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231- 4931 Woodland 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       37688266                                           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: 4931 WOODLAND AVENUE , KANSAS CITY, MO 64110
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:             $0
Has subject been listed in the last 12 months? N                                      Listing Date: 3/17/2006            Listing Price: $49,900
Has subject transferred in last 12 months?      No                                    Sale Date: 04/25/2006              Sale Price: $47,100
Subdivision Name: N/A                                                                 Market Rent: $650
Is there a guest house? No        Guest house sq ft: N/A                              Is subject a Condo/PUD? No

Neighborhood Information
Location:                  Urban                                                      Marketing Time for neighborhood: 100
Pride of Ownership:        Average                                                    Neighborhood Demand/Supply:      Oversupply
Neighborhood Price Range: $8,900-$13,900                                              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                          4931 WOODLAND AVENUE 3900 Benton Boulevard                            5217 Brookwood Avenue             4241 Chestnut Street
Data Source                                                        MLS 1668601                         MLS 1683127                       MLS 1682921
# Units                          1                                 1                                   1                                 1
Listing Type                                                       Unspecified                         Unspecified                       Unspecified
Days on Market                   N/A                               91                                  13                                9
List Price                       $49,900                           $9,900                              $11,000                           $13,900
Original List Price              $59,900                           $9,900                              $11,000                           $13,900
Distance (miles)                 N/A                               1.53                                0.33                              1.06
Site Size (acres)                0.16                              0.12                                0.14                              0.12
View                             No                                No                                  No                                No
Age                              86                                90                                  84                                96
Condition                        Average                           Average                             Average                           Average
Square Footage                   1641                              1668                                1584                              1870
Bedrooms                         4                                 2                                   3                                 4
Bathrooms                        2                                 1                                   1                                 1
Garage/Pool                      0              No                 1           No                      0           No                    1           No
Basement / % Finished            Unfinished     %                  Unfinished %                        Unfinished %                      Unfinished %

Comparable Sales
                                               Subject                           Sale 1                              Sale 2                            Sale 3
Address                          4931 WOODLAND AVENUE 5412 Michigan Avenue                             5346 Euclid Avenue                5256 Brookwood Avenue
Data Source                                           MLS 1662674                                      MLS 1646167                       MLS 1654307
# Units                          1                                 1                                   1                                 1
Sale Type                                                          REO                                 ArmsLength                        REO
Days on Market                   N/A                               12                                  147                               141
List Price                       $49,900                           $8,900                              $11,000                           $13,850
Sale Price/Date                                                    $8,900             04/16/2010       $9,400           06/29/2010       $11,000           06/29/2010
Distance (miles)                 N/A                               0.61                                0.53                              0.39
Site Size (acres)                0.16                              0.12                                0.14                              0.15
View                             No                                No                                  No                                No
Age                              86                                84                                  85                                84
Condition                        Average                           Average                             Average                           Average
Square Footage                   1641                              1370                                1278                              2069
Bedrooms                         4                                 2                                   3                                 3
Bathrooms                        2                                 1                                   1                                 2
Garage/Pool                      0          No                     0               No                  1             No                  0              No
Basement / % Finished            Unfinished %                      Unfinished      %                   Unfinished    %                   Unfinished     %

Broker Comp Comments

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

Listing #1: Superior to subject in garage. Inferior in lot size, gla, age, rooms, beds and baths.
Listing #2: Superior to subject in age and rooms. Inferior in lot size, gla, beds and baths. REO
Listing #3: Superior to subject in rooms and garage. Inferior in lot size, gla, age and baths. REO

Sale #1:   Superior to subject in age. Inferior in lot size, gla, rooms, beds and baths. REO
Sale #2:   Superior to subject in age, garage and rooms. Inferior in lot size, gla and baths.
Sale #3:   Superior to subject in gla, age and rooms. Inferior in lot size and beds. REO

Broker Value Opinion

Normal Market Value                                                 Quick Sale Value
                                     $11,000                                                    $10,000                         As of:    07/17/2010
“As Is”:                                                            “As Is”:
Normal Market Value                                                 Quick Sale Value
“As Repaired”:                       $11,000                        “As Repaired”:              $10,000
                                                        9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID       37688266                                         Loan Number           n/a
                                                                 Client Project ID     07132010_A


 Additional Broker Comments
The high number of REOs is causing a decline in market values. There is a limited number of similar available comps due to a wide range of gla, style, bed, bath,
condition, and lot size. The comp search exceeded 1 mile due to wide range of gla, style, bed, bath, condition, and lot size. The subject is a 2 story home with
vinyl siding, wood and brick trim, composition roof, porch and stone foundation. A comparable market analysis was conducted to estimate the subject's market
value. Strong consideration was given to style, gla, age, bed, bath, condition, and lot 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    37688266                       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    37688266                 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    37688266                                Loan Number          n/a
                                                    Client Project ID    07132010_A

Comparable Listing 1 3900 Benton Boulevard, KANSAS CITY, MO 64130




Comparable Listing 2 5217 Brookwood Avenue, KANSAS CITY, MO 64110




Comparable Listing 3 4241 Chestnut Street, KANSAS CITY, MO 64110
                                             9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37688266                                  Loan Number         n/a
                                                     Client Project ID   07132010_A

Comparable Sale 1     5412 Michigan Avenue, KANSAS CITY, MO 64130




Comparable Sale 2     5346 Euclid Avenue, KANSAS CITY, MO 64130




Comparable Sale 3     5256 Brookwood Avenue, KANSAS CITY, MO 64110

				
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