50- 2408- 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       38527585                                          Loan Number              266
                                                                  Client Project ID        PoolOct#1
 Client Provided Data
 Client    VERTICAL FINANCIAL GROUP                                    Loan #           266
 Branch    IRVINE,CA                                                   Attention        GAITA, TERI
 Fax/Email Judy@verticalmtg.com                                        Borrower         MANALO, ROMEO
 Address 2408 SUMMERFIELD PL                                           Property type    Single Family Dwelling
 City      KISSIMMEE                                                   State/Zip        FL      34741
 Completed by: Perry, Jeff                                             Company:         Florida Results, LLC                   Phone #: (407)705-5119

 Neighborhood Information
 Neighborhood Type                 Suburban                            Property Values                       Stable
 Price Range                       $18,000-$63,000                     Vandalism/vacant properties           N
 Marketing time (days)             98                                  Market trend (Appr/Depr %)            0
 Predominant Occupancy             Owner
 Similar Homes Sold Prior Month    9                                   # of Listings in Direct Competition 42
 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                                         $650
 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.?          Y               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:
Subject is located in an area of similar maintained homes. Close to shopping, schools, major roads, public transportation. Subject is located in an area dominated
by distressed sales. Short sales and bank owned are prevalent and may cause a decline in market values.es within the subject's immediate area. The comps used in
this report were the best available. The comps are similar to the subject in design, location, quality of construction, and condition and are all located in the same
development. Subject is located in an area of similar maintained homes. Close to shopping, schools, major roads, public transportation. Subject is located in an
area dominated by distressed sales. Short sales and bank owned are prevalent and may cause a decline in market values.es within the subject's immediate area.




 Comparable Listings
                       Subject             Listing 1                                        Listing 2                              Listing 3
 Street Address       2408 SUMMERFIELD PL 2432 Summerfield Pl                              2444 Summerfield Pl                    2440 Summerfield Pl
 City                 KISSIMMEE           Kissimmee                                        Kissimmee                              Kissimmee
 State/Zip            FL       34741      FL         34741                                 FL         34741                       FL         34741
 Data Source                              MLS S4674623                                     MLS O4989387                           MLS S4668527
 # Units              1                   1                                                1                                      1
 Listing Type                             REO                                              Unspedified                            Unspecified
 List Price                               $29,500                                  -1500   $40,000                     -2000      $45,000                      -2200
 Original List Price  $0                  $29,500                                          $50,000                                $40,000
 Days on Market       N/A                 35                                               151                                    203
 Distance (mi)        N/A                 0.03                                        0    0                               0      0                                0
 Neigh. Type          Suburban            Suburban                                    0    Suburban                        0      Suburban                         0
 Site Size (Ac)       0.02                0.02                                        0    0.02                            0      0.02                             0
 View                 No                  No                                          0    No                              0      No                               0
 Design               Townhouse           Townhouse                                   0    Townhouse                       0      Townhouse                        0
 Condition            Average             Average                                     0    Average                         0      Average                          0
 Age (Years)          22                  22                                          0    22                              0      22                               0
 Bedrooms             2                   2                                           0    2                               0      2                                0
 Baths                2.5                 2.5                                         0    2.5                             0      2.5                              0
 Living Area (s.f.)   1301                1301                                        0    1301                            0      1301                             0
 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 (%)                -5.1%                           28000             -5%                38000              -4.9%                42800
                       Gross Adj (%)               5.1%                                              5%                                    4.9%


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

 Listing #1: Bank owned
 Listing #2: Bank owned
 Listing #3: Bank owned
                                                      9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID         38527585                                     Loan Number            266
                                                               Client Project ID      PoolOct#1

 Comparable Sales

                       Subject             Sale 1                                       Sale 2                             Sale 3
 Street Address       2408 SUMMERFIELD PL 2424 Summerfield Pl                          2408 Summerfield Pl                2416 Summerfield Pl
 City                 KISSIMMEE           Kissimmee                                    Kissimmee                          Kissimmee
 State/Zip            FL       34741      FL       34741                               FL      34741                      FL      34741
 Data Source                              MLS S4673792                                 MLS S4672365                       MLS S4671822
 # Units              1                   1                                            1                                  1
 Sale Type                                REO                                          REO                                REO
 Financing Type                           Cash                                         Cash                               Cash
 List Price                               $24,750                                      $29,900                            $42,500
 Sale Price                               $27,500                                  0   $28,000                        0   $30,000                           0
 Sale Date                                09/20/2010                               0   08/24/2010                     0   09/20/2010                        0
 Days on Market       N/A                 21                                           24                                 70
 Distance (mi)        N/A                 0                                        0   0                             0    0                                 0
 Neigh. Type          Suburban            Suburban                                 0   Suburban                      0    Suburban                          0
 Site Size (acres)    0.02                0.02                                     0   0.02                          0    0.02                              0
 View                 No                  No                                       0   No                            0    No                                0
 Design               Townhouse           Townhouse                                0   Townhouse                     0    Townhouse                         0
 Condition            Average             Average                                  0   Average                       0    Average                           0
 Age (Years)          22                  22                                       0   22                            0    22                                0
 Bedrooms             2                   2                                        0   2                             0    2                                 0
 Baths                2.5                 2.5                                      0   2.5                           0    1                              1500
 Living Area (s.f.)   1301                1301                                     0   1301                          0    1301                              0
 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 (%)                0%                           27500           0%                28000            5%                    31500
                       Gross Adj (%)              0%                                           0%                                 5%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: Bank Owned, all cash
 Sales #2: Bank Owned, all cash
 Sales #3: Bank Owned, all cash

 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
                          11/17/2010

THIS ANALYSIS IS COMPLTED FROM AN REO PERSPECTIVE; QUICK SALE VALUE IS EQUIVALENT TO A 30 DAY MARKET VALUE.




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

 “As Is” Value:
                                 $30,000                                    $25,000                                   $30,000

 “As Repaired” Value:
                                 $30,000                                    $25,000                                   $30,000

 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    38527585               Loan Number         266
                                   Client Project ID   PoolOct#1


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    38527585                 Loan Number         266
                                     Client Project ID   PoolOct#1

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    38527585                                   Loan Number         266
                                                       Client Project ID   PoolOct#1

Comparable Listing 1 2432 Summerfield Pl, Kissimmee, FL 34741




Comparable Listing 2 2444 Summerfield Pl, Kissimmee, FL 34741




Comparable Listing 3 2440 Summerfield Pl, Kissimmee, FL 34741
                                                9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   38527585                                     Loan Number         266
                                                        Client Project ID   PoolOct#1

Comparable Sale 1     2424 Summerfield Pl, Kissimmee, FL 34741




Comparable Sale 2     2408 Summerfield Pl, Kissimmee, FL 34741




Comparable Sale 3     2416 Summerfield Pl, Kissimmee, FL 34741

				
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