356 East 17th St. - Comparable Market Analysis by Heddle Real Estate

Comparable Market Analysis 356 East 17th St., Hamilton, ON

Dear Valerie,

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 356 East 17th Street. as of this dated letter.

Date: July 17, 2023 Market Value: $724,900 (+/- 3%)

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

- It is assumed any MLS® data used is reliable and correct

- The client will not circulate or expose information provided herein without prior approval of the writer

- Any update expected must be requested in writing

- If the herein sales representative is required in a court of law, in relation to this evaluation, the court cost will be $350 per hour

Please find enclosed some general information about the process of selling real estate. If you have any other questions about preparing your home to ensure that you get the top price the market will bring in, please feel free to contact me. I look forward to helping you with all of your real estate needs and ensuring that you get the best price and terms on the sale of your property!

Sincerely,

Mike Heddle, Hon. B. Comm. Broker Heddle Real Estate | Team Leader

Royal LePage State Realty, Brokerage

P. (905) 574-7441

F. (905) 662-2227

www.LiveInHamilton.ca

Brief Summary of Comparable Properties

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

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Active 356 EAST 17TH Street Freehold 4 2/1 1,307 4 Freehold 524 East 16th Street $789,900 H4168357 7/6/23 2/0 1,049 11 5 Freehold 22 Duncombe Drive $799,900 H4168302 7/5/23 2/0 1,002 12 1,026 $794,900 5 Average 2/0 12 Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Sold 356 EAST 17TH Street Freehold 4 2/1 1,307 3 Freehold 9 Viceroy Court $747,000 H4167567 6/28/23 2/0 891 1 5 Freehold 334 East 19th Street $651,000 H4167362 7/4/23 1/0 1,327 6 2 Freehold 747 UPPER WELLINGTON Street $550,000 H4166479 6/29/23 1/1 818 7 4 Freehold 27 SHERIDAN Drive $730,000 H4166316 6/25/23 2/0 902 12 4 Freehold 71 DUNCOMBE Drive $732,000 H4165623 6/15/23 1/0 1,098 9 3 Freehold 411 EAST 14TH Street $775,000 H4163417 5/23/23 2/0 962 7 4 Freehold 670 UPPER WENTWORTH Street $680,000 H4162389 5/9/23 2/0 1,100 5 3 Freehold 719 UPPER WELLINGTON Street $650,000 H4162045 5/1/23 2/0 1,040 3 3 Freehold 225 East 19th Street $675,000 H4161904 5/1/23 1/0 1,262 5 3 Freehold 67 SEVEN OAKS Drive $660,000 H4161796 4/30/23 1/0 1,016 3 6 Freehold 60 Howe Avenue $926,000 H4160678 4/18/23 3/0 1,300 5 Duplex - Up/Down 33 CALLIE Road $930,000 H4160486 5/30/23 0/0 1,042 49 4 Freehold 315 EAST 14TH Street $800,000 40391271 3/29/23 2/0 1,007 8 3 Freehold 13 Duncombe Drive $720,000 H4158028 4/3/23 3/0 1,198 25 3 Freehold 362 East 15th Street $661,000 H4157165 5/10/23 1/0 875 72 1,056 $725,800 4 Average 2/0 14 Summary Status Total Avg $ Per Sq.Ft. Avg Price Avg DOM High Low Median Active 2 $794,900 $794,900 $789,900 $799,900 $775.65 12 Sold 15 $725,800 $720,000 $550,000 $930,000 $697.75 14 $733,929 $730,000 $550,000 17 $930,000 Total $706.92 14 Total - Adjusted $736,282 $746,000 $645,000 17 $880,000 $711.52 14 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

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17,

2023

MLS#® List Date 6/14/2005 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Hamilton Mountain (17) Nbrd/SubArea Hill Park (176) Beds 4 Total Baths 2.1 # Rooms 8 Basement Full Parking 0 Garage Acres/Range less than .50 SqFt/Range 1,307 Lot Frontage 40 YrBuilt/Age less than .50 Taxes/Year $2,607 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn Yes / Central Air 1 1/2 Storey Style/Type Sold Date $198,000 Sold Price DOM 28 Bsmnt Finish Fully Finished Frontage 40.00 Depth 100.00 Price Total Adjustments Adjusted Price 524 East 16th Street H4168357 07/06/2023 $789,900 Active Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 4 2.00 15,000 8 Full - Fully Finished 3 1,049 50.00 x 100.00 - / 31-50 Years $3,923 Gas Forced Air Bungalow 11 -50,000 Fully Finished 50.00 100.00 $-35,000 $754,900 $789,900 22 Duncombe Drive H4168302 07/05/2023 $799,900 Active Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) -35,000 5 2.00 15,000 9 Full - Fully Finished 6 1,002 50.12 x 100.22 - / 51-99 Years $4,444 Gas Well Forced Air Bungalow 12 -50,000 Fully Finished 50.12 100.22 $-70,000 $729,900 $799,900 Researched and prepared

