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American Homeowner Preservation 635

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					                  Integrated Asset Services, LLC
                  4600 South Syracuse Street, Suite 800 Denver, CO 80237
                                                                                                                     BROKER PRICE OPINION
                  Phone (303)770-1976      Fax (303) 793-0769                                                       Exterior Inspection           Interior Inspection


 Property Address: 635 S SUMMIT                                                                                     IAS Order #:        1446617
 City, State, Zip:       BARRINGTON, IL 60010                                                                       Project ID:         AHP042011
 Loan:                   635                                                                                        Mortgagor:          UNKNOWN,
 2nd Loan/Client #:      AmericanPres                                                                               Investor #:


SUBJECT PROPERTY                                   Occupancy Status:                 VACANT           OCCUPIED                        Property Appears Secure?            YES             NO
                         Currently                                                                            Date Last   Last Sold     Previous Previous List                         Taxes
       Location                                  Current List Broker                 List Broker Phone                                                                Taxes
                          Listed                                                                                Sold       Amount       List Date  Amount                            Delinquent

       Suburban                NO                                                                                                                                  $4,644.00     $0.00

       APN#:      01-01-214-015                                                Special Assessments:         $0.00

Subject Comments:
Please see the subject comments addendum page.



HOA Name:         none                                       HOA Fees:   $0.00                    HOA Assessments:          $0.00                        HOA Frequency:

Property Info             Subject                  Sold Comp 1            Sold Comp 2             Sold Comp 3              Listed Comp 1            Listed Comp 2          Listed Comp 3
Address                   635 S SUMMIT             245 w russell          414 washington          506 grove                1208 grove               443 june ter           639 division

Zip                       60010                    60010                   60010                  60010                    60010                    60010                  60010

Proximity                                          0.00 Mile               0.00 Mile              0.00 Mile                0.00 Mile                0.00 Mile              0.00 Mile
Subdivision               barrington village       village                 village                village                  village                  village                village

MLS Number                                         07672599                07680501               07725432                 07595530                 07327738               07706816

Data Source               MLS                      MLS                     MLS                    MLS                      MLS                      MLS                    MLS

Sale Type                                          Fair Market             REO                    Fair Market              Fair Market              Fair Market            Fair Market

Orig List Date                                     11/07/10                11/18/10               02/05/11                 07/30/10                 09/17/09               01/10/11
Orig List Price                                    $629,000                $700,000               $725,000                 $799,900                 $600,000               $675,000
Current List Date                                                                                                          04/21/2011               04/21/2011             04/21/2011
Current List Price                                                                                                         $623,000                 $650,000               $659,000
Sale Date                                          03/31/11                03/04/11               03/08/11
List Price at Sale                                 $629,000                $700,000               $725,000

Sale Price                                         $600,000                $635,000               $660,000

Seller Concessions                                 $0.00                   $0.00                  $0.00

DOM (Curr / Total)        /                        71 / 71                 82 / 82                3/3                      48 / 266                 147 / 582              7 / 102

Num of Units              1                        1                       1                      1                        1                        1                      1

PropertyType              Single Family Detached Single Family Detached Single Family Detached Single Family Detached Single Family Detached Single Family Detached Single Family Detached

Property Style            2S                       2-story                 2-story                2-story                  2-story                  2-story                2-story

Condition                 Good                     Good                    Good                   Good                     Good                     Good                   Good

Year Built                2008                     1910                    2007                   1902                     2002                     2009                   1950

Lot Size                  6100.00 Sq.Ft.           8100.00 Sq.Ft.          8700.00 Sq.Ft.         10400.00 Sq.Ft.          11100.00 Sq.Ft.          8000.00 Sq.Ft.         7000.00 Sq.Ft.

