#24-39 Pinewoods Dr Comparable Market Analysis Hamilton
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3
Tuesday, June 29, 2021
Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis.
Active Listings Address 39 PINEWOODS Drive #24 39 Pinewoods Drive #5, Stoney Creek
Price
$629,900 $629,900
Averages:
3 3.0
1 1.1
SqFt
$/SqFt
List Date
1,050 1,050
$599.90 $599.90
06/17/2021
SqFt
$/SqFt
Sale Date
1,248 1,050 1,457 1,460 1,463 1,336
$406.26 $576.19 $444.06 $462.33 $471.63 $472.09
04/30/2021 06/04/2021 04/28/2021 06/06/2021 04/28/2021
Sold Listings Address 39 PINEWOODS Drive #24 12 WHITEDEER Road #25, Stoney Creek 39 PINEWOODS Drive #39, Stoney Creek 174 Highbury Drive #17, Stoney Creek 348 HIGHLAND Road W #12, Stoney Creek 346 HIGHLAND Road W #24, Stoney Creek Averages:
Price
$507,007 $605,000 $647,000 $675,000 $690,000 $624,801
3 3 3 3 4 3.2
1 1 2 2 3 1.9
Low
Median
Average
High
Count
Comparable Price
$507,007
$638,450
$625,651
$690,000
6
Adjusted Comparable Price
$507,007
$624,750
$608,985
$662,500
6
On Average, the 'Sold' status comparable listings sold in 19 days for $624,801
Researched and prepared by Michael Heddle
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3 Tuesday, June 29, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property Details 39 PINEWOODS Drive #24 39 Pinewoods Drive #5 H4109954 H291128 MLS® # Stoney Creek Stoney Creek City Residential Residential Prop Type Condominium Condominium Sub Type Sale Sale Trans Type Active Status Hamilton Hamilton Region Stoney Creek (50) Stoney Creek (50) Munic/Area Leckie Park / Highland (504) Nbrhd/Sub-Area Leckie Park / Highland (504) 3 3 Beds 1.1 1.1 Baths Total 6 5 # Rooms Full - Fully Finished Full Basement 06/17/2021 07/27/2008 List Date $629,900 $185,900 List Price 8/29/2008 Sale Date $183,500 Sale Price 2 Parking Spaces 1 1 spaces / Built-In 1spaces / Garage less than .50 Acres/Range 1,050 Sqft Total/Rng Lot Frontage 2004 / 16-30 Years Year Built/Age - / 0-5 Years $2,632 / 2021 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey 2 Storey Style/Type
Price Total Adjustments Adjusted Price
Adjust
Details
Adjust
12 WHITEDEER Road #25 H4103140 Stoney Creek Residential Condominium Sale Sold Hamilton Stoney Creek (50) Leckie Park / Highland (504) 3 1.1 6 Full - Partially Finished 04/08/2021 $499,900 04/30/2021 $507,007 2 1 spaces / Attached 1,248 0 - / 16-30 Years $3,006 / 2021 Gas Forced Air 2 Storey
$629,900 $0 $629,900 Researched and prepared by Michael Heddle
$507,007 $0 $507,007 Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3 Tuesday, June 29, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property Details 39 PINEWOODS Drive #24 39 PINEWOODS Drive #39 H4108079 H291128 MLS® # Stoney Creek Stoney Creek City Residential Residential Prop Type Condominium Condominium Sub Type Sale Sale Trans Type Sold Status Hamilton Hamilton Region Stoney Creek (50) Stoney Creek (50) Munic/Area Leckie Park / Highland (504) Nbrhd/Sub-Area Leckie Park / Highland (504) 3 3 Beds 1.1 1.1 Baths Total 5 5 # Rooms Full - Unfinished Full Basement 05/28/2021 07/27/2008 List Date $399,777 $185,900 List Price 06/04/2021 8/29/2008 Sale Date $605,000 $183,500 Sale Price 2 Parking Spaces 1 1 spaces / Built-In 1spaces / Garage less than .50 Acres/Range 1,050 Sqft Total/Rng 21 Lot Frontage 2004 / 16-30 Years Year Built/Age - / 0-5 Years $2,516 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey 2 Storey Style/Type
Price Total Adjustments Adjusted Price
Adjust
Details
Adjust
174 Highbury Drive #17 H4104231 Stoney Creek Residential Condominium Sale Sold Hamilton Stoney Creek (50) Leckie Park / Highland (504) 3 2.1 8 Full - Partially Finished 04/21/2021 $649,900 04/28/2021 $647,000 2 1 spaces / Attached
-25,000
1,457 0 1998 / 16-30 Years $3,148 / 2020 Gas Forced Air 2 Storey
$605,000 $0 $605,000 Researched and prepared by Michael Heddle
$647,000 $-25,000 $622,000 Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3 Tuesday, June 29, 2021
CMA Price Adjustments This page outlines the subject property versus comparables properties.