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

356 EAST 17TH Street

by Michael Heddle Royal LePage State Realty

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17,

2023

H4167362 06/28/2023 $599,999 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) -35,000 5 1.00 50,000 7 Full - Partially Finished - Separate Entrance 4 1,327 40.00 x 132.00 1954 / 51-99 Years $3,980 Gas Forced Air 1 1/2 Storey 08/31/2023 $651,000 6 Partially Finished 40.00 132.00 $15,000 $666,000 $651,000 Researched and prepared

LePage State

356 EAST 17TH Street

East 19th Street

by Michael Heddle Royal

Realty

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2

July 17, 2023

MLS#® List Date 6/14/2005 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Hamilton Mountain (17) Nbrd/SubArea Hill Park (176) Beds 4 Total Baths 2.1 # Rooms 8 Basement Full Parking 0 Garage Acres/Range less than .50 SqFt/Range 1,307 Lot Frontage 40 YrBuilt/Age less than .50 Taxes/Year $2,607 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn Yes / Central Air 1 1/2 Storey Style/Type Sold Date $198,000 Sold Price DOM 28 Bsmnt Finish Fully Finished Frontage 40.00 Depth 100.00 Price Total Adjustments Adjusted Price 747 UPPER WELLINGTON Street H4166479 06/22/2023 $499,900 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 70,000 2 1.10 35,000 6 Full - Partially Finished 3 818 38.00 x 114.00 - / 51-99 Years $3,237 Gas Forced Air Bungalow 07/31/2023 $550,000 7 Partially Finished 38.00 114.00 $105,000 $655,000 $550,000 27 SHERIDAN Drive H4166316 06/13/2023 $699,000 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 4 2.00 15,000 7 Full - Fully Finished - Separate Entrance 5 902 50.00 x 100.00 1955 / 51-99 Years $4,033 Gas Forced Air Bungalow 07/31/2023 $730,000 12 -50,000 Fully Finished 50.00 100.00 $-35,000 $695,000 $730,000 Researched and prepared

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

356 EAST 17TH Street

by Michael Heddle Royal

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17,

2023

H4165623 06/06/2023 $749,000 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 4 1.00 50,000 8 Full - Partially Finished 4 1,098 53.00 x 100.00 1958 / 51-99 Years $3,871 Gas Forced Air Bungalow 08/10/2023 $732,000 9 Partially Finished 53.00 100.00 $50,000 $782,000 $732,000 411

Street H4163417 05/16/2023 $699,999 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 35,000 3 2.00 15,000 7 Full - Fully Finished 6 962 50.00 x 100.00 - / 51-99 Years $3,884 Gas Forced Air Bungalow 06/23/2023 $775,000 7 -50,000 Fully Finished 50.00 100.00 $775,000 Researched and prepared

LePage

356 EAST 17TH Street

Drive

EAST 14TH

by Michael Heddle Royal

State Realty

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17,

2023

H4162389 05/04/2023 $669,000 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 4 2.00 15,000 8 Full - Fully Finished - Separate Entrance 4 1,100 40.00 x 160.00 1955 / 51-99 Years $3,537 Gas Forced Air Bungalow 07/11/2023 $680,000 5 -50,000 Fully Finished 40.00 160.00 $-35,000 $645,000 $680,000 719

H4162045 04/28/2023 $649,900 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 35,000 3 2.00 15,000 8 Full - Fully Finished 4 1,040 50.00 x 114.00 1947 / 51-99 Years $3,647 Gas Forced Air Bungalow 06/16/2023 $650,000 3 -50,000 Fully Finished 50.00 114.00 $650,000 Researched and prepared

