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52- 1851 NW -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       38527683                                              Loan Number              12
                                                                     Client Project ID        PoolOct#3
Client Provided Data
Client    VERTICAL FINANCIAL GROUP                                         Loan #          12
Branch    IRVINE,CA                                                        Attention       GAITA, TERI
Fax/Email Judy@verticalmtg.com                                             Borrower        CORNAVACA, ANGELICA E
Address 1851 NW 96TH TER UNIT 6B                                           Property type   Condominium
City      PEMBROKE PINES                                                   State/Zip       FL      33024
Completed by: Demarco, Ron                                                 Company:        Ibis Realty Inc                       Phone #: (754)484-0024

Neighborhood Information
Neighborhood Type                   Suburban                               Property Values                     Depreciating
Price Range                         $61,500-$65,000                        Vandalism/vacant properties         N
Marketing time (days)               118                                    Market trend (Appr/Depr %)          -12
Predominant Occupancy               Owner
Similar Homes Sold Prior Month      3                                      # of Listings in Direct Competition 24
Zoning                              N/A

Subject Property Information
Curb Appeal                Good                                            Estimate cost to cure deferred maintenance        $0
Conformity to neighborhood Good                                            Any adverse influences noted (busy street, etc)   No
Condition                  Average                                         Market Rent                                       $1,100
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:
Values are based on most recently closed sales similar to subject and currently listed properties in direct competition with subject property. GLA for all comps
falls within the 20% range of the subject property GLA.

Due to an extensive oversupply of inventory, stricter lending guidelines, an increase of foreclosures in subject area, property values have significantly declined.
Subject in good condition and conforms to neighborhood No adverse conditions were noted at the time of inspection based on exterior observations, unable to
determine possible interior repairs. A more comprehensive analysis of subject's components may be obtained via a licensed inspector.




Comparable Listings
                      Subject            Listing 1                                             Listing 2                            Listing 3
Street Address                          1821 NW 96TH TE # 5-D
                     1851 NW 96TH TER UNIT 6B                                                 2061 NW 96TH TE # 12-L               1761 NW 96TH TE # 3-L
City                 PEMBROKE PINES     PEMBPINE                                              PEMBPINE                             PEMBPINE
State/Zip            FL       33024     FL         33024                                      FL         33024                     FL         33024
Data Source                             MLS M1420931                                          MLS H878673                          MLS M1438748
# Units              1                  1                                                     1                                    1
Listing Type                            Unspecified                                           Unspecified                          Unspecified
List Price                              $75,000                                       -3800   $69,900                    -3500     $58,500                    -2900
Original List Price  $0                 $75,000                                               $69,900                              $58,500
Days on Market       N/A                64                                                    95                                   8
Distance (mi)        N/A                0.01                                             0    0.15                           0     0.06                           0
Neigh. Type          Suburban           Suburban                                         0    Suburban                       0     Suburban                       0
Site Size (Ac)       0.01               0.01                                             0    0.01                           0     0.01                           0
View                 No                 No                                               0    No                             0     No                             0
Design               Condo              Condo                                            0    Condo                          0     Condo                          0
Condition            Average            Average                                          0    Average                        0     Average                        0
Age (Years)          24                 24                                               0    24                             0     24                             0
Bedrooms             3                  3                                                0    2                           1000     2                           1000
Baths                2                  2                                                0    2                              0     2                              0
Living Area (s.f.)   1123               1130                                             0    912                         2100     912                         2100
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%                                71200             -0.6%             69500              0.3%              58700
                      Gross Adj (%)              5.1%                                                   9.4%                               10.3%


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

Listing #1: Similar to subject in LA, age, lot size & condition.
Listing #2: Similar to subject in LA, age, lot size & condition.
Listing #3: Similar to subject in LA, age, lot size & condition.
                                                      9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID         38527683                                     Loan Number            12
                                                               Client Project ID      PoolOct#3

 Comparable Sales

                       Subject            Sale 1                                        Sale 2                            Sale 3
 Street Address                          1791 NW 96TH TE # 4-G
                      1851 NW 96TH TER UNIT 6B                                         2091 NW 96TH TE # 13-L            1791 NW 96TH TE # 4-I
 City                 PEMBROKE PINES     PEMBPINE                                      PEMBPINE                          PEMBPINE
 State/Zip            FL       33024     FL        33024                               FL       33024                    FL      33024
 Data Source                             MLS D1345877                                  MLS F1089599                      MLS D1404642
 # Units              1                  1                                             1                                 1
 Sale Type                               Shortsale                                     REO                               REO
 Financing Type                          Cash                                          Cash                              Cash
 List Price                              $65,000                                       $51,900                           $50,900
 Sale Price                              $65,000                                   0   $63,000                    0      $61,500                            0
 Sale Date                               08/25/2010                                0   10/06/2010                 0      08/16/2010                         0
 Days on Market       N/A                334                                           12                                8
 Distance (mi)        N/A                0.04                                      0   0.16                       0      0.04                               0
 Neigh. Type          Suburban           Suburban                                  0   Suburban                   0      Suburban                           0
 Site Size (acres)    0.01               0.01                                      0   0.01                       0      0.01                               0
 View                 No                 No                                        0   No                         0      No                                 0
 Design               Condo              Condo                                     0   Condo                      0      Condo                              0
 Condition            Average            Average                                   0   Average                    0      Average                            0
 Age (Years)          24                 24                                        0   24                         0      22                                 0
 Bedrooms             3                  3                                         0   2                       1000      2                               1000
 Baths                2                  2                                         0   2                          0      2                                  0
 Living Area (s.f.)   1123               1130                                      0   912                     2100      912                             2100
 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%                           65000           4.9%           66100              5%                     64600
                       Gross Adj (%)              0%                                           4.9%                              5%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: Similar to subject in LA, age, lot size & condition.
 Sales #2: Similar to subject in LA, age, lot size & condition.
 Sales #3: Similar to subject in LA, age, lot size & condition.

 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
                          11/16/2010 5:09:00 PM

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:
                                 $65,000                                    $58,000                                   $63,166

 “As Repaired” Value:
                                 $65,000                                    $58,000                                   $63,166

 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    38527683               Loan Number         12
                                   Client Project ID   PoolOct#3


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    38527683                 Loan Number         12
                                     Client Project ID   PoolOct#3

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    38527683                                 Loan Number         12
                                                     Client Project ID   PoolOct#3

Comparable Listing 1 1821 NW 96TH TE # 5-D, PEMBPINE, FL 33024




Comparable Listing 2 2061 NW 96TH TE # 12-L, PEMBPINE, FL 33024




Comparable Listing 3 1761 NW 96TH TE # 3-L, PEMBPINE, FL 33024
                                             9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   38527683                                  Loan Number         12
                                                     Client Project ID   PoolOct#3

Comparable Sale 1     1791 NW 96TH TE # 4-G, PEMBPINE, FL 33024




Comparable Sale 2     2091 NW 96TH TE # 13-L, PEMBPINE, FL 33024




Comparable Sale 3     1791 NW 96TH TE # 4-I, PEMBPINE, FL 33024

				
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