepared by David Buckingham Royal LePage State Realty
600K
800K
1,000K
15
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Sold Properties (3)
24 Sum ac D riv e
940,000
38 EVER GR EEN Lane
950,239
120 W H ITH OR N C rescent
0K
1,000,000
200K
400K
Lowest Price
$940,000
Highest Price
$1,000,000
Average Price
$963,413
Average Price/SqFt
$420.46
Average Days on Market
Researched and prepared by David Buckingham Royal LePage State Realty
600K
800K
1,000K
20
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Summary Analysis A visual representation of all your selected properties. 1,000K
$944,633
$963,413 $879,900
$940,000
$1,000,000
$1,000,000
Max List Price
Max Sale Price
800K
600K
400K
200K
0K Av g List Price
Av g Sale Price
Min List Price
Min Sale Price
Cumulative Analysis Listing Category
Lowest Price
Highest Price
Average Price
Avg. $ /Sq.Ft.
Active
$879,900
$989,900
$922,933
$411.08
Sold
$940,000
$1,000,000
$963,413
$420.46
Min/Max/Average
$879,900
$1,000,000
$943,173
$415.77
Sold Property Analysis Address
Status
List Price
Sale Price
SP /Sq.Ft.
24 Sumac Drive
Sold
$950,000
$940,000
$384.93
38 EVERGREEN Lane
Sold
$949,000
$950,239
$428.61
120 WHITHORN Crescent
Sold
$1,000,000
$1,000,000
$447.83
$966,333
$963,413
$420.46
Average
Researched and prepared by David Buckingham 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: 23 Mccargow Drive, Caledonia, N3W 0C3
October 15, 2023
Minimums and Maximums A summary of key property attributes in this analysis.
Listing Price between $879,900 and $1,000,000 Selling Price between $940,000 and $1,000,000
4 Beds 2-3 Baths 0-1 Half Bath 2,033 to 2,442 Square Feet $0.99 to $1.00 per Sold Square Foot Year Built between 2017 and 2022
Researched and prepared by David Buckingham 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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Days On Market The number of days each property has been listed on the market.
126 Whithorn Cr 1
90 WHITHORN Cr
21
24 Sumac Dr
10
38 EVERGREEN Ln
47
16 LARRY Cr
24
120 WHITHORN Cr 2
0
Researched and prepared by David Buckingham Royal LePage State Realty
10
20
30
40
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 .
50
October 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
Property Locations A map showing the subject and comparable properties
23 Mccargow Drive , Caledonia, N3W 0C3
Address
Beds
Baths
Sq.Ft.
4
2
2500
Price
Date
Beds
Baths
Sq.Ft.
1 126 Whithorn Cr, Caledonia, N3W 0G4
$879,900
10/14/23
4
2
2,033
2 90 Whithorn Cr, Caledonia, N3W 0E5
$899,000
9/24/23
4
2
2,300
3 24 Sumac Dr, Caledonia, M3W 0C2
$940,000
7/27/23
4
2
2,442
4 38 Evergreen Ln, Caledonia, N3W 0C4
$950,239
7/18/23
4
3
2,217
5 16 Larry Cr, Caledonia, N3W 0B4
$989,900
9/21/23
4
2
2,417
$1,000,000
8/29/23
4
2
2,233
6 120 Whithorn Cr, Caledonia, N3W 0G4
Researched and prepared by David Buckingham
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
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
400K
600K
800K
1,000K 879,900
126 Whithorn Cr 1 899,000 90 WHITHORN Cr 21 950,000 24 Sumac Dr
940,000 10 949,000
38 EVERGREEN Ln
950,239 47 989,900
16 LARRY Cr 24 1,000,000 120 WHITHORN Cr
1,000,000 2 0
10 List Price
Researched and prepared by David Buckingham Royal LePage State Realty
20
30
Days on Market
Sale Price
40
50
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 15, 2023
Subject Property: 23 Mccargow Drive, Caledonia, N3W 0C3
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.
$997,300
Average Price:
Average Price/Sq Ft:
$440
High Price:
$1,041,500
High Price/Sq Ft:
$466
Median Price:
$1,011,400
Median Price/Sq Ft:
$440
Low Price/Sq Ft:
$412
$946,400
Low Price:
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 David Buckingham 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: 23 Mccargow Drive, Caledonia, N3W 0C3
October 15, 2023
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 David Buckingham 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 .
Comparative Market Analysis
October 15, 2023
23 Mccargow Drive, Caledonia, N3W 0C3
Researched and prepared by
Subject Property
David Buckingham
23 Mccargow Drive
exclusively for
Caledonia, Ontario
Chantelle Sheppard
N3W 0C3
on October 15, 2023
David Buckingham Royal LePage State Realty 987 Rymal Road Suite 100 HAMILTON, ON L8W 3M2 (905) 574-4600 davidabuckingham@royallepage.ca HTTP://www.TheHeddleGroup.ca Researched and prepared by David Buckingham 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 Sold Sold Sold
Address 23 McCargow Drive 126 Whithorn Crescent 16 Larry Crescent 90 Whithorn Crescent 24 Sumac Drive 38 Evergreen Lane 120 Whithorn Crescent
MPAC $ $ $ $ $ $ $
453,000 422,000 456,000 435,000 451,000 434,000 460,000
Sale Price
% Difference
$ 879,900 $ 989,900 $ 899,000 $ 940,000 $ 950,239 $ 1,000,000
108.51% 117.08% 106.67% 108.43% 118.95% 117.39%
AVERAGE
112.86%
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 $ 964,248 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.
APPENDIX B: Cost Approach
APPENDIX B - COST APPROACH TO VALUE Land Value: 72.70 Front Ft @ Actual Age: Effective Age:
3500
$ 254,450.00
3 years 3 years
Improvements: Building Basement Garage Landscaping
2500 Sq. ft. 0 *Sq. ft. 0 Sq. ft.
@ @ @
Depreciation @ 2% Current Value $ 12,500.00 $ 612,500.00 $ $ $ $ $ $ Total Current Value of All Improvements $ 612,500.00
$ 612,500.00
Indicated Value by the Cost Approach Value Rounded to
$ 866,950.00 $ 865,000.00
$250 $120 $60
Cost New $ 625,000.00 $ -
* estimate square footage The cost approach value has a minimal value in terms of deriving market value since the Land Value is a difficult value to derive based on comparable available market values in the area. Thus, this method of deriving value is only presented for the purpose of an alternative analytical tool used inorder to provide "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not an accuarate representation of "market" value and the "Direct Comparison Approach to Value" illustrates a more accurate representation of value. The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.
APPENDIX C: Sale Price vs. Market Change
APPENDIX C - Sale Price vs. Market Change
Monthly
Monthly
Average Sale Value Median Sale Value
$ $
Mar-20 582,363.00 600,000.00
Subject Property 23 Mccargow Drive
$
Sale Price 557,853.00
Sep-23 $ $
% Change 22.05% 11.25%
710,750.00 667,500.00
Adjusted Value (vs. Average) Adjusted Value (vs. Median)
$ $
680,836.56 620,611.46
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: Value Added: ROI 80% Estimate of Value Added: $ Estimate of Value: $ 650,724 Estimate of value (Range): $ 620,611 to $ 680,837 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.