356 EAST 17TH Street

UPPER WENTWORTH Street

UPPER WELLINGTON Street

by Michael Heddle Royal

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2

July 17, 2023

H4161796 04/27/2023 $579,900 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 35,000 3 1.00 50,000 7 Full - Partially Finished - Separate Entrance 5 1,016 50.00 x 100.00 1953 / 51-99 Years $3,809 Gas Forced Air Bungalow 05/30/2023 $660,000 3 Partially Finished 50.00 100.00 $85,000 $745,000 $660,000 Researched and prepared by

356 EAST 17TH Street SEVEN OAKS Drive

Michael Heddle Royal

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2

July 17, 2023

H4160486 04/11/2023 $949,900 Sold Multi-Residential Duplex - Up/Down Sale Hamilton Hamilton Mountain (17) Hill Park (176)0.00 Full - Fully Finished - Separate Entrance 2 1,042 40.00 x 100.02 - / 51-99 Years $3,823 2 Gas Forced Air Bungalow 06/22/2023 $930,000 49 -50,000 Fully Finished 40.00 100.02 $-50,000 $880,000 $930,000 Researched and prepared by

356 EAST 17TH Street CALLIE Road

Michael Heddle Royal LePage State Realty

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2

July 17, 2023

MLS#® List Date 6/14/2005 List Price Status Residential Prop Type Freehold Sub Type Trans Type Sale Region Hamilton Munic/Area Hamilton Mountain (17) Nbrd/SubArea Hill Park (176) Beds 4 Total Baths 2.1 # Rooms 8 Basement Full Parking 0 Garage Acres/Range less than .50 SqFt/Range 1,307 Lot Frontage 40 YrBuilt/Age less than .50 Taxes/Year $2,607 Total # Units Heat Source Gas Heat Type Forced Air Air Condtn Yes / Central Air 1 1/2 Storey Style/Type Sold Date $198,000 Sold Price DOM 28 Bsmnt Finish Fully Finished Frontage 40.00 Depth 100.00 Price Total Adjustments Adjusted Price 315 EAST 14TH Street 40391271 03/21/2023 $698,000 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 4 2.00 15,000 12 Full - Fully Finished - Separate Entrance 5 1,007 43.01 x 100.00 - / 51-99 Years $3,822 0 Gas Forced Air Yes / Central Air Bungalow 06/28/2023 $800,000 8 -50,000 Fully Finished 43.01 100.00 $-35,000 $765,000 $800,000 13 Duncombe Drive H4158028 03/09/2023 $679,000 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 35,000 3 3.00 -20,000 7 Full - Fully Finished - Separate Entrance, Walk-Out 3 1,198 50.00 x 100.00 1953 / 51-99 Years $3,735 Gas Forced Air 1 1/2 Storey 05/01/2023 $720,000 25 -50,000 Fully Finished 50.00 100.00 $-35,000 $685,000 $720,000 Researched and

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

356

EAST 17TH Street

prepared by Michael Heddle Royal LePage

Price Adjustments

The subject property vs comparable properties.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17,

2023

Street H4157165 02/27/2023 $599,900 Sold Residential Freehold Sale Hamilton Hamilton Mountain (17) Hill Park (176) 35,000 3 1.00 50,000 7 Full - Partially Finished - Separate Entrance 1 875 40.00 x 100.00 1954 / 51-99 Years $3,449 Gas Forced Air Bungalow 06/08/2023 $661,000 72 Partially Finished 40.00 100.00 $85,000 $746,000 $661,000 Researched and prepared by

356 EAST 17TH Street

East 15th

Michael Heddle Royal

Minimums and Maximums

A summary of key property attributes in this analysis .

Listing Price between $499,900 and $949,900

Selling Price between $550,000 and $930,000

2-6 Beds

1-3 Baths

0-1 Half Bath

818 to 1,327 Square Feet

$0.98 to $1.24 per Sold Square Foot Year Built between 1947 and 1958

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

Researched and prepared

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

by Michael

Days On Market

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

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

0 10 20 30 40 50 60 70 80 524 East 16th St 22 Duncombe Dr 9 Viceroy Ct 334 East 19th St 747 UPPER WELLINGTON St 27 SHERIDAN Dr 71 DUNCOMBE Dr 411 EAST 14TH St 670 UPPER WENTWORTH St 719 UPPER WELLINGTON St 225 East 19th St 67 SEVEN OAKS Dr 60 Howe Av 33 CALLIE Rd 315 EAST 14TH St 13 Duncombe Dr 362 East 15th St 11 12 1 6 7 12 9 7 5 3 5 3 5 49 8 25 72 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

