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53- 197 Crescent Lake - BPO

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53- 197 Crescent Lake - 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       38527728                                         Loan Number               218
                                                                Client Project ID         PoolOct#3
Client Provided Data
Client    VERTICAL FINANCIAL GROUP                                    Loan #          218
Branch    IRVINE,CA                                                   Attention       GAITA, TERI
Fax/Email Judy@verticalmtg.com                                        Borrower        JOHNSON, MEREDITH
Address 197 CRESCENT LAKE DR                                          Property type   Single Family Dwelling
City      NORTH FORT MYERS                                            State/Zip       FL      33917
Completed by: Gorisek, Steve                                          Company:        NATIONS REAL ESTATE SERVICESPhone #: (239)249-4222
                                                                                                                   INC LOUIS COSTALES

Neighborhood Information
Neighborhood Type                   Suburban                          Property Values                      Depreciating
Price Range                         $40,000-$21,000                   Vandalism/vacant properties          Y
Marketing time (days)               180                               Market trend (Appr/Depr %)           -3
Predominant Occupancy               Owner
Similar Homes Sold Prior Month      0                                 # of Listings in Direct Competition 3
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                  Good                                       Market Rent                                        $0
Currently Occupied? Yes/No No                                         If not occupied, is subject secured?               Y
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:
many short sales and foreclosures in area. close to schools and shopping.had to extend search out to 2.3 miles in order to get comparable comps.the value of the
subject property seams to be higher the the listed comps in area.value is based on sold comps in area. all comps are still in a suburban area average sold comps .




Comparable Listings
                      Subject            Listing 1                                         Listing 2                            Listing 3
Street Address                          1140 river rd
                     197 CRESCENT LAKE DR                                                 335 san diego st                     238 santa barbara st
City                 NORTH FORT MYERS NORTH FORT MYERS                                    NORTH FORT MYERS                     NORTH FORT MYERS
State/Zip            FL       33917     FL         33903                                  FL         33903                     FL         33903
Data Source                             MLS 201042933                                     MLS 201007427                        MLS 201007427
# Units              1                  1                                                 1                                    1
Listing Type                            Unspecified                                       Unspecified                          Unspecified
List Price                              $28,500                                       0   $19,900                         0    $14,900                           0
Original List Price  $0                 $28,500                                           $19,900                              $14,900
Days on Market       N/A                50                                                277                                  12
Distance (mi)        N/A                1.11                                         0    0.93                           0     0.88                             0
Neigh. Type          Suburban           Suburban                                     0    Suburban                       0     Suburban                         0
Site Size (Ac)       0.2                0.36                                     -3500    0.11                           0     0.12                             0
View                 No                 No                                           0    No                             0     No                               0
Design               Contemporary       Contemporary                                 0    Contemporary                   0     Contemporary                     0
Condition            Good               Good                                         0    Good                           0     Good                             0
Age (Years)          60                 63                                           0    55                             0     55                               0
Bedrooms             2                  2                                            0    2                              0     3                            -1000
Baths                1                  1                                            0    1                              0     1                                0
Living Area (s.f.)   1038               1168                                     -1300    1036                           0     922                           1200
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 (%)               -16.8%                           23700              0%               19900              1.3%                15100
                      Gross Adj (%)              16.8%                                              0%                                 14.8%


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

Listing #1: similar in gla, not a short sale or reo
Listing #2: similar in gla, short sale
Listing #3: similar in gla, foreclosure/reo
                                                      9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID         38527728                                     Loan Number            218
                                                               Client Project ID      PoolOct#3

 Comparable Sales

                       Subject            Sale 1                                        Sale 2                             Sale 3
 Street Address                          149
                      197 CRESCENT LAKE DR standish cir                                1162 travis ave                    211 crescent lake dr
 City                 NORTH FORT MYERS NORTH FORT MYERS                                NORTH FORT MYERS                   NORTH FORT MYERS
 State/Zip            FL       33917     FL       33903                                FL       33903                     FL       33917
 Data Source                             MLS 201036697                                 MLS 201036052                      MLS 201027553
 # Units              1                  1                                             1                                  1
 Sale Type                               ArmsLength                                    REO                                REO
 Financing Type                          Unknown                                       Unknown                            Unknown
 List Price                              $44,900                                       $24,900                            $22,900
 Sale Price                              $40,000                                   0   $30,000                        0   $21,000                           0
 Sale Date                               11/15/2010                                0   09/03/2010                     0   06/28/2010                        0
 Days on Market       N/A                70                                            14                                 6
 Distance (mi)        N/A                1.2                                       0   1.61                          0    0.04                              0
 Neigh. Type          Suburban           Suburban                                  0   Suburban                      0    Suburban                          0
 Site Size (acres)    0.2                0.25                                      0   0.26                          0    0.17                              0
 View                 No                 No                                        0   No                            0    No                                0
 Design               Contemporary       Contemporary                              0   Contemporary                  0    Contemporary                      0
 Condition            Good               Good                                      0   Good                          0    Good                              0
 Age (Years)          60                 64                                        0   52                            0    58                                0
 Bedrooms             2                  1                                      1000   2                             0    2                                 0
 Baths                1                  1                                         0   1                             0    1                                 0
 Living Area (s.f.)   1038               972                                       0   988                           0    885                            1500
 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 (%)               2.5%                          41000            0%               30000            7.1%                  22500
                       Gross Adj (%)             2.5%                                           0%                                7.1%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: similar in gla, not a short sell or reo
 Sales #2: similar in gla, foreclosure/reo
 Sales #3: smaller in gla, foreclosure/reo

 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:
                                 $22,500                                    $18,300                                   $27,000

 “As Repaired” Value:
                                 $22,500                                    $18,300                                   $27,000

 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    38527728               Loan Number         218
                                   Client Project ID   PoolOct#3


Location Map




                       This map can be viewed interactively by clicking here.




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    38527728                 Loan Number         218
                                     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    38527728                                  Loan Number         218
                                                      Client Project ID   PoolOct#3

Comparable Listing 1 1140 river rd, NORTH FORT MYERS, FL 33903




Comparable Listing 2 335 san diego st, NORTH FORT MYERS, FL 33903




Comparable Listing 3 238 santa barbara st, NORTH FORT MYERS, FL 33903
                                              9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   38527728                                   Loan Number         218
                                                      Client Project ID   PoolOct#3

Comparable Sale 1     149 standish cir, NORTH FORT MYERS, FL 33903




Comparable Sale 2     1162 travis ave, NORTH FORT MYERS, FL 33903




Comparable Sale 3     211 crescent lake dr, NORTH FORT MYERS, FL 33917

				
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