69 Winslow Way

Comparable Market Analysis

69 Winslow Way, Stoney Creek

info@heddlerealestate.ca

heddlerealestate.ca

Heddle Real Estate

Royal LePage State Realty, Brokerage

P. (905) 574-7441

F. (905) 662-2227

www.LiveInHamilton.ca

Lucille & Gustavo Radcliffe

69 Winslow Way Hamilton, ON

May 22, 2024

Dear Gustavo & Lucille

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 69 Winslow Way. as of this dated letter.

Date: May 22, 2024

Market Value: $1,025,000 (+/- 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: 69 Winslow Way, Stoney Creek May 22, 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 69 Winslow Way 5 level back split 4 / 2,036 2 Freehold 213 ECHOVALLEY Drive $1,075,000 40582327 5/2/24 3/1 1,647 20 3 Freehold 3 Winslow Way $1,055,000 H4191745 4/26/24 2/1 1,807 26 1,727 $1,065,000 3 Average 3/1 23 Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Active - CS 69 Winslow Way 5 level back split 4 / 2,036 3 Freehold 201 Echovalley Drive $924,900 H4191292 5/17/24 2/1 1,933 30 1,933 $924,900 3 Average 3/1 30 Address L/S Price Beds Baths SqFt Tot MLS# DOM Status Dt Sub Type Status: Sold 69 Winslow Way 5 level back split 4 / 2,036 4 Freehold 152 ECHOVALLEY Drive $1,155,000 40580882 5/16/24 2/1 2,517 15 3 Freehold 78 Ackland Street $895,000 H4190963 4/24/24 2/1 1,945 8 4 Freehold 28 KINGSVIEW Drive $1,145,000 H4190596 5/2/24 2/1 2,400 20 4 Freehold 64 Allanbrook Street $960,000 H4190590 4/22/24 2/1 2,150 11 5 Freehold 125 CRAFTER Crescent $986,000 40553320 3/21/24 3/1 2,051 8 4 Freehold 92 BEDROCK Drive $1,055,000 H4187170 3/22/24 2/1 2,281 16 4 Freehold 2 AUDUBON Street $915,000 H4185593 3/9/24 4/0 2,391 22 3 Freehold 96 Echovalley Drive $942,000 H4185129 2/21/24 2/1 1,647 9 4 Freehold 272 Westbank Trail $1,199,000 H4184100 2/16/24 3/1 2,486 8 3 Freehold 360 OLD MUD Street $940,000 40532468 1/30/24 3/0 1,272 7 4 Freehold 80 Davis Crescent $1,075,000 H4183400 5/7/24 3/1 1,737 5 2,080 $1,024,273 4 Average 3/1 12 Summary Status Total Avg $ Per Sq.Ft. Avg Price Avg DOM High Low Median Active 2 $1,065,000 $1,065,000 $1,055,000 $1,075,000 $618.27 23 Active - CS 1 $924,900 $924,900 $924,900 $924,900 $478.48 30 Sold 11 $1,024,273 $986,000 $895,000 $1,199,000 $507.34 12 $1,022,993 $1,020,500 $895,000 14 $1,199,000 Total $521.12 15 Total - Adjusted $1,043,421 $1,063,750 $806,250 14 $1,179,250 $540.40 15 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: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The subject property vs comparable properties. 69 Winslow Way MLS#® List Date List Price Status Detached Prop Type 5 level back split Sub Type Trans Type Region Hamilton Munic/Area Stoney Creek Nbrd/SubArea Valley Park Beds 4 Total Baths 3.1 # Rooms Basement Full Parking 4 Garage Acres/Range SqFt/Range 2,036 Lot Frontage 33 YrBuilt/Age Taxes/Year Total # Units Heat Source N-Gas Heat Type Forced Air Air Condtn Y /Style/Type Sold Date Sold Price Bsmnt Finish Frontage 33.00 Depth Price Total Adjustments Adjusted Price 213 ECHOVALLEY Drive 40582327 05/02/2024 $1,075,000 Active Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 7,000 2 4.00 12 Full - Fully Finished 5 1,647 97,250 27.53 x 102.36 2015 / 6-15 Years $5,054 0 Gas Yes / Central Air 2 Storey Fully Finished 27.53 102.36 $104,250 $1,179,250 $1,075,000 3 Winslow Way H4191745 04/26/2024 $1,055,000 Active Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 3,500 3 2.10 35,000 6 Partial Basement - Unfinished 4 1,807 57,250 64.00 x 0.00 2014 / 6-15 Years $5,444 Gas Forced Air 2 Storey Unfinished 64.00 0 $95,750 $1,150,750 $1,055,000 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