Subject Property Details 39 PINEWOODS Drive #24 348 HIGHLAND Road W #12 H4105170 H291128 MLS® # Stoney Creek Stoney Creek City Residential Residential Prop Type Condominium Condominium Sub Type Sale Sale Trans Type Sold Status Hamilton Hamilton Region Stoney Creek (50) Stoney Creek (50) Munic/Area Felker (502) Nbrhd/Sub-Area Leckie Park / Highland (504) 3 3 Beds 2.0 1.1 Baths Total 7 5 # Rooms Full - Fully Finished Full Basement 04/27/2021 07/27/2008 List Date $649,850 $185,900 List Price 06/06/2021 8/29/2008 Sale Date $675,000 $183,500 Sale Price 2 Parking Spaces 1 1 spaces / Attached 1spaces / Garage less than .50 Acres/Range 1,460 Sqft Total/Rng 0 Lot Frontage 2001 / 16-30 Years Year Built/Age - / 0-5 Years $3,279 / 2020 Taxes/Tax Year Total # Units Gas Gas Heat Source Forced Air Forced Air Heat Type Air Conditioning Yes / Central Air 2 Storey 2 Storey Style/Type
Price Total Adjustments Adjusted Price
Adjust
Details
Adjust
346 HIGHLAND Road W #24 H4103246 Stoney Creek Residential Condominium Sale Sold Hamilton Stoney Creek (50) Trinity (503) 4 -12,500 3.0 8 Full - Fully Finished - Walk-Up 04/09/2021 $669,999 04/28/2021 $690,000 2 1 spaces / Attached
-25,000 -37,500
1,463 0 1997 / 16-30 Years $3,496 / 2020 Gas Forced Air 2 Storey
$675,000 $-12,500 $662,500 Researched and prepared by Michael Heddle
$690,000 $-62,500 $627,500 Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3
Tuesday, June 29, 2021
Minimums and Maximums This page summarizes key fields of the listings in this analysis.
The listings in this analysis can be summarized as follows: Listing Price between $399,777 and $669,999 Sale Price between $507,007 and $690,000 1,050 to 1,463 Square Feet $380.74 to $599.90 per Square Foot $406.26 to $576.19 per Sold Square Foot
Researched and prepared by Michael Heddle
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, Ontario
Tuesday, June 29, 2021
Number of Days On Market This chart illustrates the level of excitement and interest in a new listing over time. It also demonstrates the importance of pricing correctly. When a property is first listed, it generates a very high level of interest from prospective buyers, which reduces dramatically over time. It is important to be priced correctly from the beginning, during the peak of this curve.
Days On Market 40
Days On Market
35 30 25 20
DOM
15 10 5
40 H
41
03 1
46 H
41
03 2
31 H
41
04 2
70 H
41
05 1
79 08 0 41 H
H
41
09 9
54
0
MLS® #
Researched and prepared by Michael Heddle
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, Ontario
Tuesday, June 29, 2021
CMA Map Layout This page displays the Map for the CMA Subject and your comparables .
