74- 3655- 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       38269594                                        Loan Number            143
                                                               Client Project ID      092710
Client Provided Data
Client    VERTICAL FINANCIAL GROUP                                   Loan #          143
Branch    IRVINE,CA                                                  Attention       GAITA, TERI
Fax/Email Judy@verticalmtg.com                                       Borrower        ESTATE, ROAN JACKSON
Address 3655 15TH AVE SOUTH                                          Property type   Single Family Dwelling
City      SAINT PETERSBURG                                           State/Zip       FL      33711
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                       $10,000-$40,000                    Vandalism/vacant properties         Y
Marketing time (days)             100                                Market trend (Appr/Depr %)          -5
Predominant Occupancy             Tenant
Similar Homes Sold Prior Month    2                                  # of Listings in Direct Competition 6
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                                       $600
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:
Subject appears vacant. There were no cars or personal property visible from driveby inspection. Owner of record address is different than the subject address
indicating a possible rental or walkaway. Subject is smaller than most in the area and proximity was expanded. The immediate market area is reo and shortsale
driven when homes of average size are used. The lower gla of the subject gives a smaller pool of properties to work with. To expand further for the purposes of
finding more reo comps will bring in superior locations and will not reflect the true value of the subject.

Due to the reduced value of the subject, value range was expanded. Due to the reduced gla of the subject and general make up of the area, age parameter was
expanded. None noted-based on bracketed value of comps.




Comparable Listings
                      Subject            Listing 1                                      Listing 2                              Listing 3
Street Address       3655 15TH AVE SOUTH3611 S QUEENSBORO AVE                          313 N 27TH ST                          1030 N 27TH ST
City                 SAINT PETERSBURG ST PETERSBURG                                    ST PETERSBURG                          ST PETERSBURG
State/Zip            FL       33711     FL         33711                               FL         33713                       FL         33713
Data Source                             MLS U7470542                                   MLS U7481268                           MLS U7469471
# Units              1                  1                                              1                                      1
Listing Type                            Unspecified                                    Unspecified                            Unspecified
List Price                              $24,900               -1600                    $25,000                     -1600      $29,900                     -1900
Original List Price  $0                 $29,425                                        $25,000                                $44,900
Days on Market       N/A                90                                             14                                     97
Distance (mi)        N/A                0.19                      0                    1.56                            0      2                               0
Neigh. Type          Suburban           Suburban                  0                    Suburban                        0      Suburban                        0
Site Size (Ac)       0.13               0.11                      0                    0.14                            0      0.12                            0
View                 No                 No                        0                    No                              0      No                              0
Design               Ranch              Ranch                     0                    Ranch                           0      Ranch                           0
Condition            Average            Average                   0                    Average                         0      Average                         0
Age (Years)          84                 95                        0                    85                              0      61                          -1600
Bedrooms             2                  1                      1000                    1                            1000      3                           -1000
Baths                1                  1                         0                    1                               0      1.5                          -500
Living Area (s.f.)   544                436                    1100                    522                             0      650                         -1100
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%          25400                             -2.4%              24400              -20.4%              23800
                      Gross Adj (%)             14.9%                                          10.4%                                   20.4%


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

Listing #1: Inferior due to gla
Listing #2: Equal due to gla
Listing #3: Superior due to gla
                                                      9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID         38269594                                     Loan Number            143
                                                               Client Project ID      092710

 Comparable Sales

                       Subject            Sale 1                                        Sale 2                             Sale 3
 Street Address       3655 15TH AVE SOUTH1721 13TH AVE S                               5144 S NEWTON AVE                  670 S 35TH AVE
 City                 SAINT PETERSBURG ST PETERSBURG                                   ST PETERSBURG                      ST PETERSBURG
 State/Zip            FL       33711     FL        33712                               FL        33707                    FL        33705
 Data Source                             MLS T2423950                                  MLS U7461735                       MLS U7437171
 # Units              1                  1                                             1                                  1
 Sale Type                               REO                                           ArmsLength                         Shortsale
 Financing Type                          Other                                         Cash                               Cash
 List Price                              $24,750                                       $39,900                            $50,000
 Sale Price                              $24,750                                   0   $36,000                        0   $20,000                           0
 Sale Date                               06/11/2010                                0   06/23/2010                     0   06/10/2010                        0
 Days on Market       N/A                1                                             34                                 115
 Distance (mi)        N/A                1.62                                      0   1.25                          0    2.82                              0
 Neigh. Type          Suburban           Suburban                                  0   Suburban                      0    Suburban                          0
 Site Size (acres)    0.13               0.15                                      0   0.1                           0    0.12                              0
 View                 No                 No                                        0   No                            0    No                                0
 Design               Ranch              Ranch                                     0   Ranch                         0    Ranch                             0
 Condition            Average            Average                                   0   Average                       0    Average                           0
 Age (Years)          84                 80                                        0   53                        -1500    86                                0
 Bedrooms             2                  3                                     -1000   2                             0    2                                 0
 Baths                1                  2                                     -1000   1                             0    1                                 0
 Living Area (s.f.)   544                640                                       0   506                           0    650                           -1100
 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 (%)               -8.1%                         22750           -4.2%             34500            -5.5%                 18900
                       Gross Adj (%)              8.1%                                          4.2%                               5.5%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: Superior due to gla
 Sales #2: Inferior due to gla
 Sales #3: Superior due to gla

 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
                          9/29/2010 1:43:00 PM

QC NOTE: The current evaluation represents a REO perspective. The Quick Sale reflects a 30 day value. No photo available for listing comp #3.




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

 “As Is” Value:
                                 $24,000                                    $17,000                                   $25,000

 “As Repaired” Value:
                                 $24,000                                    $17,000                                   $25,000

 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    38269594           Loan Number         143
                               Client Project ID   092710




Location Map




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    38269594                 Loan Number         143
                                     Client Project ID   092710

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    38269594                                Loan Number         143
                                                    Client Project ID   092710

Comparable Listing 1 3611 S QUEENSBORO AVE, ST PETERSBURG, FL 33711




Comparable Listing 2 313 N 27TH ST, ST PETERSBURG, FL 33713




Comparable Listing 3 1030 N 27TH ST, ST PETERSBURG, FL 33713
                                             9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   38269594                                  Loan Number         143
                                                     Client Project ID   092710

Comparable Sale 1     1721 13TH AVE S, ST PETERSBURG, FL 33712




Comparable Sale 2     5144 S NEWTON AVE, ST PETERSBURG, FL 33707




Comparable Sale 3     670 S 35TH AVE, ST PETERSBURG, FL 33705

				
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