3-541 68th PL-BPO

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3-541 68th PL-BPO Powered By Docstoc
					                                                       9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID       38331179                                          Loan Number              326
                                                                 Client Project ID        GMAC2OCT2010
Client Provided Data
Client    VERTICAL FINANCIAL GROUP                                     Loan #          326
Branch    IRVINE,CA                                                    Attention       DAVIS, JUDY
Fax/Email Judy@verticalmtg.com                                         Borrower        MOORE, AUBREY S
Address 541 68TH PL N                                                  Property type   Single Family Dwelling
City      BIRMINGHAM                                                   State/Zip       AL      35206
Completed by: Rice, Sherrina                                           Company:        Austin Rice Real Estate Services Llc. Phone #: (205)413-6026
                                                                                                                             dba Charity First

Neighborhood Information
Neighborhood Type                 Suburban                             Property Values                       Depreciating
Price Range                       $7,900-$20,000                       Vandalism/vacant properties           Y
Marketing time (days)             30                                   Market trend (Appr/Depr %)            -1
Predominant Occupancy             Owner
Similar Homes Sold Prior Month    2                                    # of Listings in Direct Competition 25
Zoning                            N/A

Subject Property Information
Curb Appeal                Fair                                        Estimate cost to cure deferred maintenance         $3,200
Conformity to neighborhood Appropriate Improvement                     Any adverse influences noted (busy street, etc)    No
Condition                  Fair                                        Market Rent                                        $300
Currently Occupied? Yes/No No                                          If not occupied, is subject secured?               N
Is there a guest house?    No                                          Guest House Sq Ft                                  N/A
Subdivision Name           N/A
Current Listing and Five Year Sale History
Subject currently listed? N           Listed in last 12 mos.?           N               Listing date                           Listing price
MLS # N/A                             Listing Agency N/A                                                                       Agency Phone # N/A

      Previous Sale Price         Previous Sale Date          Buyer                                              Seller




Neighborhood and Subject Property Comments:
Vinyl sided home in fair condition, needs exterior work. To provide similar sized comps age and lot size requirements could not be met on all comps. Home
needs front door, new windows, exterior paint Vinyl sided home in fair condition, needs exterior work None




Comparable Listings
                      Subject                      Listing 1                               Listing 2                             Listing 3
Street Address       541 68TH PL N                8226 Vassar Ave                         741 Vanderbilt St                     125 69th Pl
City                 BIRMINGHAM                   Birmingham                              Birmingham                            Birmingham
State/Zip            AL       35206               AL         35206                        AL         35206                      AL         35206
Data Source                                       MLS 475504                              MLS 479485                            MLS 476757
# Units              1                            1                                       1                                     1
Listing Type                                      Unspecified                             Unspecified                           Unspecified
List Price                                        $15,900                         -1590   $14,900                      -1490    $27,500                 -2750
Original List Price  $0                           $15,900                                 $14,900                               $27,500
Days on Market       N/A                          52                                      9                                     271
Distance (mi)        N/A                          1.67                                0   1.29                             0    0.19                       0
Neigh. Type          Suburban                     Suburban                            0   Suburban                         0    Suburban                   0
Site Size (Ac)       0.14                         0.16                                0   0.2                              0    0.14                       0
View                 No                           No                                  0   No                               0    No                         0
Design               Ranch                        Ranch                               0   Ranch                            0    Ranch                      0
Condition            Fair                         Fair                                0   Fair                             0    Fair                       0
Age (Years)          60                           60                                  0   63                               0    50                         0
Bedrooms             2                            2                                   0   3                            -1000    3                      -1000
Baths                1                            1                                   0   1                                0    1                          0
Living Area (s.f.)   784                          880                                 0   950                          -1700    899                    -1200
Basement/ % Finished None           N/A           None           N/A                  0   None           N/A               0    None           N/A         0
Pool                 No                           No                                  0   No                               0    No                         0
Garage               0                            0                                   0   0                                0    0                          0
Adjusted Values       Net Adj (%)                          -10%                   14310           -28.1%               10710             -18%          22550
                      Gross Adj (%)                         10%                                    28.1%                                  18%


Comments regarding the comparability of listings to the subject specifically addressing their overall similarity (equal/superior/inferior)

Listing #1: Similar sized home with fireplace, eat in kitchen, laundry area, fenced back yard, open patio, porch, REO home.
Listing #2: Larger home with eat in kitchen, laundry area, central heat and air, open patio, porch, foreclosure home.
Listing #3: Little larger home with eat in kitchen, ceiling fans, laundry area, central heat and air, open patio, porch, REO home.
                                                       9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID         38331179                                      Loan Number             326
                                                                Client Project ID       GMAC2OCT2010