1 2 3 4 5 6
Researched and prepared by Michael Heddle
39 PINEWOODS Drive #24, Stoney Creek 39 Pinewoods Drive #5, Stoney Creek 39 PINEWOODS Drive #39, Stoney Creek 348 HIGHLAND Road W #12, Stoney Creek 174 Highbury Drive #17, Stoney Creek 346 HIGHLAND Road W #24, Stoney Creek 12 WHITEDEER Road #25, Stoney Creek
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, Ontario
Tuesday, June 29, 2021
List Price and Sale Price This graph illustrates the list price, along with the sale price in Sold listings.
Price Graph 700K 600K 500K
Price
400K List Price Sale Price
300K 200K 100K
40 H
41
03 1
46 H
41
03 2
31 H
41
04 2
70 H
41
05 1
79 08 0 41 H
H
41
09 9
54
0K
MLS® #
Researched and prepared by Michael Heddle
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3
Tuesday, June 29, 2021
Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Status: Active MLS® # H4109954
List Date
Address
06/17/2021
39 Pinewoods Drive #5
Prop Sub Type Condominium
Averages:
SqFt
Bds
Bth
L Price
1,050
3
1.1
$629,900
12
1,050
3.0
1.1
$629,900
12
SqFt
Bds
Bth
L Price
S Price
$399,777
$605,000
151.3
7
S Price
SP/LP
DOM
Status: Sold Sale Date
Address
H4108079
06/04/2021
39 PINEWOODS Drive #39
Condominium
1,050
3
1.1
H4103140
04/30/2021
12 WHITEDEER Road #25
Condominium
1,248
3
1.1
$499,900
$507,007
101.4
22
H4105170
06/06/2021
348 HIGHLAND Road W #12
Condominium
1,460
3
2.0
$649,850
$675,000
103.9
40
H4104231
04/28/2021
174 Highbury Drive #17
Condominium
1,457
3
2.1
$649,900
$647,000
99.6
7
H4103246
04/28/2021
346 HIGHLAND Road W #24
Condominium
1,463
4
3.0
$669,999
$690,000
103.0
19
1,336
3.2
1.9
$573,885
$624,801
111.8
19
MLS® #
Prop Sub Type
Averages:
SP/LP
DOM
Summary Avg $ Per SqFt
Median
Low
Active
Status
Total 1
Avg Price $629,900
$599.90
$629,900
$629,900
$629,900
12
Sold
5
$624,801
$472.09
$647,000
$507,007
$690,000
19
Total
6
$625,651
$493.40
$638,450
$507,007
$690,000
18
Researched and prepared by Michael Heddle
High
Avg DOM
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, L8J 3Z3
Tuesday, June 29, 2021
Pricing Recommendation General Facts About Pricing... There are certain factors that are within our control and some factors beyond our control when it comes to setting the price. Those factors within our control are: the appearance of the property, how aggressively we market the property and the price. Factors outside our control are: location of property, size and local amenities. It's important to accept those factors that are beyond our control and focus on the pricing and preparation. A property priced at market value will attract more buyers than a home priced above market value. Consider that a competitively priced property will also attract a greater number of potential buyers and increase your opportunity for a quick sale.
Market Statistics... Sell Price Per Sq. Ft. Statistics
Sell Price Statistics Average Price:
$604,800
Average Price/Sq Ft:
$458
High Price:
$662,500
High Price/Sq Ft:
$576
Median Price:
$622,000
Median Price/Sq Ft:
$429
Low Price:
$507,000
Low Price/Sq Ft:
$406
Figures are based on selling price after adjustments, and rounded to the nearest $100.
Summary... After analyzing your property, comparable properties on the market now, recent sales and comparable properties that failed to sell, I conclude that in the current market, your property is most likely to sell for .
Researched and prepared by Michael Heddle
Royal LePage State Realty
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 2021.
39 PINEWOODS Drive #24 Stoney Creek, Ontario
Tuesday, June 29, 2021
Market Analysis Explanation This is an explanation and overview of this market analysis.
