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244- 2116 Poplar Ave BPO

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244- 2116 Poplar Ave 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      37688274                                          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: 2116 POPLAR AVENUE , LAS VEGAS, NV 89101
Borrower/Owner: n/a, n/a                                                            Subject Property Type:         Single Family Dwelling
Is subject vacant? N                                                                If vacant, is subject secured? Y
Condition/Curb Appeal: Good                     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: 06/01/2005              Sale Price: $142,500
Subdivision Name: N/A                                                               Market Rent: $800
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: 56
Pride of Ownership:        Good                                                     Neighborhood Demand/Supply:      Oversupply
Neighborhood Price Range: $22,900-$99,900                                           Neighborhood Trend:              Depreciating
Predominant Occupancy:     Owner
Similar Homes Sold Prior Month: 6                                                   # of Listings in Direct Competition: 58
Zoning:                    N/A

Comparable Listings
                                          Subject                              Listing 1                        Listing 2                        Listing 3
Address                         2116 POPLAR AVENUE                712 N. 22Nd St                      221 N. 20Th St                   237 Cervantes St
Data Source                                                       MLS 1059296                         MLS 1036847                      MLS 1045450
# Units                         1                                 1                                   1                                1
Listing Type                                                      Unspecified                         Unspecified                      Unspecified
Days on Market                  N/A                               2                                   6                                49
List Price                                                        $33,000                             $39,400                          $39,900
Original List Price             $0                                $33,000                             $39,400                          $39,900
Distance (miles)                N/A                               0.5                                 0.28                             0.23
Site Size (acres)               0.15                              0.15                                0.11                             0.11
View                            No                                No                                  No                               No
Age                             63                                54                                  61                               61
Condition                       Good                              Good                                Good                             Good
Square Footage                  1216                              1180                                1278                             1290
Bedrooms                        3                                 3                                   3                                3
Bathrooms                       2                                 2                                   1.5                              1
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                         2116 POPLAR AVENUE                130 S. 16Th St                      2215 Poplar Ave                  252 Earl St
Data Source                                                       MLS 1025596                         MLS 1021430                      MLS 1038632
# Units                         1                                 1                                   1                                1
Sale Type                                                         Shortsale                           REO                              REO
Days on Market                  N/A                               3                                   10                               16
List Price                                                        $35,500                             $29,000                          $41,900
Sale Price/Date                                                   $35,500           05/10/2010        $36,000          06/30/2010      $41,900         05/27/2010
Distance (miles)                N/A                               0.68                                0.07                             0.77
Site Size (acres)               0.15                              0.24                                0.15                             0.17
View                            No                                No                                  No                               No
Age                             63                                68                                  63                               68
Condition                       Good                              Good                                Good                             Good
Square Footage                  1216                              1064                                1173                             1441
Bedrooms                        3                                 3                                   2                                3
Bathrooms                       2                                 1                                   1                                2
Garage/Pool                     0             No                  2               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: Short sale. Similar property to the subject in most aspects. Property is currently in Contingent status.
Listing #2: Short sale. Similar property to the subject in most aspects. Property is currently in Contingent status.
Listing #3: Short sale. Similar property to the subject in most aspects.

Sale #1:   Short sale. Similar property to the subject in most aspects. Seller contribution $1,000.
Sale #2:   REO. Similar property to the subject in most aspects, located in the same subdivision. Property sold in Auction.
Sale #3:   REO. Superior to the subject in GLA with similar amenities.

Broker Value Opinion

Normal Market Value                                                Quick Sale Value
                                    $36,000                                                    $34,000                        As of:    07/17/2010
“As Is”:                                                           “As Is”:
Normal Market Value                                                Quick Sale Value
“As Repaired”:                      $36,000                        “As Repaired”:              $34,000
                                                      9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID      37688274                                        Loan Number           n/a
                                                               Client Project ID     07132010_A


 Additional Broker Comments
Comp distances provided are mapped distances and are actually in closer geographical proximity. The subject is a maintained single-story home located in an
established neighborhood of similar maintained homes. The subject conforms to the area. No deferred maintenance noted. Property is located in an area affected
by foreclosures and short sales, with over 40% in vacancies. Values are being driven down by the high volume of REO properties with aggressive list prices.
Property values in Las Vegas are reported to have declined 19 percent. Inventory of existing homes is 25,880 a 15.5- month supply. Monthly NODs, monthly
REOs and monthly Auction Notices indicate the supply of distressed properties with aggressive list prices will continue to increase. Being accurately priced is
essential in today's market, in order to avoid reducing the price of the property at the same time and for the same amounts as the comparable properties. This
vicious cycle will keep the subject property stagnant. Comparison method. The subject is a single story property situated on a large lot. Some homes in the area
lack average maintenance levels and hinder values.