 Comparable Sales

                       Subject                    Sale 1                                     Sale 2                            Sale 3
 Street Address       541 68TH PL N              8223 8th Ave                               8700 9th Ct Cir                   7205 Rome Ave
 City                 BIRMINGHAM                 Birmingham                                 Birmingham                        Birmingham
 State/Zip            AL       35206             AL        35206                            AL        35206                   AL        35206
 Data Source                                     MLS 457545                                 MLS 458421                        MLS 457609
 # Units              1                          1                                          1                                 1
 Sale Type                                       Unknown                                    Unknown                           Unknown
 Financing Type                                  Unknown                                    Unknown                           Unknown
 List Price                                      $18,980                                    $12,900                           $14,900
 Sale Price                                      $11,500                                0   $12,700                       0   $14,000                             0
 Sale Date                                       08/02/2010                             0   07/22/2010                    0   04/28/2010                          0
 Days on Market       N/A                        68                                         43                                13
 Distance (mi)        N/A                        1.82                                0      2.35                         0    1.52                              0
 Neigh. Type          Suburban                   Suburban                            0      Suburban                     0    Suburban                          0
 Site Size (acres)    0.14                       0.26                             -500      0.41                     -1000    0.16                              0
 View                 No                         No                                  0      No                           0    No                                0
 Design               Ranch                      Ranch                               0      Ranch                        0    Ranch                             0
 Condition            Fair                       Fair                                0      Fair                         0    Fair                              0
 Age (Years)          60                         62                                  0      56                           0    52                                0
 Bedrooms             2                          2                                   0      3                        -1000    2                                 0
 Baths                1                          1                                   0      1                            0    1                                 0
 Living Area (s.f.)   784                        872                                 0      912                      -1300    980                           -2000
 Basement/ % Finished None           N/A         None          N/A                   0      Unfinished     %         -1000    Unfinished     %              -1000
 Pool                 No                         No                                  0      No                           0    No                                0
 Garage               0                          0                                   0      0                            0    1                                 0
 Adjusted Values       Net Adj (%)                       -4.3%                   11000              -33.9%            8400            -21.4%                11000
                       Gross Adj (%)                      4.3%                                       33.9%                             21.4%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: Similar sized home with eat in kitchen, laundry area, central heat and air, patio, porch, HUD Home
 Sales #2: Little lrger home with eat in kitchen, laundry area, unfinished basement, patio, porch, HUD Home.
 Sales #3: Larger home with eat in kitchen, ceiling fans, laundry area, central heat and air, open patio, porch, foreclosure home.

 RECONCILIATION
 Based upon the description of the subject and the market data presented within the report, LPS Valuation Solutions has derived values based on the following
 market conditions as of: 03/23/2009
                          10/18/2010

QC NOTE: BPO appears to be reliable. The value is based on the subject reported to be in fair condition and in need of repairs. Per the agent photos the
subject appears to be vacant and in need of exterior work. Due to the subject's overall inferior appearance the final reconciled value is placed near the lower
end of the value scale.




                                   Reconciled Market Sale Value               Reconciled Quick Sale Value                 Broker’s Value

 “As Is” Value:
                                  $10,000                                      $6,000                                     $12,900

 “As Repaired” Value:
                                  $13,100                                      $9,100                                     $16,000

 Exterior Repair Addendum

 Item Category                    Cost to Cure       Comments
 Roof                             $0
 Exterior/Siding                  $1,000              paint
 Foundation                       $0
 Construction in Progress         $0
 Outbuildings                     $0
 Yard Maintenance                 $200                maincure lawn
 Other                            $2,000              front door and windows
 Total                            $3,200


Field Expert offers an opinion of value by combining a local broker’s price opinion (BPO), as filtered through LPS’ Field Expert rules-based
valuation model, and scrutinized by an LPS quality-control analyst, along with LPS’ own extensive data, and external research resources.
Information on the subject property is obtained via MLS, county records, personal files, or it may be provided to LPS by the client. In some cases,
information on the subject property may be limited or unavailable. In these instances, the information is provided by the Real Estate Professional's
exterior physical inspection of the subject. The report is based upon data that LPS deems reliable, however, no guarantee or warranty is provided.
LPS does not provide opinions on, nor assume responsibility for the existence of any environmental, structural, or title related defects associated
with the subject property. This analysis and evaluation of an interest in real property for ownership or collateral purposes is
prepared for the above named financial institution to be used for internal purposes only. This document is not an appraisal and
is intended for use only for loan transactions valued at $250,000 or less, as required by Title XI of FIRREA. The agent submitting
this report represents that he/she drove by the subject property and that he/she has no interest in the property.
           
Notwithstanding any preprinted language to the contrary, this opinion is not an
appraisal of the market value of the property. If an appraisal is desired, the
services of a licensed or certified appraiser must be obtained.
                           9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID    38331179               Loan Number         326
                                   Client Project ID   GMAC2OCT2010


Location Map




                       This map can be viewed interactively by clicking here.




Satellite Image
                             9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID    38331179                 Loan Number         326
                                     Client Project ID   GMAC2OCT2010

Subject Photo




Street Scene Photo




Address Verification Photo
                                                9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID     38331179                                    Loan Number         326
                                                         Client Project ID   GMAC2OCT2010

Comparable Listing 1 8226 Vassar Ave, Birmingham, AL 35206




Comparable Listing 2 741 Vanderbilt St, Birmingham, AL 35206




Comparable Listing 3 125 69th Pl, Birmingham, AL 35206
                                               9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   38331179                                     Loan Number         326
                                                        Client Project ID   GMAC2OCT2010

Comparable Sale 1     8223 8th Ave, Birmingham, AL 35206




Comparable Sale 2     8700 9th Ct Cir, Birmingham, AL 35206




Comparable Sale 3     7205 Rome Ave, Birmingham, AL 35206

				
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Description: 3-541 68th PL-BPO