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The subject property vs comparable properties. 69

MLS#® List Date List Price Status Detached Prop Type 5 level back split Sub Type Trans Type Region Hamilton Munic/Area Stoney Creek Nbrd/SubArea Valley Park Beds 4 Total Baths 3.1 # Rooms Basement Full Parking 4 Garage Acres/Range SqFt/Range 2,036 Lot Frontage 33 YrBuilt/Age Taxes/Year Total # Units Heat Source N-Gas Heat Type Forced Air Air Condtn Y /Style/Type Sold Date Sold Price Bsmnt Finish Frontage 33.00 Depth Price Total Adjustments Adjusted Price 201

H4191292 04/22/2024 $924,900 Active - CS Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 3,500 3 2.10 35,000 6 Full - Unfinished 4 1,933 25,750 29.86 x 100.34 2015 / 6-15 Years $6,038 Gas Forced Air 2 Storey Unfinished 29.86 100.34 $64,250 $989,150 $924,900 152

Drive 40580882 05/01/2024 $1,199,000 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 3.00 15,000 13 Full - Unfinished 4 2,517 -120,250 36.09 x 98.43 2014 / 6-15 Years $6,178 0 Gas Forced Air Yes / Central Air 2 Storey 08/09/2024 $1,155,000 Unfinished 36.09 98.43 $-105,250 $1,049,750 $1,155,000 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

Winslow Way

Echovalley Drive

ECHOVALLEY

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The subject property vs comparable properties. 69 Winslow Way MLS#® List Date List Price Status Detached Prop Type 5 level back split Sub Type Trans Type Region Hamilton Munic/Area Stoney Creek Nbrd/SubArea Valley Park Beds 4 Total Baths 3.1 # Rooms Basement Full Parking 4 Garage Acres/Range SqFt/Range 2,036 Lot Frontage 33 YrBuilt/Age Taxes/Year Total # Units Heat Source N-Gas Heat Type Forced Air Air Condtn Y /Style/Type Sold Date Sold Price Bsmnt Finish Frontage 33.00 Depth Price Total Adjustments Adjusted Price 78 Ackland Street H4190963 04/16/2024 $899,900 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 3,500 3 2.10 35,000 7 Full - Unfinished 5 1,945 22,750 68.99/-1982 / 31-50 Years $5,066 Gas Forced Air 2 Storey 08/01/2024 $895,000 Unfinished 68.99 $61,250 $956,250 $895,000 28 KINGSVIEW Drive H4190596 04/12/2024 $1,245,000 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 2.10 35,000 9 Full - Fully Finished 4 2,400 -91,000 54.50 x 104.99 - / 31-50 Years $5,764 Gas Forced Air 2 Storey 06/20/2024 $1,145,000 Fully Finished 54.50 104.99 $-56,000 $1,089,000 $1,145,000 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

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The subject property vs comparable properties. 69 Winslow Way MLS#® List Date List Price Status Detached Prop Type 5 level back split Sub Type Trans Type Region Hamilton Munic/Area Stoney Creek Nbrd/SubArea Valley Park Beds 4 Total Baths 3.1 # Rooms Basement Full Parking 4 Garage Acres/Range SqFt/Range 2,036 Lot Frontage 33 YrBuilt/Age Taxes/Year Total # Units Heat Source N-Gas Heat Type Forced Air Air Condtn Y /Style/Type Sold Date Sold Price Bsmnt Finish Frontage 33.00 Depth Price Total Adjustments Adjusted Price 64 Allanbrook Street H4190590 04/11/2024 $999,900 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 2.10 35,000 9 Full - Fully Finished - Walk-Up 4 2,150 -28,500 51.10 x 120.50 1985 / 31-50 Years $5,041 Gas Forced Air 4 Level Backsplit 08/22/2024 $960,000 Fully Finished 51.10 120.50 $6,500 $966,500 $960,000 125 CRAFTER Crescent 40553320 03/13/2024 $999,990 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) -3,500 5 4.00 -20,000 14 Full - Fully Finished 6 2,051 -3,750 54.12 x 106.28 - / 6-15 Years $5,972 Forced Air No / Central Air 2 Storey 06/20/2024 $986,000 Fully Finished 54.12 106.28 $-27,250 $958,750 $986,000 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