This Comparative Market Analysis will help to determine the correct selling price of your home. Ultimately, the correct selling price is the highest possible price the market will bear. This market analysis is divided into three categories: 1. Comparable homes that are currently for sale 2. Comparable homes that were recently sold 3. Comparable homes that failed to sell Looking at similar homes that are currently offered for sale , we can assess the alternatives that a serious buyer has from which to choose. We can also be sure that we are not under pricing your home. Looking at similar homes that were sold in the past few months, we can see a clear picture of how the market has valued homes that are 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 for you , analyzing homes similar to yours. The aim of this market analysis is to achieve the maximum selling price for your home, while being able to sell your home within a relatively short period of time.
Researched and prepared by Michael Heddle
Royal LePage State Realty
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 2021.
APPENDIX A: MPAC Assessment vs. Market Sale Price
APPENDIX A - MPAC Assessment vs. Market Sale Price Status Subject Sold Sold Sold Sold Sold Sold
Unit 24 5 25 39 1 12 24
Address 39 Pinewoods Dr. 39 Pinewoods Dr. 12 Whitedeer Rd. 39 Pinewoods Dr. 174 Highbury Dr. 348 Highland Rd. W 346 Highland Rd. W
MPAC $ $ $ $ $ $ $
Sale Price 238,000 238,000 276,000 231,000 282,000 301,000 321,000
$ 507,007 $ 605,000 $ 647,000 $ 675,000 $ 690,000 AVERAGE
% Difference
83.70% 161.90% 129.43% 124.25% 114.95% 122.85%
Based on an analysis of the average MPAC assessment value versus the market sale price of comparable properties, the estimated "market" value of the subject property is: Average $ 530,379 Range $ 623,333 to NOTE: * denotes properties included in the "Direct Comparison Approach".
$
511,589
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 Land Value: 33.00 Front Ft @ Actual Age: Effective Age:
0
$
-
7 years 7 years
Improvements: Building Basement Garage Landscaping
1050 Sq. ft. 0 *Sq. ft.
@ @ @
Cost New Depreciation @ 5% $ 495,600.00 $ 23,128.00 $ $ $ $ $ $ Total Current Value of All Improvements $472 $100 $60
Indicated Value by the Cost Approach Value Rounded to
Current Value $ 472,472.00 $ $ $ $ 472,472.00
$ 472,472.00 $ 472,472.00 $ 475,000.00
* estimate square footage The cost approach value has a minimal value in terms of deriving market value since the Land Value is a difficult value to derive based on comparable available market values in the area. Thus, this method of deriving value is only presented for the purpose of an alternative analytical tool used inorder to provide "actual" statistical information regarding the subject property. Furthermore, it is noted that this method of deriving value is not an accuarate representation of "market" value and the "Direct Comparison Approach to Value" illustrates a more accurate representation of value. The information contained herein is provided for analytical purposes only and Royal LePage State Realty, Brokerage makes NO representations and/or warranties regarding the accuracy of this information and the relationship between this information and true market value.
APPENDIX C: Sale Price vs. Market Change
APPENDIX C - Sale Price vs. Market Change
Monthly
Average Sale Value Median Sale Value
$ $
Aug-08 271,154.00 245,000.00
$ $
876,715.00 840,000.00
% Change 223.33% 242.86%
Annual
Average Sale Value Median Sale Value
$ $
YTD 2008 259,549.00 250,779.00
$ $
YTD 2021 841,941.00 805,136.00
% Change 224.39% 221.05%
Subject Property #24-39 Pinewoods Dr.
$
Sale Price 183,500.00
Monthly Annual
May-21
Adjusted Value (vs. Average) Adjusted Value (vs. Median) Adjusted Value (vs. Average) Adjusted Value (vs. Median)
$ $ $ $
593,305.66 629,142.86 595,248.58 589,134.08
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: Estimate of Value: $ 601,708 Estimate of value (Range): $ 589,134 to $ 629,143 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.
