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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      37688218                                          Loan Number             n/a
                                                                Client Project ID       07132010_A

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

Subject Property Information
Address: 911 TAVERN STREET , NEW HARMONY, IN 47631
Borrower/Owner: n/a, n/a                                                            Subject Property Type:         Single Family Dwelling
Is subject vacant? Y                                                                If vacant, is subject secured? Y
Condition/Curb Appeal: Average                  Average                             Estimated deferred maintenance costs:             $8,000
Has subject been listed in the last 12 months? N                                    Listing Date:                      Listing Price:
Has subject transferred in last 12 months?      No                                  Sale Date:                         Sale Price: $0
Subdivision Name: N/A                                                               Market Rent: $0
Is there a guest house? No        Guest house sq ft: N/A                            Is subject a Condo/PUD? No

Neighborhood Information
Location:                  Rural                                                    Marketing Time for neighborhood: 125
Pride of Ownership:        Average                                                  Neighborhood Demand/Supply:      Oversupply
Neighborhood Price Range: $48,900-$48,900                                           Neighborhood Trend:              Depreciating
Predominant Occupancy:     Owner
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                         911 TAVERN STREET                914 TAVERN ST                       718 S WEST ST                     2830 N STATE ROAD 69
Data Source                                                      MLS 15558                           MLS 175468                        MLS 164635
# Units                         1                                1                                   1                                 1
Listing Type                                                     Unspecified                         Unspecified                       Unspecified
Days on Market                  N/A                              213                                 26                                213
List Price                                                       $48,900                             $66,950                           $79,900
Original List Price             $0                               $59,900                             $66,950                           $86,900
Distance (miles)                N/A                              0.02                                0.2                               3.28
Site Size (acres)               0.18                             0.16                                0.16                              0.38
View                            No                               No                                  No                                No
Age                             110                              80                                  59                                35
Condition                       Average                          Average                             Average                           Average
Square Footage                  1485                             725                                 1768                              1258
Bedrooms                        2                                2                                   3                                 2
Bathrooms                       2                                1                                   1                                 1
Garage/Pool                     2              No                1           No                      2           No                    2           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                         911 TAVERN STREET                2124 OLD EVANSVILLE RD              317 N CHURCH ST                   3066 GREATHOUSE RD
Data Source                                                      MLS 170927                          MLS 170360                        MLS 164455
# Units                         1                                1                                   1                                 1
Sale Type                                                        ArmsLength                          REO                               ArmsLength
Days on Market                  N/A                              7                                   136                               21
List Price                                                       $59,900                             $64,900                           $89,900
Sale Price/Date                                                  $50,000            01/29/2010       $60,000         04/28/2010        $88,500         03/25/2010
Distance (miles)                N/A                              3.68                                0.49                              0.59
Site Size (acres)               0.18                             1                                   0.4                               1.33
View                            No                               No                                  No                                No
Age                             110                              73                                  33                                30
Condition                       Average                          Average                             Average                           Average
Square Footage                  1485                             1630                                2390                              1757
Bedrooms                        2                                4                                   3                                 3
Bathrooms                       2                                1.5                                 2                                 2
Garage/Pool                     2             No                 2               No                  0             No                  2             No
Basement / % Finished           None          N/A                Unfinished      %                   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: Per mls: cute 2 bedroom cottage in historic new harmony, many updates, clean and ready to move into.
Listing #2: Per mls: located on a great corner lot, deck, beautiful landscaping.
Listing #3: Per mls: well kept 2-3 bedroom home, kitchen, dining & living rooms, and a den.

Sale #1:   Per mls: 4 bedrooms on a 1 acre lot.
Sale #2:   Per mls: located in historic new harmony, previously used as a restaurant, is zoned residential, loads of potential.
Sale #3:   Per mls: decks, patio, backyard is a park like atmosphere, vaulted ceilings, hardwood floors, all appliances, home warranty.

Broker Value Opinion

Normal Market Value                                               Quick Sale Value
                                    $52,500                                                   $39,000                        As of:     07/16/2010
“As Is”:                                                          “As Is”:
Normal Market Value                                               Quick Sale Value
“As Repaired”:                      $60,500                       “As Repaired”:              $47,000
                                                        9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID       37688218                                         Loan Number           n/a
                                                                 Client Project ID     07132010_A


 Additional Broker Comments
Comps are very limited. There are only 10 active comps in new harmony and only 8 sales in the last 12 months. New harmony is a very small community located
on the ohio river. Expanding my search to neighboring towns would not accurately reflect values and on the other side of new harmony is illinois. The comps
used are the only comps available. Subject is vacant and utilities are off. The roof needs to be replaced and the yard and landscaping need maintenance. There
are very limited amenities and no real employment opportunities. New hamony is known for its historical area and antique shops. ROOF AND YARD Subject is a
brick house that is located in a small rural town. Location could be a negative. The roof is at end of useful life and needs to be replaced. The yard and landscaping
need maintenance. **QC NOTE: This evaluation reflects an REO perspective.




 Exterior Repair Addendum

 Item Category                     Cost to Cure       Comments
 Roof                              $7,500
 Exterior/Siding                   $0
 Foundation                        $0
 Construction in Progress          $0
 Outbuildings                      $0
 Yard Maintenance                  $500               Needs maintenance
 Other                             $0
 Total                             $8,000

 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    37688218                       Loan Number         n/a
                                           Client Project ID   07132010_A


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    37688218                 Loan Number         n/a
                                     Client Project ID   07132010_A


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   37688218                              Loan Number          n/a
                                                 Client Project ID    07132010_A

Comparable Listing 1 914 TAVERN ST, NEW HARMONY, IN 47631




Comparable Listing 2 718 S WEST ST, NEW HARMONY, IN 47631




Comparable Listing 3 2830 N STATE ROAD 69, NEW HARMONY, IN 47631
                                           9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37688218                                Loan Number         n/a
                                                   Client Project ID   07132010_A

Comparable Sale 1     2124 OLD EVANSVILLE RD, NEW HARMONY, IN 47631




Comparable Sale 2     317 N CHURCH ST, NEW HARMONY, IN 47631




Comparable Sale 3     3066 GREATHOUSE RD, NEW HARMONY, IN 47631

				
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