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The subject property vs comparable properties. 69 Winslow Way MLS#® List Date List Price Status Detached Prop Type 5 level back split Sub Type Trans Type Region Hamilton Munic/Area Stoney Creek Nbrd/SubArea Valley Park Beds 4 Total Baths 3.1 # Rooms Basement Full Parking 4 Garage Acres/Range SqFt/Range 2,036 Lot Frontage 33 YrBuilt/Age Taxes/Year Total # Units Heat Source N-Gas Heat Type Forced Air Air Condtn Y /Style/Type Sold Date Sold Price Bsmnt Finish Frontage 33.00 Depth Price Total Adjustments Adjusted Price 92 BEDROCK Drive H4187170 03/06/2024 $1,079,000 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 2.10 35,000 9 Full - Fully Finished 3 2,281 -61,250 34.12 x 98.43 - / 0-5 Years $6,024 Gas Forced Air 2 Storey 04/29/2024 $1,055,000 Fully Finished 34.12 98.43 $-26,250 $1,028,750 $1,055,000 2 AUDUBON Street H4185593 02/16/2024 $984,900 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 4.00 -20,000 10 Full - Fully Finished 6 2,391 -88,750 76.81 x 75.23 1984 / 31-50 Years $5,350 Gas Forced Air 2 Storey 06/17/2024 $915,000 Fully Finished 76.81 75.23 $-108,750 $806,250 $915,000 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

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The subject property vs comparable properties. 69 Winslow

H4185129 02/12/2024 $949,888 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 3,500 3 2.10 35,000 6 Full - Unfinished 3 1,647 97,250 33.66 x 89.57 - / 6-15 Years $5,279 Gas Forced Air 2 Storey 07/04/2024 $942,000 Unfinished 33.66 89.57 $135,750 $1,077,750 $942,000 272 Westbank Trail H4184100 02/08/2024 $1,199,000 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 3.10 12 Full - Fully Finished 6 2,486 -112,500 36.09 x 114.30 2014 / 6-15 Years $6,190 Gas Forced Air 2 Storey 05/24/2024 $1,199,000 Fully Finished 36.09 114.30 $-112,500 $1,086,500 $1,199,000 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

Way

Drive

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024 Price Adjustments The

comparable

69 Winslow Way MLS#® List Date List Price Status Detached Prop Type 5 level back split Sub Type Trans Type Region Hamilton Munic/Area Stoney Creek Nbrd/SubArea Valley Park Beds 4 Total Baths 3.1 # Rooms Basement Full Parking 4 Garage Acres/Range SqFt/Range 2,036 Lot Frontage 33 YrBuilt/Age Taxes/Year Total # Units Heat Source N-Gas Heat Type Forced Air Air Condtn Y /Style/Type Sold Date Sold Price Bsmnt Finish Frontage 33.00 Depth Price Total Adjustments Adjusted Price 360 OLD MUD Street 40532468 01/23/2024 $948,000 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 3,500 3 3.00 -15,000 11 Full - Fully Finished - Separate Entrance 4 1,272 191,000 37.31 x 101.83 2007 / 16-30 Years $4,699 0 Gas Forced Air Yes / Central Air Bungalow/Ranch - Raised 03/13/2024 $940,000 Fully Finished 37.31 101.83 $179,500 $1,119,500 $940,000 80 Davis Crescent H4183400 05/02/2024 $1,099,000 Sold Residential Freehold Sale Hamilton Stoney Creek (50) Heritage Green (500) 4 3.10 11 Full - Fully Finished - Separate Entrance 4 1,737 74,750 52.40 x 113.19 2003 / 16-30 Years $5,898 Gas Forced Air Bungalow 09/30/2024 $1,075,000 Fully Finished 52.40 113.19 $74,750 $1,149,750 $1,075,000 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

subject property vs

properties.

Minimums and Maximums

A summary of key property attributes in this analysis .