Above Grade Room Count    3/3/0/1                  4/2/0/2                 4/3/0/0                4/2/0/1                  4/2/0/1                  4/2/0/1                5/4/0/0

Gross Living Area         2567                     2245                    2900                   3200                     2200                     3200                   3000

Basement                  Yes                      Yes                     Yes                    Yes                      Yes                      Yes                    Yes

Basement (% fin)          100                      100                     100                    100                      0                        100                    100

Price per sq ft                                    $267.26                 $218.97                $206.25                  $283.18                  $203.13                $219.67

Garage/Carport            2 Garage - Detached      3 Garage - Detached     2 Garage - Attached    2 Garage - Detached      2 Garage - Detached      2 Garage - Attached    2 Garage - Detached

Fireplace                 1                        1                       1                      1                        1                        1                      1

Pool                      No                       NO                      NO                     NO                       NO                       NO                     NO

View Type                 Neighborhood             Neighborhood            Neighborhood           Neighborhood             Neighborhood             Neighborhood           Neighborhood

Inferior/Superior                                  Inferior                Superior               Superior                 Inferior                 Superior               Superior
                 Please see the comments addendum page.
Sale 1
Comments

                 Please see the comments addendum page.
Sale 2
Comments

                 Please see the comments addendum page.
Sale 3
Comments


                 Please see the comments addendum page.
Listing 1
Comments

                 Please see the comments addendum page.
Listing 2
Comments

                 Please see the comments addendum page.
Listing 3
Comments

NEIGHBORHOOD DATA:
 Neighborhood Value Trend:                   Improving        Stable                Declining      Monthly rate (%) of change?      1.33    # months for Value trend change   12
 Neighborhood Pride of Ownership:                Excellent          Good                Fair        Poor      New Construction in area?      No

 Average Marketing Time of Comparable Listings:               316                                              Average Marketing Time of Comparable Sales:        52

 Price Range of Competing Properties:              $600,000     to         $715,000                          Number of Competing Listings in Neighborhood:         4
 Predominate Value for Immediate Area:             $400,000
 Describe any negative neighborhood factors that will detract from subject:
 none
 Economic outlook for region/subject's market:
 Stable

 Rent Control:           Yes              No

 Comments:

 none

MARKETABILITY OF SUBJECT:

 Number of REO/Short Sale properties in the subjects market                    7                 Number of REO/Short Sale properties on the subject's block   0
 Is the presence of REO/Short Sale properties in the subject's market adversely affecting overall values?            Yes

 Average marketing time for lender owned properties in subject's market                52

 In the subject's market, what is the average % discount required to sell a lender owned property compared to a comparable non-lender owned property?             15.00

 * Will this property be a problem for resale? If so, why?:
 not if priced aggressively
 Indicate any financing subject will NOT qualify for:
 none

 Most likely buyer:     Owner Occupant
 Explain any functional/economic obsolescence:

 high unemployment and strict lending policies may lead to high market time

PROPERTY COMMENTS AND FEATURES

 Please Describe Any Negative Features or Condition of the Property:

 none


 Please Describe Any Positive Features or Condition of the Property:

 the subject and subdivision contain great curb appeal and is very desirable



REPAIRS
 Does Property have any damage that may qualify as an Insurance claim ?                     No        Description:         none

                       Insurance Repairs Estimated Amount and Description:                  $0        none

                          Interior Repairs Estimated Amount and Description:

                          Exterior Repairs Estimated Amount and Description:                $0        none

                         Updates Needed Estimated Amount and Description:                   $0        none

                                                                    Total Repairs
BROKER COMMENTS REGARDING VALUE CONCLUSION:
both sold comps #2 and #3 represent price ceilings for the subject due to both being larger in living space.both are just as updated as the subject with similar ammenities.all comparable
properties included in this report have been updated in the last 10 years despite the mls suggested age.anything above 700k includes new constructions with living space of up to 4500.the
suggested sale price in this report represents the highest values in the barrington village.




VALUE CONCLUSION:

                                                                                                       90-120 DAY MARKET TIME
                                                           AS-IS Sale Strategy                                          REPAIRED Sale Strategy                                    ESTIMATED LAND ONLY VALUE
    RECOMMENDED LIST PRICE:                                          $645,000                                                          $645,000                                                         $8,000
     ANTICIPATED SALE PRICE:                                         $635,000                                                          $635,000

                      30 DAY QUICK SALE MARKET TIME                                                                                    OTHER VALUES
                                    Quick Sale Strategy                                                                                                                                                         Recommended Sales Strategy:
     RECOMMENDED LIST PRICE:                                       $575,000                               6 MONTH FUTURE VALUE:                                             $585,982                                   AS IS                REPAIRED
     ANTICIPATED SALE PRICE:                                       $565,000                               FAIR MARKET RENT VALUE:                                                $0

      "Future Value is a calculation based on Brokers' ASP Price and Monthly Rate % of change. This does not represent a prediction or determination of future value, it merely displays a possible value if the area market trend were to continue."




