31 Arcade Cres - Opinion of Value

31 Arcade Cres. Comparable Market Analysis Hamilton

To Whom It May Concern:

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 31 Arcade Cres. as of this dated letter.

Date: June 16, 2023 Market Value: $775,000 (+/- 10%)

There are limiting conditions and assumptions connected with this evaluation done by the herein sales representative:

- There was NOT a visual walkthrough of the subject by the broker; thus, there is a higher tolerance on this opinion

- 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 | Team Leader

Royal LePage State Realty, Brokerage

P. (905) 574-7441

F. (905) 662-2227

www.LiveInHamilton.ca

Brief Summary of Comparable Properties

A brief summary of the subject and comparable properties in this market analysis

Price Adjustments

The subject property vs comparable properties.

Subject Property: 31 Arcade Cres, Hamilton

31 Arcade Cres

Price Adjustments

The subject property vs comparable properties.

Subject Property: 31 Arcade Cres, Hamilton

31 Arcade Cres

Price Adjustments

The subject property vs comparable properties.

Subject Property: 31 Arcade Cres, Hamilton

31 Arcade Cres

Client Full CMA Report UnderContract

Researched and prepared by

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.

Client Full CMA Report

Listing Brokerage: Right At Home Realty

UnderContract

Amazing turn key Investment opportunity! 3 + 3 bedrooms, 5 bathrooms, rooms in basement each have its own bathroom ensuite. Walking distance to Mohawk College, mountain plaza mall, Public Transit, and all amenities. Seller and Seller's agent do not warrant retrofit status of basement. Showing 11am - 7pm daily with 24 hour notice.

Researched and prepared by

Michael Heddle

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.

Client Full CMA Report

Listing Brokerage: RE/MAX Escarpment Golfi Realty Inc.

UnderContract

Calling all investors! This property is sure to generate some great positive cash flow. The home is in a desirable, central mountain location and sits on a large lot offering 2 separate units. The first unit contains 5 bedrooms, 1 bathroom and a full kitchen generating $2,500/month in income. The second updated unit offers 2 bedrooms, 1 bathroom and a full kitchen with the potential to generate $2,100/month in income. There is also the opportunity to build a 3rd unit out back. Major updates include: roof (2017), furnace & A/C (2016) and some windows (2016). Short walking distance to Mohawk College & St Joseph hospital along with easy access to shops, restaurants, highway access and so much more that the mountain has to offer ! Don't miss this opportunity!

Client Full CMA Report

Listing Brokerage: RE/MAX Escarpment Golfi Realty Inc.

UnderContract

Attn. First-time buyers! PRICED TO SELL!!!! 3br. 2 bath West mountain with parking for 4 cars, lovingly cared for ( same owner since 2003) home with finished basement on oversized lot. Recent renovations include Furnace 22, AC 20, shingles 12, High walk score, minutes to Linc, easy access to GO station, shopping, transportation, Mohawk College, and amenities. Move-in ready. This home is priced to sell and won't last call now before it's gone.

DRYER,RANGEHOOD,REFRIGERATOR,STOVE,WASHER; All Appliances except for Hot Water Heater (rental)

Researched and prepared by

Michael Heddle

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.

Client Full CMA Report

Listing Brokerage: KELLER WILLIAMS INNOVATION REALTY

UnderContract

This is your chance to own a fantastic property in a highly sought-after neighbourhood on the Hamilton mountain close to Mohawk College. This would make a wonderful home or income property with it's finished basement. This home is sure to please and has lots to offer with it 's large backyard, detached garage and ample parking. Walking distance to Mohawk College , grocery stores, quick highway access, close to the new St. Joseph's Hospital and public transit! Don't miss out on your opportunity to own a piece of Real Estate in a fantastic Hamilton mountain location.

