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20- 3139 West Monte Vista Rd. -BPO

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20- 3139 West Monte Vista Rd. -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       37688180                                              Loan Number             n/a
                                                                     Client Project ID       07132010_A

Client Contact Info
Client     VERTICAL FINANCIAL GROUP                                       Branch             IRVINE,CA
Attention DAVIS, JUDY                                                     Fax/Email          Judy@verticalmtg.com

Subject Property Information
Address: 3139 WEST MONTE VISTA ROAD , PHOENIX, AZ 85009
Borrower/Owner: n/a, n/a                                                                 Subject Property Type:         Multi-Family
Is subject vacant? N                                                                     If vacant, is subject secured? Y
Condition/Curb Appeal: Good                     Good                                     Estimated deferred maintenance costs:            $0
Has subject been listed in the last 12 months? N                                         Listing Date:                     Listing Price:
Has subject transferred in last 12 months?      No                                       Sale Date:                        Sale Price: $0
Subdivision Name: N/A                                                                    Market Rent: $500
Is there a guest house? No        Guest house sq ft: N/A                                 Is subject a Condo/PUD? No

Neighborhood Information
Location:                  Suburban                                                      Marketing Time for neighborhood: 90
Pride of Ownership:        Good                                                          Neighborhood Demand/Supply:      Oversupply
Neighborhood Price Range: $16,000-$150,000                                               Neighborhood Trend:              Depreciating
Predominant Occupancy:     Owner
Similar Homes Sold Prior Month: 0                                                        # of Listings in Direct Competition: 3
Zoning:                    N/A

Comparable Listings
                                            Subject                                Listing 1                          Listing 2                        Listing 3
Address                           3139 WEST MONTE VISTA               3812 LATHAM ST                      3419 CYPRESS ST                  2947 MISSOURI AVE
Data Source                                                           MLS 4303393                         MLS 4331624                      MLS 4366752
# Units                           2                                   2                                   2                                2
Listing Type                                                          Unspecified                         Unspecified                      Unspecified
Days on Market                    N/A                                 218                                 2                                105
List Price                                                            $16,888                             $20,000                          $35,400
Original List Price               $0                                  $30,000                             $20,000                          $47,500
Distance (miles)                  N/A                                 1.06                                0.34                             3.18
Site Size (acres)                 0.14                                0.07                                0.2                              0.2
View                              No                                  No                                  No                               No
Age                               60                                  63                                  57                               50
Condition                         Good                                Good                                Good                             Good
Square Footage                    1066                                926                                 808                              1408
Bedrooms                          3                                   2                                   4                                4
Bathrooms                         2                                   2                                   2                                2
Garage/Pool                       0              No                   0           No                      0           No                   0           No
Basement / % Finished             None           N/A                  None        N/A                     None        N/A                  None        N/A

Comparable Sales
                                                Subject                             Sale 1                             Sale 2                           Sale 3
Address                           3139 WEST MONTE VISTA               2901 PALM LN                        2218 MEDLOCK DR                  4720 9TH ST
Data Source                                                           MLS 4353686                         MLS 4300980                      MLS 4307118
# Units                           2                                   2                                   2                                2
Sale Type                                                             Unknown                             Unknown                          REO
Days on Market                    N/A                                 32                                  167                              188
List Price                                                            $22,000                             $25,500                          $69,900
Sale Price/Date                                                       $22,000            04/12/2010       $25,000         05/28/2010       $50,000            03/05/2010
Distance (miles)                  N/A                                 0.35                                3.05                             4.5
Site Size (acres)                 0.14                                0.13                                0.11                             0.17
View                              No                                  No                                  No                               No
Age                               60                                  59                                  60                               59
Condition                         Good                                Good                                Good                             Good
Square Footage                    1066                                700                                 900                              1312
Bedrooms                          3                                   4                                   2                                3
Bathrooms                         2                                   2                                   2                                2
Garage/Pool                       0             No                    0               No                  0            No                  0                No
Basement / % Finished             None          N/A                   None            N/A                 None         N/A                 None             N/A

Broker Comp Comments

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

Listing #1: Similar to subject in gla, age and lot.
Listing #2: Similar to subject in gla, age and lot.
Listing #3: Superior to subject in gla, lot and age.

Sale #1:   Inferior to subject in gla. Similar in age and lot.
Sale #2:   Similar to subject in gla, age and lot.
Sale #3:   Superior to subject in gla. Similar in age and lot. reo

Broker Value Opinion

Normal Market Value                                                    Quick Sale Value
                                      $22,000                                                      $17,000                        As of:       07/19/2010
“As Is”:                                                               “As Is”:
Normal Market Value                                                    Quick Sale Value
“As Repaired”:                        $22,000                          “As Repaired”:              $17,000
                                                       9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID       37688180                                        Loan Number           n/a
                                                                Client Project ID     07132010_A


 Additional Broker Comments
The subject is a single level duplex, located in a conforming neighborhood. No adverse conditions noted at time of inspection, based upon exterior observations.
The neighborhood is close to many amenities, including shopping areas and schools. Area values have decreased appx 5 - 10 % over last 12 mos. Reo properties on
the market. Due to property type and lack of sold and active listings had to expand search criteria to 5 miles and sale date back to 1/1/2010. The subject and all
comps have 2 units. Comp search had to be extended out past 1 mile due to the lack of similar comps in the immediate area. These comps are still considered to
be in a similar market. Comparables that do not meet GLA requirements were selected for their similarities and unavoidable where used, they were the best and
most recent sales and listings available to offer a reasonable substitute to the subject on the open market. Final value represents normal marketing times, based on
similar and proximate comps. The subject is a single level duplex, located in a conforming neighborhood. No adverse conditions noted at time of inspection, based
upon exterior observations.




 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

 Comparable Location Map




Broker Price Opinion offers a value opinion derived from analysis of local market data and subject property information. Comparable market
data for the area is provided by a local Real Estate Broker. 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 she/he drove by the property and 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    37688180                       Loan Number         n/a
                                           Client Project ID   07132010_A


Subject Property Satellite Image




Subject Photo




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




Order ID    37688180                 Loan Number         n/a
                                     Client Project ID   07132010_A


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    37688180                                 Loan Number         n/a
                                                     Client Project ID   07132010_A

Comparable Listing 1 3812 LATHAM ST, Phoenix, AZ 85009




Comparable Listing 2 3419 CYPRESS ST, Phoenix, AZ 85009




Comparable Listing 3 2947 MISSOURI AVE, Phoenix, AZ 85017
                                              9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37688180                                     Loan Number         n/a
                                                        Client Project ID   07132010_A

Comparable Sale 1     2901 PALM LN, Phoenix, AZ 85009




Comparable Sale 2     2218 MEDLOCK DR, Phoenix, AZ 85015




Comparable Sale 3     4720 9TH ST, Phoenix, AZ 85014

				
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Description: 20- 3139 West Monte Vista Rd. -BPO