QC COMMENTS:
Although some market data presented falls outside generally accepted guidelines, the agent has adequately justified its use and the value conclusion is reasonable and supported.




 Broker Signature: ADAM CARLSON                                                                                         BPO Date:            04/22/2011                                                  IAS Order #:          1446617

  Broker Company: ULTIMATE REALTY INC. (815)566-0518                                                                                                                                                               Loan:       635

 Property Address:           635 S SUMMIT

                                           NOTE: This report is meant to be a Broker's Opinion of Value ONLY and is not to be construed as an appraisal.
 SUBJECT PROPERTY COMMENTS ADDENDUM:
 the subject is an updated construction located in the heart of barrington village.it is in good condition and was on the market as recently as 2008
when its listing was cancelled twice.the subject was originally built in the 1950's and has been completely updated.it has great curb appeal and all
comparable properties used in this report reflect the same attributes. I set out to find sold reo comps.there are none as far as up to 3 miles and at
that point values outside of the village are completely different. sold #2 is the only reo that is similar to the subject and that sold for more than the
fair market price of sold #1.due to the recent updates of the subject and comparables to it, they are in good standing because they are still under
the ownership of the original owner who made the updates or the investor.


 COMP LISTING # 1 COMMENTS ADDENDUM:
located within the subjects subdivision and shares similar appeal.contains similar square footage,bed count, and age as well. has been updated
just as the subject. MLS: Victorian Multi Level Barrington Village Home. A Must see, even Larger than it appears. Features: Gourmet Kitchen
with eating area, Luxury Master Suite offering a sitting room/office, fireplace, terrific spa bath, there’s a bonus room between the 1st & 2nd level
could be 4th bedroom, 3rd level loft area could be 5th bedroom, amazing backyard with custom stone decking and paths, english lower level, wrap
around porch.

 COMP LISTING # 2 COMMENTS ADDENDUM:
located within the subjects subdivision and shares similar appeal.property has been updated just as the subject and is similar style and bed
count.comp is larger in living space. MLS: PRICED TO GO !*stunning* IN VILLAGE *NEW CONSTRUCTION* PRAIRIE STYLE BRICK &
STONE FRONT, ABOUT 3200 SQ FT, GOURMET KITCHEN W/GRANITE AND ISLAND, S/S APPLIANCES (BLUE STAR/BOSCH) , 9' BSMT W/
ROUGH PLUMBING (4TH BATH), ALL 4 BRS W/WIC. HARDWOOD ON 1ST FL. CSTM MLDGS,SUNROOM OFF KITN!! 2STY FOYER & LOFT!
CSTM SLATE FP, WALK TO TOP SCHOOLS, PARKS,LIBRARY,TRAIN & SHOPPING. LRG FNCD YD!(

 COMP LISTING # 3 COMMENTS ADDENDUM:
located within the subjects subdivision and shares similar appeal.comp is larger in living space and bed count.comp was totally updated in the last
3 years just as the subject. MLS: Charming 5BR, 4BA village home w/beautiful courtyard. Features private 1st floor suite, ideal in-law
arrangement/office. Upgraded kitchen w/granite countertops & commercial grade appliances, adjoining family room w/custom built-ins. 2nd floor
features MBR w/vaulted ceilings, stone fireplace & private bath. Full finished BSMT w/fireplace, separate media/game room & full bath. Offers
convenience to train, schools

 COMP SALES # 1 COMMENTS ADDENDUM:
located within the subjects subdivision and shares similar appeal.although comps age is older, it has been compeletly redone and updated.comp is
smaller in living space but similar in construction. MLS: Gorgeous village home with incredible curb appeal, vintage charm & modern amenities.
Hardwood floors in the majority of the house & so many custom details throughout. Spacious room sizes. Large eat-in kitchen covered in windows
overlooking light and bright family room with stone wood burning fireplace. French doors out to deck and back yard. Finished basement with bath.
Huge 3 car garage. This home is one of a kind