Listing Price between $899,900 and $1,245,000

Selling Price between $895,000 and $1,199,000 2-5 Beds 2-4 Baths 0-1 Half Bath 1,272 to 2,517 Square Feet

$0.92 to $1.00 per Sold Square Foot

Year Built between 1982 and 2015

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024

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: 69 Winslow Way, Stoney Creek May 22, 2024 Days On Market The number of days each property has been listed on the market. 0 4 8 12 16 20 24 28 32 213 ECHOVALLEY Dr 3 Winslow Wy 201 Echovalley Dr 152 ECHOVALLEY Dr 78 Ackland St 28 KINGSVIEW Dr 64 Allanbrook St 125 CRAFTER Cr 92 BEDROCK Dr 2 AUDUBON St 96 Echovalley Dr 272 Westbank Tl 360 OLD MUD St 80 Davis Cr 20 26 30 15 8 20 11 8 16 22 9 8 7 5 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: 69 Winslow Way, Stoney Creek May 22, 2024

A map showing the subject and comparable properties 69 Winslow Way , Stoney Creek 4 Beds Baths Sq.Ft. 2036 Address Price Date Beds Baths Sq.Ft. 1 213 Echovalley Dr, Hamilton, L8J 0H1 $1,075,000 3 2 5/2/24 1,647 2 3 Winslow Wy, Stoney Creek, L8J 0G8 $1,055,000 2 3 4/26/24 1,807 3 201 Echovalley Dr, Hamilton, L8J 0H1 $924,900 2 3 5/17/24 1,933 4 152 Echovalley Dr, Stoney Creek, L8J 0H2 $1,155,000 2 4 5/16/24 2,517 5 78 Ackland St, Stoney Creek, L8J 1H9 $895,000 2 3 4/24/24 1,945 6 28 Kingsview Dr, Stoney Creek, L8J 2K6 $1,145,000 2 4 5/2/24 2,400 7 64 Allanbrook St, Stoney Creek, L8J 2E8 $960,000 2 4 4/22/24 2,150 8 125 Crafter Cr, Stoney Creek, L8J 0H8 $986,000 3 5 3/21/24 2,051 9 92 Bedrock Dr, Stoney Creek, L8J 0K6 $1,055,000 2 4 3/22/24 2,281 10 2 Audubon St, Hamilton, L8J 1P7 $915,000 4 4 3/9/24 2,391 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

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024

A map showing the subject and comparable properties 69 Winslow Way , Stoney Creek 4 Beds Baths Sq.Ft. 2036 Address Price Date Beds Baths Sq.Ft. 11 96 Echovalley Dr, Stoney Creek, L8J 0H2 $942,000 2 3 2/21/24 1,647 12 272 Westbank Tl, Stoney Creek, L8J 0G7 $1,199,000 3 4 2/16/24 2,486 13 360 Old Mud St, Hamilton, L8J 1X1 $940,000 3 3 1/30/24 1,272 14 80 Davis Cr, Stoney Creek, L8J 3X5 $1,075,000 3 4 5/7/24 1,737 Researched and prepared by Michael

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

Heddle

List Price, Sale Price, and Days on Market

1,075,000 1,055,000 924,900 1,199,000

1,245,000

Subject Property: 69 Winslow Way, Stoney Creek May 22, 2024

sold

the number of days each property

listed

market. 0K 200K 400K 600K 800K 1,000K 1,200K 1,400K 0 4 8 12 16 20 24 28 32 213 ECHOVALLEY Dr 3 Winslow Wy 201 Echovalley Dr 152 ECHOVALLEY Dr 78 Ackland St 28 KINGSVIEW Dr 64 Allanbrook St 125 CRAFTER Cr 92 BEDROCK Dr 2 AUDUBON St 96 Echovalley Dr 272 Westbank Tl 360 OLD MUD St 80 Davis Cr

899,900

999,900 999,990 1,079,000 984,900 949,888

948,000 1,099,000

895,000 1,145,000 960,000 986,000 1,055,000 915,000 942,000 1,199,000 940,000 1,075,000 20 26 30 15 8 20 11 8 16 22 9 8 7 5 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

List price, and sale price of

listings, with

has been

on the

1,199,000

1,155,000

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

May 22, 2024

Property: 69 Winslow Way, Stoney Creek

Sell Price Sell Price Per Sq. Ft. Average Price: $1,043,400 Average Price/Sq Ft: $540 High Price: $1,179,300 High Price/Sq Ft: $880 Median Price: $1,063,800 Median Price/Sq Ft: $480 Low Price: $806,300 Low Price/Sq Ft: $337

and prepared by

Royal

Researched

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.