Property Locations

A map showing the subject and comparable properties

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

356 EAST 17TH Street , Hamilton, L9A 4N2 4 2 Beds Baths Sq.Ft. 1307 Address Price Date Beds Baths Sq.Ft. 1 524 East 16Th St, Hamilton, L9A 4L1 $789,900 2 4 7/6/23 1,049 2 22 Duncombe Dr, Hamilton, L9A 2E8 $799,900 2 5 7/5/23 1,002 3 9 Viceroy Ct, Hamilton, L9A 3Y2 $747,000 2 3 6/28/23 891 4 334 East 19Th St, Hamilton, L9A 4S8 $651,000 1 5 7/4/23 1,327 5 747 Upper Wellington St, Hamilton, L9A 3R3 $550,000 1 2 6/29/23 818 6 27 Sheridan Dr, Hamilton, L9A 2C7 $730,000 2 4 6/25/23 902 7 71 Duncombe Dr, Hamilton, L9A 2G1 $732,000 1 4 6/15/23 1,098 8 411 East 14Th St, Hamilton, L9A 4C6 $775,000 2 3 5/23/23 962 9 670 Upper Wentworth St, Hamilton, L9A 4V5 $680,000 2 4 5/9/23 1,100 10 719 Upper Wellington St, Hamilton, L9A 3R3 $650,000 2 3 5/1/23 1,040 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

Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

Subject

356 EAST 17TH Street , Hamilton, L9A 4N2 4 2 Beds Baths Sq.Ft. 1307 Address Price Date Beds Baths Sq.Ft. 11 225 East 19Th St, Hamilton, L9A 4S4 $675,000 1 3 5/1/23 1,262 12 67 Seven Oaks Dr, Hamilton, L9A 4E3 $660,000 1 3 4/30/23 1,016 13 60 Howe Av, Hamilton, L9A 1W9 $926,000 3 6 4/18/23 1,300 14 33 Callie Rd, Hamilton, L9A 1Z8 $930,000 5/30/23 1,042 15 315 East 14Th St, Hamilton, L9A 4C1 $800,000 2 4 3/29/23 1,007 16 13 Duncombe Dr, Hamilton, L9A 2E9 $720,000 3 3 4/3/23 1,198 17 362 East 15Th St, Hamilton, L9A 4G7 $661,000 1 3 5/10/23 875 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

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.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

0K 200K 400K 600K 800K 1,000K 0 10 20 30 40 50 60 70 80 524 East 16th St 22 Duncombe Dr 9 Viceroy Ct 334 East 19th St 747 UPPER WELLINGTON St 27 SHERIDAN Dr 71 DUNCOMBE Dr 411 EAST 14TH St 670 UPPER WENTWORTH St 719 UPPER WELLINGTON St 225 East 19th St 67 SEVEN OAKS Dr 60 Howe Av 33 CALLIE Rd 315 EAST 14TH St 13 Duncombe Dr 362 East 15th St 789,900 799,900 749,990 599,999 499,900 699,000 749,000 699,999 669,000 649,900 589,900 579,900 749,777 949,900 698,000 679,000 599,900 747,000 651,000 550,000 730,000 732,000 775,000 680,000 650,000 675,000 660,000 926,000 930,000 800,000 720,000 661,000 11 12 1 6 7 12 9 7 5 3 5 3 5 49 8 25 72 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

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: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

Sell Price Sell Price Per Sq. Ft. Average Price: $736,300 Average Price/Sq Ft: $712 High Price: $880,000 High Price/Sq Ft: $853 Median Price: $746,000 Median Price/Sq Ft: $728 Low Price: $645,000 Low Price/Sq Ft: $502

Researched and prepared

by Michael Heddle Royal LePage

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.