Researched and

Michael Heddle

Listing

Client Remarks:

Amazing location and possibilities galore. This home is located within 1 block walking distance of Mohawk College, close to restaurants, shops, and the list goes on. The home itself features a full in-law set up in the basement with a separate entrance along with a plethora of updates including: kitchens, bathrooms, renovated lower level apartment setup and more. The home also features a detached, oversized double car heated garage with hydro and plenty of parking. The garage is perfect for a hobbyist or could be used as potential conversion to accessory dwelling unit for additional living space and income. The potential is endless. Call for a viewing today! RSA

Hot Water Heater

Michael Heddle

Client Full CMA Report

Listing Brokerage: Keller Williams Edge Realty

Client Remarks:

UnderContract

ATTENTION INVESTORS! Great home and location on West Mountain ! Premium sized lot. Walking distance to Mohawk College , and only steps away from all amenities and public transit. Premium sized lot. The spacious main level includes a living room/FR with a gas fireplace in a custom surround wall with lighting, and a door to the deck & backyard, a large dining room (formally living room), an original dining room just outside the kitchen that is now being used as a flex space, A main floor bedroom at the front of the home , and a den with built-in shelves -both with lovely corner windows. An updated 4 piece bathroom with linen closet completes this level. You will find 2 more bedrooms upstairs plus a nursery or dressing room, tons of closet space, and a handy 2 piece bathroom. The partially finished basement offers a workout room and /or den, a large bedroom with a closet and built-in shelves, laundry, and a bathroom currently used as a 2 piece with rough-in for a shower (removed). Other features include carpet-free living, cove ceilings, crown moulding, and neutral décor. Parking for 3 cars and a garage. Close to rec centre, and easy access to the highway.

Michael Heddle

Minimums and Maximums

A summary of key property attributes in this analysis .

Listing Price between $669,900 and $790,000

Selling Price between $640,000 and $766,000

3-7 Beds

1-5 Baths

0-2 Half Baths

1,058 to 1,750 Square Feet

$0.94 to $1.11 per Sold Square Foot Year Built between 1949 and 1956

Days On Market

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

Property Locations

A map showing the subject and comparable properties

Subject Property: 31 Arcade Cres, 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.

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

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:

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

1 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.

APPENDIX A: MPAC Assessment vs. Market Sale Price

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.

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.

APPENDIX D: MPAC Geowarehouse Enhanced AVM Report

REALTOR® AVM Enhanced Residential Report

Permit Details

Currently, MPAC'S records indicate that there are no building permits for this property.

Primary Structures

Garage Structures

APPENDIX E: Geowarehouse Report

31 ARCADE CRES HAMILTON

PIN 171170051

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

This report was prepared by: SALES REPRESENTATIVE

MICHAEL HEDDLE

mikeheddle@royallepage.ca

www.mikeheddle.ca

ROYAL LEPAGE STATE REALTY

Office: (905)574-7441

Fax: (905)662-2227 © 2023 Teranet

Property Details

GeoWarehouse Address:

31 ARCADE CRES

HAMILTON L9C3H8

PIN:

Land Registry Office:

Land Registry Status:

Registration Type:

Ownership Type:

171170051

HAMILTON WENTWORTH (62) Active

Certified (Land Titles) Freehold

Lot Size

Area:

Perimeter:

Measurements:

5166.67 sq.ft

298.56 ft

53.11ft x 93.41ft x 58.18ft x 96.31ft

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

251808091104110

Frontage: 53.0 ft

Depth:

Based On:

96.0 ft

January 1, 2016

Enhanced Site & Structure

Structures:

Description:

Property Code:

Assessment:

Previous Assessment N/A

Single-family detached (not on water)

Assessment Roll Legal Description: PLAN 360 PT LOT 10 PT LOT 11

Property Address: 31 ARCADE CRES HAMILTON ON L9C3H8

Zoning: C

Property Type: RESIDENTIAL

Site Area: 0.12A

Site Variance: Irregular

Driveway Type: Separate or Private Driveway

Garage Type: ATTACHED GARAGE

Garage Spaces: 0

Water Service Type: Municipal Sanitation Type: Municipal

Pool: Indoor :N, Outdoor :N

Sales History

Dominant Market Group

Dominant Market Group

Comparable Sales

Data Not Available

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.

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.

Historical Market Trends

Average Sale Values and Growth Rates

Market Turnover Rates

Market Statistics

Area Map

Average Sales Price - Last 1 Year

$0

$672,194

Block Municipality

Growth Rate - Last 5 Years

5 Year Analysis

Up and Coming - This area has proven more affordable than many areas of the municipality, and has seen property prices grow 15.1% higher than the average municipal growth. Worth investigating for investment potential.

Market Turnover - Last 1 Year

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.

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