May

Subject Property: 69 Winslow Way, Stoney Creek

22, 2024

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.

Status Address MPAC Sale Price % Difference Subject 69 Winslow Way 470,000 $ Active 213 Echovalley Dr. 427,000 $ Active 3 Winslow Way 460,000 $ Active 201 Echovalley Dr. 458,000 $ Sold 152 Echovalley Dr. 522,000 $ 1,155,000 $ 121.26% Sold 78 Ackland St 428,000 $ 895,000 $ 109.11% Sold 28 Kingsview Dr 487,000 $ 1,145,000 $ 135.11% Sold 125 Crafter Cres. 474,000 $ 986,000 $ 108.02% Sold 92 Bedrock Dr. 509,000 $ 1,055,000 $ 107.27% Sold 2 Audubon St. 452,000 $ 915,000 $ 102.43% Sold 96 Echovalley Dr. 446,000 $ 942,000 $ 111.21% Sold 272 Westbank Trail 523,000 $ 1,199,000 $ 129.25% Sold 360 Old Mud St. 397,000 $ 940,000 $ 136.78% Sold 80 Davis Crt. 455,000 $ 1,075,000 $ 136.26% 119.67% Average $ 1,032,455 Range $ 974,165 to 1,110,440 $

APPENDIX B: Cost Approach to Value

APPENDIX B - COST APPROACH TO VALUE

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.

Land Value: 32.81 Front Ft @ 7500 246,075.00 $ Actual Age: 9 years Effective Age: 9 years Improvements: Cost New Depreciation @ 6% Current Value Building 2036 Sq. ft. @ $325 661,700.00 $ 621,998.00 $ Basement 520 *Sq. ft. @ $100 52,000.00 $ 48,880.00 $ Garage 0 Sq. ft. $60 - $ - $ Landscaping @ 50,000.00 $ 47,000.00 $ Total Current Value of All Improvements 717,878.00 $ 717,878.00 $ Indicated Value by the Cost Approach 963,953.00 $ Value Rounded to 963,000.00 $ *

39,702.00 $ 3,000.00 $

$ - $

3,120.00

APPENDIX C: Market Adjustment

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.

Sep-12 Apr-24 % Change Average Sale Value 275,734.00 $ 831,890.00 $ 201.70% Median Sale Value 276,000.00 $ 782,500.00 $ 183.51% Subject Property Sale Price 69 Winslow Way 379,990.00 $ Adjusted Value (vs. Average) 1,146,430.55 $ Adjusted Value (vs. Median) 1,077,326.72 $ Estimate of Value: $ 1,111,879 Estimate of value (Range): $ 1,077,326.72 to $ 1,146,431

Monthly Monthly

APPENDIX C - Sale Price vs. Market Change

Subarea/PropertyTypeSelection HeritageGreen,2StoreyDetachedSF

SelectPreviousDateofSale September2012

Note:AreaswithinsufficientsalesarenotincludedintheHPI

Source:REALTORS® AssociationofHamilton-Burlington

CurrentPriceEstimateUsingHistoricalHPITrends

BasedonHPItrendsfor2StoreyDetachedSFhomesinHeritageGreen andaprevioussellingpriceof$379,990inSeptember2012, theestimatedpriceinApril2024wouldbe$1,076,700

PreviousSalePrice $379,990 1 Selectasubareaandpropertytypecombinationfromthedropdown Please note: HPI Benchmark property type-subarea

available only for those subareas with enough sales 2 Choosetheprevioussaledate 3 InputtheprevioussellingpriceandhitEnter The MLS® HPI is not designed to predict the value of an individual property This information is for estimation purposes only; no warranties or representations are made of any kind

combinations are

APPENDIX

D: MPAC Geowarehouse Enhanced AVM Report

Property Address:

69 WINSLOW WAY

Municipality: STONEY CREEK

Province: N/A

Postal Code: N/A

Enhanced AVM Comparable Report

Date Report Generated: May 22, 2024 21:05:00

PIN: 170971509

Legal Description: LOT 118, PLAN 62M1204 SUBJECT TO AN EASEMENT IN GROSS AS IN WE957876

SUBJECT TO AN EASEMENT FOR ENTRY AS IN WE991409 SUBJECT TO AN EASEMENT OVER PT 49 ON 62R19781 IN FAVOUR OF LT 119 ON 62M1204 AS IN WE991409 TOGETHER WITH AN EASEMENT OVER PT LT 117 ON 62M1204 BEING PT 48 ON 62R19781 AS IN WE991409 SUBJECT TO AN EASEMENT FOR ENTRY AS IN WE1026354 CITY OF HAMILTON

This property has an active mortgage registered.