Subject Property: 356 EAST 17TH Street, Hamilton, L9A 4N2 July 17, 2023

and prepared

Researched

by Michael Heddle Royal

APPENDIX A: MPAC Assessment vs. Market Sale Price

APPENDIX A - MPAC Assessment vs. Market Sale Price

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:

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 Subject 356 East 17th St. 303,000 $ Active 524 East 16th St. 314,000 $ Active 9 Viceroy Crt 289,000 $ Sold 334 East 19th St. 300,000 $ 747,000 $ 149.00% 747 Upper Wellignton St. 224,000 $ 550,000 $ 145.54% 27 Sheridan Dr. 304,000 $ 730,000 $ 140.13% 71 Duncombe Dr. 311,000 $ 732,000 $ 135.37% 411 East 14th St. 312,000 $ 775,000 $ 148.40% Sold 670 Upper Wentworth St. 284,000 $ 680,000 $ 139.44% 719 Upper Wellington St. 293,000 $ 650,000 $ 121.84% 225 East 19th St. 303,000 $ 675,000 $ 122.77% 67 Seven Oaks Dr. 306,000 $ 660,000 $ 115.69% 60 Howe Ave. 316,000 $ 926,000 $ 193.04% 33 Callie Rd 307,000 $ 930,000 $ 202.93% 315 East 14th St. 307,000 $ 800,000 $ 160.59% Sold 13 Duncombe Dr. 300,000 $ 720,000 $ 140.00% Sold 362 East 15th St 277,000 $ 661,000 $ 138.63% AVERAGE 146.67% Average $ 747,405 Range $ 653,529 to $ 917,883

APPENDIX B: Cost Approach

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.

Land Value: 40.00 Front Ft @ 7000 280,000.00 $ Actual Age: 68 years Effective Age: 25 years Improvements: Cost New Depreciation @ 17% Current Value Building 1307 Sq. ft. @ $350 457,450.00 $ 381,208.33 $ Basement 0 *Sq. ft. @ $80 - $ - $ Garage 0 @ $80 - $ - $ Landscaping @ 50,000.00 $ 41,666.67 $ Total Current Value of All Improvements 422,875.00 $ 422,875.00 $ Indicated Value by the Cost Approach 702,875.00 $ Value Rounded to 700,000.00 $

estimate square footage

76,241.67 $ - $ - $ 8,333.33 $

APPENDIX D: MPAC AVM Value

REALTOR® AVM Enhanced Residential Report

Permit Details

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

Real Time Market Value (AVM) $693,000 AVM Valuation Date (yyyy-mm-dd) 2023-07-12 Con/dence Rating AVM Range $653,000-$757,000 Michael Heddle Royal LePage State Realty Hamilton ON (M):+19057303953 (O):+19056626666 mikeheddle@royallepage.ca

Property Address 356 EAST 17TH ST Municipality HAMILTON CITY Roll Number 251807082403440 Property Code & Description 301 - Single-family detached (not on water) Postal Code L9A4N2 Province ON AVM Details Services Hydro Water Sanitary Hydro available Municipal Municipal Site Details Frontage (ft) Depth (ft) Site Area (A) Site Access Site Variance 40.00 100.00 0.09 Year Round Road Access Regular On-Site Variables Abuts Variables Proximity Variables Waterfront Variables

PLAN DESIGNATED

RESIDENTIAL

OFFICIAL

Purchase Date: 2023-07-17 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 DETACHED Year Built 1955 Total Floor Area (Above Grade sqft) 1,307 First Floor Area (sqft) 875 Second Floor Area (sqft) 432 Third Floor Area (sqft)Full Storeys 1 Partial Storeys 1/2 storey Bedrooms 3 Full Bathrooms 1 Half Bathrooms 1 Basement Total Area (sqft) 875 Basement Finished Area (sqft) 450 Heating Forced Air Air Conditioning Y Renovation YearRenovation TypeAddition YearAddition AreaSplit Level No Split Structure Condition Average Fireplace Total 0 Condo Floor LevelCondo Parking SpacesCondo LockersCondo Indoor ParkingStructure Design TypeStructure VariablesPurchase Date: 2023-07-17 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 Enhanced Report

This report was prepared by: SALES REPRESENTATIVE

MICHAEL HEDDLE

mikeheddle@royallepage.ca

www.mikeheddle.ca

ROYAL LEPAGE STATE REALTY

Office: (905)574-7441

Client Report Generated on 2023

356 EAST 17TH ST HAMILTON PIN 170160033

Inc.