 COMP SALES # 2 COMMENTS ADDENDUM:
located within the subjects subdivision and shares similar appeal.comp is larger in living space but similar in construction. MLS: Well Priced
Newer Construction in Village. Amazing Attention to Details: Dramatic Moldings, Hardwood Floors w/ Cherry In Lays, Archways, Designer Baths.
Gourmet Kitchen opens to Vaulted Great Room. Fenced Yard w/ Deck and Fireplace.Additional Basement Bath Roughed In. GREAT CONDITION!
Many More Extras. Super Location. Walk To Everything. Not Your Typical Bank Owned Property! Original Price $979,900

 COMP SALES # 3 COMMENTS ADDENDUM:
located within the subjects subdivision and shares similar appeal.comp has been updated and redone.comp is larger in living space and contains a
larger, full finished basement. MLS: INCOMPARABLE VILLAGE HOME REMODELED & EXPANDED! MAPLE FLOORING T/O 1ST FLR!
MAPLE/GRANITE KITCHEN! WALKIN PANTRY! EXPANSIVE LIVING ROOM! 1ST FLOOR STUDY & LAUNDRY! MASTER BEDRM SUITE
W/SITTING RM, LUXURY BATH & HUGE WALKIN! FINISHED 3RD FLR W/EXPANSIVE 4BR! BRAND NEW SCREENED PORCH
OVERLOOKING PROFESSIONALLY LANDSCAPED YARD! NEWER 2.5 CAR GARAGE! GREAT LOCATION ON A PRESTIGIOUS STREET
WALKING DISTANCE TO EVERYTHING!
                                                              BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: Subject




Description: Subject
                                                              BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: Subject




Description: Subject
                                                              BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: Side View




Description: Side View
                                                              BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: Side View




Description: Side View
                                                              BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: Side View




Description: House Number Verification
                                                                                   BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: StreetView




Description: CompListing1                Address: 1208 grove,barrington IL 60010
                                                                                     BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       SUM635
Loan Number:      635
Address:          635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: CompListing2                Address: 443 june ter,barrington IL 60010




Description: CompListing3                Address: 639 division,barrington IL 60010
                                                                                      BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      SUM635
Loan Number:     635
Address:         635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: CompSale1                  Address: 245 w russell,barrington IL 60010




Description: CompSale2                  Address: 414 washington,barrington IL 60010
                                                                                 BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      SUM635
Loan Number:     635
Address:         635 S SUMMIT, BARRINGTON, IL 60010 (LAKE)

Description: CompSale3                  Address: 506 grove,barrington IL 60010
Map




                                               Order Number:          SUM635
                                               Loan Number:           635


                                                                Subject Property:
                                                                     635 S SUMMIT
                                                                BARRINGTON, IL 60010
                                               Distance from Subject to Broker Office: 0.4942329739 Miles

                                                              ~Distances not Guaranteed~
                                               Based on MapQuest's accuracy & ability to locate addresses.



      Comp. Listing 1:                                                                                       Closed Sale 1:
      1208 grove                                                                                             245 w russell
      barrington, IL 60010                                                                                   barrington, IL 60010
      Dist. From Subject: 0.7222849614 Miles                                                                 Dist. From Subject: 0.4696759853 Miles


      Comp. Listing 2:                                                                                       Closed Sale 2:
      443 june ter                                                                                           414 washington
      barrington, IL 60010                                                                                   barrington, IL 60010
      Dist. From Subject: 0.5506557439 Miles                                                                 Dist. From Subject: 0.6063993052 Miles


      Comp. Listing 3:                                                                                       Closed Sale 3:
      639 division                                                                                           506 grove
      barrington, IL 60010                                                                                   barrington, IL 60010
      Dist. From Subject: 0.0892823797 Miles                                                                 Dist. From Subject: 0.2324903412 Miles

				
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posted:4/27/2011
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Description: AHP BPO