This property was not recently transferred.

No foreclosure registered within the past two transfers.

The records indicate that the vendor may not be a corporation. Property has been recently transferred with a concurrent mortgage being registered.

Last

376,775 Real-Time AVM: $ 844,100 Last

AVM Date: Ownership Type: Lot Size: 303.0 m² Freehold 5-22-2024 AVM Range: $ 769,000$ 920,000 Title Check Item Results Details

Sale Price: $

Sale Date: 3-24-2015

Active Mortgage Recent Sales Prior Foreclosure Vendor is a Corporation No concurrent Mortgage Yes No No No No Page 1 of 5 The Teranet and gateway logo are trademarks of Teranet Inc.

Enhanced AVM Comparable Report

Date Report Generated: May 22, 2024 21:05:00

Active Judgement

Active Caution

Active Liens

Power of Sale

Unusual Discharge

No active judgement type documents registered on the property.

No Active Caution type documents registered on the property.

There are active lien type documents reigstered on the property. No power of sale documents registered within the past two transfers.

This check indicates that no Unusual Discharges may recently have taken place.

The past frequency of POSs in the area is within the configurable tolerance.

Frequency of Power of Sale in Area No No Yes No No Yes

Comparable Sequence Subject Property Comp 1 Comp 2 Comp 3 ADDRESS 69 WINSLOW WAY 59 ACKLAND 68 BRANTHAVEN 28 MUSCOT PIN 170971509 170970891 170910031 170920076 MUNICIPALITY STONEY CREEK STONEY CREEK HAMILTON STONEY CREEK Page 2 of 5 The Teranet and gateway logo are trademarks of Teranet Inc.

Comparable Properties

Enhanced AVM Comparable Report

Date Report Generated: May 22, 2024 21:05:00

POSTAL CODE L8J1H6 L8J2M3 L8J1X2 PROVINCE ON ON ON DISTANCE FROM - 549m 794m 962m Ownership Type Freehold Freehold Freehold Freehold Comparable Sale Date (yyyy/mm/dd) - 2024/02/29 2023/11/10 2023/12/08 Comparable Sale Price - $ 899,900 $ 886,000 $ 815,000 Subject Real Time Market Value (AVM) $ 844,100 AVM Valuation Date (yyyy/mm/dd) 2024/05/22 Lower AVM Value $ 769,000 Upper AVM Value $ 920,000 Site Area 303 N/A N/A N/A Site Area Unit of Measure m² N/A N/A N/A Comparable Sequence Subject Property Comp 4 Comp 5 Comp 6 ADDRESS 69 WINSLOW WAY 49 ALLANBROOK 14 ODESSA 99 ATHENIA PIN 170971509 170960029 170910215 170950280 MUNICIPALITY STONEY CREEK STONEY CREEK HAMILTON HAMILTON Page 3 of 5 The Teranet and gateway logo are trademarks of Teranet Inc.

Comparable Properties

Date Report Generated: May 22, 2024 21:05:00

Enhanced AVM Comparable Report

POSTAL CODE L8J1S2 L8J1A4 L8J1S4 PROVINCE ON ON ON DISTANCE FROM - 1020m 1080m 1300m Ownership Type Freehold Freehold Freehold Freehold Comparable Sale Date

- 2024/01/05 2023/11/23 2024/02/08 Comparable Sale Price - $ 798,000 $ 749,900 $ 800,000 Subject Real Time Market Value (AVM) $ 844,100 AVM Valuation Date (yyyy/mm/dd) 2024/05/22 Lower AVM Value $ 769,000 Upper AVM Value $ 920,000 Site Area 303 N/A N/A N/A Site Area Unit of Measure m² N/A N/A N/A Page 4 of 5 The Teranet and gateway logo are trademarks of Teranet Inc.

Comparable Properties

(yyyy/mm/dd)

Terms and Conditions

Enhanced AVM Comparable Report

Date Report Generated: May 22, 2024 21:05:00

Reports Not the Official Record. Reports, other than the Parcel Register, obtained through Geowarehouse are not the official government record and will not necessarily reflect the current status of interests in land.