APPENDIX D: CREA Home Price Index [HPI]
GeoWarehouse AVM Enhanced Residential Report Property Address
39 PINEWOODS DR UNIT 24
Municipality
HAMILTON CITY
Real Time Market Value (AVM)
$ 513,000
Valuation Date (yyyymmdd)
20210630
Lower Confidence Limit
$ 446,000
Upper Confidence Limit
$ 596,000
Confidence Rating (H=High, M=Medium, L=Low)
M
Property Type
370 - Residential Condominium
Year Built
2004
Total Area (Above Grade) (sq ft)
1050
Basement Finished Area (sq ft)
0
Number of Bedrooms
3
Number of Full Bathrooms
1
Number of Half Bathrooms
1
Frontage (ft)
62.5
Depth (ft)
73.23
Site Area
4577 F
Generated on 06/29/2021
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. Page 1 of 1
APPENDIX E: Geowarehouse Enhanced Report
Client Report Generated on 2021
This report was prepared by:
24 - 39 PINEWOODS DR STONEY CREEK PIN 183700024
MICHAEL HEDDLE SALES REPRESENTATIVE mikeheddle@royallepage.ca www.mikeheddle.ca
ROYAL LEPAGE STATE REALTY Office: (905)574-7441 Fax: (905)662-2227
GeoWarehouse is a product of Teranet Real Estate Information Solutions
© 2021 Teranet Inc.
24 - 39 PINEWOODS DR
| PIN 183700024
Property Details GeoWarehouse Address:
24 - 39 PINEWOODS DR STONEY CREEK L8J3Z3 PIN:
183700024
Land Registry Office:
HAMILTON WENTWORTH (62)
Land Registry Status:
Active
Registration Type:
Certified (Land Titles)
Ownership Type:
Condo
Report Generated On Jun 29, 2021 by MICHAEL HEDDLE (78672)
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| PIN 183700024
Condo Details *Selected Property
Condominium Corporation
Related Units
WENTWORTH STANDARD CONDOMINIUM CORPORATION NO. 370
Type
Level
Unit
Suite
1
24
Common Name:
Highland Park
Condo Declaration Registration Date:
Apr 13, 2005
Suite Number:
24
PIN 183700024
Lot Size Area:
178400.88 sq.ft
Perimeter:
2014.44 ft
Measurements:
274.7ft x 22.92ft x 91.74ft x 106.93ft x 8.43ft x 8.43ft x 8.43ft x 13.69ft x 5.25ft x 1.25ft x 25.0ft x 73.98ft x 172.29ft x 98.64ft x 32.88ft x 92.06ft x 153.88ft x 374.08ft x 450.34ft 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.
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Assessment Information ARN Phased-In Value
Assessed Value
$238,000
$238,000
2021 Tax Year
Based on Jan 1, 2016
251800385025535
Frontage: Depth:
62.5 ft 73.23 ft
Description:
Residential Condominium
Property Code:
370
Sales History Sale Date
Sale Amount Type
Nov 18, 2008
$183,500
Transfer
Jun 30, 2006
$166,000
Transfer
Jan 21, 2005
$153,227
Transfer
Notes
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Demographics
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Dominant Market Group
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Dominant Market Group
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24 - 39 PINEWOODS DR
| PIN 183700024
Comparable Sales Data Not Available
Area Heat Maps Average Sales Heat Maps - Last 1 Year Block
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24 - 39 PINEWOODS DR
| PIN 183700024
Growth Rate Heat Maps - Last 5 Years Block
Market Turnover Heat Maps - Last 1 Year Block
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24 - 39 PINEWOODS DR
| PIN 183700024
Historical Market Trends Average Sale Values and Growth Rates
Market Turnover Rates
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24 - 39 PINEWOODS DR
| PIN 183700024
Market Statistics Area Map Average Sales Price - Last 1 Year
$451,750
$668,702 Municipality
Block
Growth Rate - Last 5 Years
Market Turnover - Last 1 Year
5 Year Analysis Up and Coming - This area has proven more affordable than many areas of the municipality, and has seen property prices grow 18.7% higher than the average municipal growth. Worth investigating for investment potential.
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24 - 39 PINEWOODS DR
| PIN 183700024
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APPENDIX F: Market Conditions