Property Details

GeoWarehouse Address:

356 EAST 17TH ST

HAMILTON L9A4N2

PIN:

Land Registry Office:

Land Registry Status:

Registration Type:

Ownership Type:

170160033

HAMILTON WENTWORTH (62)

Active

Certified (Land Titles) Freehold

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 2 of 15 Jul 17, 2023 by

HEDDLE (78672)

MICHAEL

Lot Size

Area:

Perimeter:

Measurements:

4014.93 sq.ft

278.87 ft

40.18ft x 100.22ft x 40.17ft x 100.22ft

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

251807082403440

Taxation Year Phased-In Assessment

Previous Assessment N/A 2023 2022 2021 2020

Frontage: 40.0 ft

Depth:

Based On:

100.0 ft

January 1, 2016

Enhanced Site & Structure

Structures:

Description:

$303,000 $303,000 $303,000 $303,000

Single-family detached (not on water)

301 Property Code: $303,000

Current Assessment:

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 3 of 15 Jul 17, 2023 by

MICHAEL HEDDLE (78672)

Assessment Roll Legal Description: PLAN 990 LOT 33

Property Address: 356 EAST 17TH ST HAMILTON ON L9A4N2

Zoning: C Property Type: RESIDENTIAL Site Area: 0.09A Site Variance: Regular Driveway Type: Separate or Private Driveway

Type: N/A Garage Spaces: N/A Water Service Type: Municipal

Type: Municipal

Indoor :N, Outdoor :N

Sales History

356 EAST 17TH ST, HAMILTON | PIN 170160033 # Year Built Bed Rooms Full Baths Half Baths Full Stories Partial Stories Split Level Fireplace 301 1955 3 1 1 1 1/2 storey No Split 0

Garage

Sanitation

Pool:

Sale Date Sale Amount Type Notes Aug 26, 2005 $198,000 Transfer Feb 07, 2005 $0 Transfer Nov 21, 1961 $1 Transfer Report Generated On GeoWarehouse Client Report | Page 4 of 15 Jul 17, 2023 by MICHAEL HEDDLE (78672)

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 5 of 15 Jul 17, 2023 by

HEDDLE (78672)

Demographics

MICHAEL

356 EAST 17TH ST, HAMILTON | PIN 170160033 Report Generated On GeoWarehouse Client Report | Page 6 of 15 Jul 17, 2023

by MICHAEL HEDDLE (78672)

356 EAST 17TH ST, HAMILTON | PIN 170160033 Report Generated On GeoWarehouse Client Report | Page 7 of 15 Jul 17, 2023

by MICHAEL HEDDLE (78672)

Dominant Market Group

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 8 of 15 Jul 17, 2023 by

HEDDLE (78672)

MICHAEL

356 EAST 17TH ST, HAMILTON | PIN 170160033 Report Generated On GeoWarehouse Client Report | Page 9 of 15 Jul 17, 2023

by MICHAEL HEDDLE (78672)

Dominant Market Group

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 10 of 15 Jul 17, 2023 by

HEDDLE (78672)

MICHAEL

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.

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 11 of 15 Jul 17, 2023 by MICHAEL HEDDLE (78672)

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.

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 12 of 15 Jul 17, 2023 by MICHAEL HEDDLE (78672)

Historical Market Trends

Average Sale Values and Growth Rates

Market Turnover Rates

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 13 of 15 Jul 17, 2023 by MICHAEL HEDDLE (78672)

5 Year Analysis

Data Not Available

Average Sales Price - Last 1 Year

$655,738 Block Municipality

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

356 EAST 17TH ST, HAMILTON | PIN 170160033

Area Map Market Statistics

Report Generated On GeoWarehouse Client Report | Page 14 of 15 Jul 17, 2023 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.

356 EAST 17TH ST, HAMILTON | PIN 170160033

Report Generated On GeoWarehouse Client Report | Page 15 of 15 Jul 17, 2023 by MICHAEL HEDDLE (78672)

APPENDIX F: Market Conditions

Search Criteria

Time frame is from Aug 2022 to Jul 2023

Region is 'Hamilton'

Municipality is 'Hamilton Mountain (17)'

Transaction Type is 'Sale'

Results calculated from approximately 540 listings

Page 1 of 1 https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=

2023-07-17, 11 : 48 AM Matrix

Search Criteria

Time frame is from Aug 2022 to Jul 2023

Region is 'Hamilton'

Municipality is 'Hamilton Mountain (17)'

Transaction Type is 'Sale'

Results calculated from 344 listings

Page 1 of 1 https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=AAEAAAD**…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=

2023-07-17, 11 : 48 AM Matrix