Currency of Information. Data contained in the Geowarehouse reports are not maintained real-time. Data contained in reports, other than the Parcel Register, may be out of date ten business days or more from data contained in POLARIS.

Coverage. Data, information and other products and services accessed through the Land Registry Information Services are limited to land registry offices in the areas identified on the coverage map.

Completeness of the Sales History Report. Some Sales History Reports may be incomplete due to the amount of data collected during POLARIS title automation. Subject properties may also show nominal consideration or sales price (e.g. $2) in cases such as transfers between spouses or in tax exempt transfers.

Demographic Information. Demographic Information is obtained from Environics Analytics. Environics Analytics acquires and distributes Statistics Canada files in accordance with the Government of Canada's Open Data Policy. No information on any individual or household was made available 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.

Page 5 of 5 The Teranet and gateway logo are trademarks of Teranet Inc.

APPENDIX E: Geowarehouse Report

mikeheddle@royallepage.ca

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

STONEY CREEK PIN

Client Report Generated on 2024

170971509

SALES REPRESENTATIVE

MICHAEL HEDDLE ROYAL

REALTY

LEPAGE STATE

Property Details

GeoWarehouse Address: PIN:

WAY

Land Registry Office:

Land Registry Status:

Registration Type:

Ownership Type:

(62)

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 2 of 16 May 22, 2024 by

69 WINSLOW

STONEY CREEK 170971509 HAMILTON WENTWORTH

Active Certified (Land Titles) Freehold

MICHAEL HEDDLE (78672)

Lot Size

Area:

Perimeter:

Measurements:

3261.46 sq.ft (0.075 ac) 262.47 ft

32.88ft x 99.85ft x 32.89ft x 99.14ft

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:

$470,000

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

ARN

On: 99.25 ft Depth: Frontage: 32.81 ft

251800365010528 January

2016 Based

Single-family detached (not on water) Description: 301 Property Code:

$470,000 Current Assessment:

Taxation Year

Phased-In Assessment

2024 2023 2022 2021 Report Generated On GeoWarehouse Client Report | Page 3 of 16 May 22, 2024 by MICHAEL HEDDLE (78672)

Previous Assessment N/A

Sales History

Mar 24, 2015 $376,775 Transfer Sep 23, 2014 $2 Transfer

69 WINSLOW WAY, STONEY CREEK | PIN 170971509 # Year Built Bed Rooms Full Baths Half Baths Full Stories Partial Stories Split Level Fireplace 301 2014 3 2 1 2 No part storey No Split 1

69 WINSLOW WAY STONEY CREEK ON L8J0G9

Assessment Roll Legal Description: PLAN 62M1204 LOT 118 Property Address:

Type: RESIDENTIAL Site Area: 302.51M

Regular

Zoning: R3-33 Property

Site Variance:

Separate or Private Driveway

Type: ATTACHED GARAGE Garage Spaces: 2 Water Service Type: N/A Sanitation Type: N/A Pool: Indoor :N, Outdoor :N

Driveway Type:

Garage

Sale Date Sale Amount Type Notes

Report Generated On GeoWarehouse Client Report | Page 4 of 16 May 22, 2024 by MICHAEL HEDDLE (78672)

Demographics

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 5 of 16 May 22, 2024 by

MICHAEL HEDDLE (78672)

69 WINSLOW WAY, STONEY CREEK | PIN 170971509 Report Generated On GeoWarehouse Client Report | Page 6 of 16 May 22,

2024

MICHAEL HEDDLE (78672)

69 WINSLOW WAY, STONEY CREEK | PIN 170971509 Report Generated On GeoWarehouse Client Report | Page 7 of 16 May 22, 2024 by

MICHAEL HEDDLE (78672)

Dominant Market Group

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 8 of 16 May 22, 2024 by

MICHAEL HEDDLE (78672)

69 WINSLOW WAY, STONEY CREEK | PIN 170971509 Report Generated On GeoWarehouse Client Report | Page 9 of 16 May 22,

2024

MICHAEL HEDDLE (78672)

Dominant Market Group

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 10 of 16 May 22, 2024 by

MICHAEL HEDDLE (78672)

Comparable Sales

Comparable Sales Search Results

Sales Statistics

Maximum: $1,000,000

Minimum: $620,000

Average: $779,500

Median: $790,000 *Standard Deviation:

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

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.

