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112- 934 Caribbean 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      37814133                                          Loan Number              n/a
                                                                Client Project ID        07272010

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

Subject Property Information
Address: 934 CARIBBEAN DRIVE , DAVENPORT, FL 33897
Borrower/Owner: n/a, n/a                                                            Subject Property Type:         Townhouse
Is subject vacant? N                                                                If vacant, is subject secured? Y
Condition/Curb Appeal: Average                  Good                                Estimated deferred maintenance costs:           $0
Has subject been listed in the last 12 months? N                                    Listing Date:                    Listing Price:
Has subject transferred in last 12 months?      No                                  Sale Date: 11/17/2006            Sale Price: $153,000
Subdivision Name: N/A                                                               Market Rent: $900
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: 23
Pride of Ownership:        Good                                                     Neighborhood Demand/Supply:      Oversupply
Neighborhood Price Range: $20,000-$95,000                                           Neighborhood Trend:              Depreciating
Predominant Occupancy:     Tenant
Similar Homes Sold Prior Month: 0                                                   # of Listings in Direct Competition: 1
Zoning:                    N/A

Comparable Listings
                                          Subject                              Listing 1                        Listing 2                       Listing 3
Address                         934 CARIBBEAN DRIVE               353 CARIBBEAN DR#110               313 CARIBBEAN DR #0              527 CARIBBEAN DR
Data Source                                                       MLS P4611809                       MLS O4996219                     MLS S4672746
# Units                         1                                 1                                  1                                1
Listing Type                                                      Unspecified                        Unspecified                      Unspecified
Days on Market                  N/A                               52                                 1                                13
List Price                                                        $26,135                            $40,000                          $45,000
Original List Price             $0                                $31,135                            $40,000                          $45,000
Distance (miles)                N/A                               0.08                               0.07                             0.1
Site Size (acres)               0.04                              0.04                               0.04                             0.04
View                            No                                No                                 No                               No
Age                             8                                 8                                  8                                8
Condition                       Average                           Average                            Average                          Average
Square Footage                  1376                              1364                               1748                             1748
Bedrooms                        3                                 3                                  3                                4
Bathrooms                       3                                 3                                  3                                3
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                         934 CARIBBEAN DRIVE               372 CARIBBEAN DR                   507 CARIBBEAN DR                 412 ORCHID DR
Data Source                                                       MLS O4980927                       MLS S4665809                     MLS S4667743
# Units                         1                                 1                                  1                                1
Sale Type                                                         REO                                REO                              REO
Days on Market                  N/A                               9                                  51                               9
List Price                                                        $24,900                            $32,900                          $20,250
Sale Price/Date                                                   $25,100           06/23/2010       $27,500        05/19/2010        $30,000         05/10/2010
Distance (miles)                N/A                               0.05                               0.09                             0.03
Site Size (acres)               0.04                              0.04                               0.04                             0.04
View                            No                                No                                 No                               No
Age                             8                                 8                                  8                                7
Condition                       Average                           Average                            Average                          Average
Square Footage                  1376                              1376                               1376                             1436
Bedrooms                        3                                 3                                  3                                3
Bathrooms                       3                                 3                                  3                                3
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: bank owned,2 story, standard features, basic landscaping, within same complex
Listing #2: short sale, standard features, basic landscaping, within same complex
Listing #3: short sale, corner unit, standard features, basic landscaping, within same complex

Sale #1:   bank owned, corner unit, standard features, basic landsaping, withi same complex
Sale #2:   bank owned,standard features, basic landsaping, within same complex
Sale #3:   bank owend,2 story,open floor plan,living area overlooking a pond,basic landscaping, within same complex

Broker Value Opinion

Normal Market Value                                                Quick Sale Value
                                    $27,000                                                    $20,000                       As of:    08/02/2010
“As Is”:                                                           “As Is”:
Normal Market Value                                                Quick Sale Value
“As Repaired”:                      $27,000                        “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       37814133                                        Loan Number           n/a
                                                                Client Project ID     07272010


 Additional Broker Comments
Within the subject's subdivision, there are 9 townhomes listed for sale, of which 2 are REO and 5 are short sale. Over the past 90 days, 9 townhomes have been
sold, all of which were REO. Distressed properties are the driving force in this market. Financing maybe difficult to obtain due to high investor ratios and high
foreclosure rates. List and sell as is Subject is a 2 story end unit townhome with 3BR and 3BA and an open patio. Subject is the smallest floorplan in the community
and a majority of units are of a large size. **QC NOTE: This evaluation reflects an REO perspective.




 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

 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    37814133                       Loan Number         n/a
                                           Client Project ID   07272010


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    37814133                 Loan Number         n/a
                                     Client Project ID   07272010


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   37814133                               Loan Number          n/a
                                                  Client Project ID    07272010

Comparable Listing 1 353 CARIBBEAN DR#110, DAVENPORT, FL 33897




Comparable Listing 2 313 CARIBBEAN DR #0, DAVENPORT, FL 33897




Comparable Listing 3 527 CARIBBEAN DR, DAVENPORT, FL 33897
                                           9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37814133                                Loan Number         n/a
                                                   Client Project ID   07272010

Comparable Sale 1     372 CARIBBEAN DR, DAVENPORT, FL 33897




Comparable Sale 2     507 CARIBBEAN DR, DAVENPORT, FL 33897




Comparable Sale 3     412 ORCHID DR, DAVENPORT, FL 33897

				
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posted:5/4/2011
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