**QC NOTE: This evaluation reflects an REO perspective.




 Exterior Repair Addendum

 Item Category                    Cost to Cure      Comments
 Roof                             $0                 No adverse conditions were noted at the time of inspection based on exterior observation.
 Exterior/Siding                  $0                 No adverse conditions were noted at the time of inspection based on exterior observation.
 Foundation                       $0                 No adverse conditions were noted at the time of inspection based on exterior observation.
 Construction in Progress         $0                 None noted.
 Outbuildings                     $0                 None noted.
 Yard Maintenance                 $0                 No adverse conditions were noted at the time of inspection based on exterior observation.
 Other                            $0                 No adverse conditions were noted.
 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    37688274                       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    37688274                 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    37688274                                   Loan Number         n/a
                                                       Client Project ID   07132010_A

Comparable Listing 1 712 N. 22Nd St, Las Vegas, NV 89101




Comparable Listing 2 221 N. 20Th St, Las Vegas, NV 89101




Comparable Listing 3 237 Cervantes St, Las Vegas, NV 89101
                                                9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37688274                                         Loan Number         n/a
                                                            Client Project ID   07132010_A

Comparable Sale 1     130 S. 16Th St, Las Vegas, NV 89101




Comparable Sale 2     2215 Poplar Ave, Las Vegas, NV 89101




Comparable Sale 3     252 Earl St, Las Vegas, NV 89101
     Broker’s Price Opinion (BPO) SUPPLEMENT

The attached Broker’s Price Opinion has been prepared by Guadalupe (Lisa) Reyes (“Licensee”),
who is duly licensed (License No. 72771) and in good standing. Licensee is affiliated with Mark
Wildes (Broker Name). This BPO Supplement is an integral part of the BPO prepared by the
Licensee and the BPO is considered incomplete without it.

    1) The BPO has been prepared for LPS Applied Analytics (Client Name) regarding the real
       property located at 2116 POPLAR AVENUE, LAS VEGAS, NV 89101 (Address).

    2) Licensee is informed that the recipient’s interest in the property is: An existing or
       potential seller; an existing or potential buyer; or a third party making decisions, or
       performing due diligence for an existing, or potential lien holder.

    3) The intended purpose of the BPO is: To assist the recipient in making decisions
       within the scope of applicable regulatory requirements and/or performing due
       diligence.

    4) The basis used to determine the BPO includes the following market data: MLS       Tax
       RecordsX       On line Data Source   Previous experience evaluating real estate in the
       subject’s direct market place X Other     If other, please describe:    .

        Computation of capitalization: Not applicable X     Yes      If yes, please describe:

    5) Assumptions or limiting conditions used to determine the BPO:

    6) Licensee certifies that he/she has no existing or contemplated interest in the property,
       including, without limitation, the possibility of the Licensee representing the seller or
       purchaser: Yes X No



      Issue Date: 7/14/2010                          Licensee Signature:



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.
     Broker’s Price Opinion (BPO) SUPPLEMENT

The attached Broker’s Price Opinion has been prepared by Guadalupe (Lisa) Reyes (“Licensee”),
who is duly licensed (License No. 72771) and in good standing. Licensee is affiliated with Mark
Wildes (Broker Name). This BPO Supplement is an integral part of the BPO prepared by the
Licensee and the BPO is considered incomplete without it.

    1) The BPO has been prepared for LPS Applied Analytics (Client Name) regarding the real
       property located at 2116 POPLAR AVENUE, LAS VEGAS, NV 89101 (Address).

    2) Licensee is informed that the recipient’s interest in the property is: An existing or
       potential seller; an existing or potential buyer; or a third party making decisions, or
       performing due diligence for an existing, or potential lien holder.

    3) The intended purpose of the BPO is: To assist the recipient in making decisions
       within the scope of applicable regulatory requirements and/or performing due
       diligence.

    4) The basis used to determine the BPO includes the following market data: MLS       Tax
       RecordsX       On line Data Source   Previous experience evaluating real estate in the
       subject’s direct market place X Other     If other, please describe:    .

        Computation of capitalization: Not applicable X     Yes      If yes, please describe:

    5) Assumptions or limiting conditions used to determine the BPO:

    6) Licensee certifies that he/she has no existing or contemplated interest in the property,
       including, without limitation, the possibility of the Licensee representing the seller or
       purchaser: Yes X No



      Issue Date: 7/14/2010                          Licensee Signature:



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.
     Broker’s Price Opinion (BPO) SUPPLEMENT

The attached Broker’s Price Opinion has been prepared by Guadalupe (Lisa) Reyes (“Licensee”),
who is duly licensed (License No. 72771) and in good standing. Licensee is affiliated with Mark
Wildes (Broker Name). This BPO Supplement is an integral part of the BPO prepared by the
Licensee and the BPO is considered incomplete without it.

    1) The BPO has been prepared for LPS Applied Analytics (Client Name) regarding the real
       property located at 2116 POPLAR AVENUE, LAS VEGAS, NV 89101 (Address).

    2) Licensee is informed that the recipient’s interest in the property is: An existing or
       potential seller; an existing or potential buyer; or a third party making decisions, or
       performing due diligence for an existing, or potential lien holder.

    3) The intended purpose of the BPO is: To assist the recipient in making decisions
       within the scope of applicable regulatory requirements and/or performing due
       diligence.

    4) The basis used to determine the BPO includes the following market data: MLS       Tax
       RecordsX       On line Data Source   Previous experience evaluating real estate in the
       subject’s direct market place X Other     If other, please describe:    .

        Computation of capitalization: Not applicable X     Yes      If yes, please describe:

    5) Assumptions or limiting conditions used to determine the BPO:

    6) Licensee certifies that he/she has no existing or contemplated interest in the property,
       including, without limitation, the possibility of the Licensee representing the seller or
       purchaser: Yes X No



      Issue Date: 7/14/2010                          Licensee Signature:



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.

				
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