The

Address Date Sales Amount ($) Lot Size (sq.ft) $/ sq.ft Distance (m) PIN 1 201 WESTBANK TRAIL, STONEY CREEK Jan 15, 2024 620,000 1,291.00 480 224 170971874 2 179 WESTBANK TRAIL, STONEY CREEK Feb 22, 2024 708,000 2,217.00 319 220 170971787 3 119 ECHOVALLEY DRIVE, STONEY CREEK Mar 14, 2024 790,000 2,142.00 369 231 170971700 4 26 WINSLOW WAY, STONEY CREEK Jan 25, 2024 1,000,000 4,251.00 235 76 170971445 Report Generated On GeoWarehouse Client Report | Page 11 of 16 May 22, 2024 by MICHAEL HEDDLE (78672)

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.

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 12 of 16 May 22, 2024 by

(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.

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 13 of 16 May 22, 2024 by MICHAEL HEDDLE (78672)

Historical Market Trends

Average Sale Values and Growth Rates

Market Turnover Rates

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 14 of 16 May 22, 2024 by

(78672)

MICHAEL HEDDLE

Market Statistics

Area Map

5 Year Analysis

Trending - Better move fast! Sales values for the neighbourhood are 9.3% higher than the municipal average, have grown at rates 176.4% higher than the average municipal growth, and properties change hands 58% more often than the rest of the municipality.

Average Sales Price - Last 1 Year

$856,867 $688,188

Block Municipality

Growth Rate - Last 5 Years

Market Turnover - Last 1 Year

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 15 of 16 May 22, 2024 by MICHAEL HEDDLE (78672)

Terms and Conditions

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.

69 WINSLOW WAY, STONEY CREEK | PIN 170971509

Report Generated On GeoWarehouse Client Report | Page 16 of 16 May 22, 2024 by MICHAEL HEDDLE (78672)

APPENDIX F: Market Conditions

OUTSTANDING MARKET REVIEW

Our goal is to ensure that our aggressive and ‘dialled-in’ marketing plan get the most exposure of your property listing in front of serious qualified purchasers. It’s important for us to keep communication open with you and routinely review the market conditions and our marketing efforts.

MARKET CONDITIONS

The conditions of the macro and micro markets surrounding your property are key to understand when offering your property for sale. As your real estate advisors, it’s important for us to make sure that we effectively communicate those conditions with you so that you may be informed.

Months-of-Inventory [M.O.I.]

Determining the current market conditions, and type of market, is key in order to provide professional guidance with the sale of your property. A ‘market intelligence’ tool that illustrates the strength of the market is determining the number of months’ of inventory. This metric identifies the strength of the market be indicating market demand. Typically:

“Seller’s Market” is identified as between 0-4 months’ of inventory.

“Balanced Market” is typically represented by 4-6 months of inventory.

“Buyer’s Market” is defined as anything over 6+ months of inventory.

The Heddle Group. | www.theHeddleGroup.ca | info@theheddlegroup.ca 4

Search Criteria

Time frame is from Jun 2023 to May 2024

Region is 'Hamilton'

Municipality is 'Stoney Creek (50)'

Property Type is 'Residential'

Transaction Type is 'Sale'

Property Sub Type is 'Freehold'

Results calculated from approximately 700 listings

2024-05-22, 10:09 PM Matrix Page 1 of 1 https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=H4sIAAAAA…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=

Search Criteria

Time frame is from Jun 2023 to May 2024

Region is 'Hamilton'

Municipality is 'Stoney Creek (50)'

Property Type is 'Residential'

Transaction Type is 'Sale'

Property Sub Type is 'Freehold'

Results calculated from 323 listings

2024-05-22, 10:10 PM Matrix Page 1 of 1 https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=H4sIAAAAA…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=

Search Criteria

Time frame is from Jun 2023 to May 2024

Region is 'Hamilton'

Municipality is 'Stoney Creek (50)'

Property Type is 'Residential'

Transaction Type is 'Sale'

Property Sub Type is 'Freehold'

Results calculated from 323 listings

2024-05-22, 10:10 PM Matrix Page 1 of 1 https://matrix.rahb.ca/Matrix/Stats/StatsPrint.aspx?c=H4sIAAAAA…GNoYXJ0LXR5cGUxPSJTcGxpbmUiIGNoYXJ0LXR5cGUyPSJDb2x1bW4iIC8(&t2=