22- 2811 W Coronado- BPO

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




Order ID       37688358                                            Loan Number                n/a
                                                                   Client Project ID          07132010_C

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

Subject Property Information
Address: 2811 WEST CORONADO RD , PHOENIX, AZ 85009
Borrower/Owner: n/a, n/a                                                                  Subject Property Type:         Single Family Dwelling
Is subject vacant? N                                                                      If vacant, is subject secured? Y
Condition/Curb Appeal: Average                  Average                                   Estimated deferred maintenance costs:             $500
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: $300
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-$99,000                                                 Neighborhood Trend:              Depreciating
Predominant Occupancy:     Owner
Similar Homes Sold Prior Month: 3                                                         # of Listings in Direct Competition: 13
Zoning:                    N/A

Comparable Listings
                                            Subject              Listing 1                                             Listing 2                         Listing 3
Address                           2811 WEST CORONADO RD 3225 HOLLY ST                                      2836 GRANADA RD                   2729 MCKINLEY ST
Data Source                                                         MLS 4420481                            MLS 4408184                       MLS 4424148
# Units                           1                                 1                                      1                                 1
Listing Type                                                        Unspecified                            Unspecified                       Unspecified
Days on Market                    N/A                               8                                      31                                2
List Price                                                          $19,900                                $25,000                           $30,000
Original List Price               $0                                $19,900                                $25,000                           $30,000
Distance (miles)                  N/A                               0.56                                   0.11                              0.76
Site Size (acres)                 0.18                              0.2                                    0.18                              0.17
View                              No                                No                                     No                                No
Age                               57                                63                                     56                                63
Condition                         Average                           Good                                   Good                              Good
Square Footage                    1108                              1173                                   1128                              1174
Bedrooms                          3                                 3                                      3                                 2
Bathrooms                         1                                 1                                      1                                 1
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                           2811 WEST CORONADO RD 3022 Villa ST                                      3001 PIERCE ST                    3302 ROANOKE AVE
Data Source                                             MLS 4337325                                        MLS 4366452                       MLS 4305377
# Units                           1                                 1                                      1                                 1
Sale Type                                                           Unknown                                REO                               Shortsale
Days on Market                    N/A                               10                                     6                                 108
List Price                                                          $23,000                                $24,900                           $34,900
Sale Price/Date                                                     $23,000              04/16/2010        $25,000         04/30/2010        $26,000          04/16/2010
Distance (miles)                  N/A                               0.8                                    0.86                              1
Site Size (acres)                 0.18                              0.14                                   0.14                              0.16
View                              No                                No                                     No                                No
Age                               57                                57                                     57                                55
Condition                         Average                           Good                                   Good                              Good
Square Footage                    1108                              1024                                   1017                              1248
Bedrooms                          3                                 3                                      3                                 3
Bathrooms                         1                                 1                                      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. shortsale
Listing #2: Similar to subject in gla , age and lot. shortsale
Listing #3: Similar to subject in gla , age and lot. shortsale

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

Broker Value Opinion

Normal Market Value                                                   Quick Sale Value
                                      $25,000                                                       $20,000                         As of:    07/19/2010
“As Is”:                                                              “As Is”:
Normal Market Value                                                   Quick Sale Value
“As Repaired”:                        $25,000                         “As Repaired”:                $20,000
                                                      9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID      37688358                                        Loan Number          n/a
                                                               Client Project ID    07132010_C


 Additional Broker Comments
The subject is a one-story sfr, 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. Final value represents normal marketing times, based on similar and proximate comps. The subject is a one-story sfr, 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                 $500              lawn
 Other                            $0
 Total                            $500

 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    37688358                       Loan Number         n/a
                                           Client Project ID   07132010_C


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    37688358                 Loan Number         n/a
                                     Client Project ID   07132010_C


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    37688358                                Loan Number          n/a
                                                    Client Project ID    07132010_C

Comparable Listing 1 3225 HOLLY ST, Phoenix, AZ 85009




Comparable Listing 2 2836 GRANADA RD, Phoenix, AZ 85009




Comparable Listing 3 2729 MCKINLEY ST, Phoenix, AZ 85009
                                                9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37688358                                      Loan Number         n/a
                                                         Client Project ID   07132010_C

Comparable Sale 1     3022 Villa ST, Phoenix, AZ 85009




Comparable Sale 2     3001 PIERCE ST, Phoenix, AZ 85009




Comparable Sale 3     3302 ROANOKE AVE, Phoenix, AZ 85009

				
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Description: 22- 2811 W Coronado- BPO