4-585 68th- BPO

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4-585 68th- 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       38331180                                          Loan Number              327
                                                                 Client Project ID        GMAC2OCT2010
Client Provided Data
Client    VERTICAL FINANCIAL GROUP                                     Loan #          327
Branch    IRVINE,CA                                                    Attention       DAVIS, JUDY
Fax/Email Judy@verticalmtg.com                                         Borrower        MOORE, AUBREY S
Address 585 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           N
Marketing time (days)             30                                   Market trend (Appr/Depr %)            -1
Predominant Occupancy             Owner
Similar Homes Sold Prior Month    1                                    # of Listings in Direct Competition 25
Zoning                            N/A

Subject Property Information
Curb Appeal                Average                                     Estimate cost to cure deferred maintenance         $0
Conformity to neighborhood Appropriate Improvement                     Any adverse influences noted (busy street, etc)    No
Condition                  Average                                     Market Rent                                        $300
Currently Occupied? Yes/No Yes                                         If not occupied, is subject secured?
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:
To provide similar sized comps age and lot size requirements could not be met on all comps. Vinyl sided home in average condition, no repairs noted.




Comparable Listings
                      Subject                      Listing 1                               Listing 2                              Listing 3
Street Address       585 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 476575
# Units              1                            1                                       1                                      1
Listing Type                                      Unspecified                             Unspecified                            Unspecified
List Price                                        $15,900                         -1600   $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                          1.64                                0   1.29                             0     0.28                      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            Average                      Average                             0   Average                          0     Average                   0
Age (Years)          60                           60                                  0   63                               0     50                    -1000
Bedrooms             2                            2                                   0   3                             -500     3                     -1000
Baths                1                            1                                   0   1                                0     1                         0
Living Area (s.f.)   736                          880                              -700   950                          -1010     899                    -800
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 (%)                         -14.5%                  13600           -20.1%               11900             -20.2%        21950
                      Gross Adj (%)                        14.5%                                   20.1%                                  20.2%


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, pordh, foreclose 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         38331180                                     Loan Number           327
                                                               Client Project ID     GMAC2OCT2010

 Comparable Sales

                       Subject                    Sale 1                                  Sale 2                           Sale 3
 Street Address       585 68TH PL N              8233 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 458221                       MLS 457609
 # Units              1                          1                                       1                                1
 Sale Type                                       Unknown                                 Unknown                          Unknown
 Financing Type                                  Unknown                                 Unknown                          Unknown
 List Price                                      $18,900                                 $12,000                          $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     2.31                         0   1.56                              0
 Neigh. Type          Suburban                   Suburban                          0     Suburban                     0   Suburban                          0
 Site Size (acres)    0.14                       0.26                              0     0.41                         0   0.16                              0
 View                 No                         No                                0     No                           0   No                                0
 Design               Ranch                      Ranch                             0     Ranch                        0   Ranch                             0
 Condition            Average                    Average                           0     Average                      0   Average                           0
 Age (Years)          60                         62                                0     56                           0   52                                0
 Bedrooms             2                          2                                 0     3                         -500   2                                 0
 Baths                1                          1                                 0     1                            0   1                                 0
 Living Area (s.f.)   736                        872                            -700     912                       -900   980                           -1200
 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 (%)                       -6.1%                 10800             -18.9%           10300           -15.7%                11800
                       Gross Adj (%)                      6.1%                                    18.9%                            15.7%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: Little larger home with eat in kitchen, laundry area, central heat and air, open patio, porch, HUD home
 Sales #2: Larger home with eat in kitchen, laundry area, unfinished basement, patio, porch, HUD home.
 Sales #3: Larger home with eat in kitchen, 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
                          10/15/2010

**QC NOTE: This evaluation reflects an REO perspective.For the purpose of this report, the quick sale value ratio equates to a more conservative (30 day)
perspective. The subject and listing comp #3 are located in close proximity to Birmingham International Airport.




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

 “As Is” Value:
                                 $11,500                                    $7,100                                    $12,900

 “As Repaired” Value:
                                 $11,500                                    $7,100                                    $12,900

 Exterior Repair Addendum

 Item Category                    Cost to Cure      Comments
 Roof                             $0
 Exterior/Siding                  $0
 Foundation                       $0
 Construction in Progress         $0
 Outbuildings                     $0
 Yard Maintenance                 $0
 Other                            $0
 Total                            $0


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    38331180               Loan Number         327
                                   Client Project ID   GMAC2OCT2010


Location Map




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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    38331180                 Loan Number         327
                                     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     38331180                                    Loan Number         327
                                                         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   38331180                                     Loan Number         327
                                                        Client Project ID   GMAC2OCT2010

Comparable Sale 1     8233 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: 4-585 68th- BPO