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293- 242 Baptist BPO by Jorge_Newbery

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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       38527581                                          Loan Number              256
                                                                 Client Project ID        PoolOct#1
Client Provided Data
Client    VERTICAL FINANCIAL GROUP                                     Loan #          256
Branch    IRVINE,CA                                                    Attention       GAITA, TERI
Fax/Email Judy@verticalmtg.com                                         Borrower        BARNETT, PATSY
Address 242 BAPTIST ST                                                 Property type   Single Family Dwelling
City      ADAMSVILLE                                                   State/Zip       TN      38310
Completed by: *w*, Sue                                                 Company:        Five Star Real Estate Services LLC Phone #: (731)661-9000

Neighborhood Information
Neighborhood Type                  Suburban                            Property Values                      Stable
Price Range                        $27,900-$54,900                     Vandalism/vacant properties          N
Marketing time (days)              102                                 Market trend (Appr/Depr %)           0
Predominant Occupancy              Owner
Similar Homes Sold Prior Month     0                                   # of Listings in Direct Competition 3
Zoning                             N/A

Subject Property Information
Curb Appeal                Average                                     Estimate cost to cure deferred maintenance         $660
Conformity to neighborhood Appropriate Improvement                     Any adverse influences noted (busy street, etc)    No
Condition                  Average                                     Market Rent                                        $350
Currently Occupied? Yes/No Yes                                         If not occupied, is subject secured?
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      3/30/2010            Listing price  $45,000
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: Only noted repairs needed are missing shingles on center portion of front roof and cleaning to yard on covered patio side. Older brick home close to
area church and major highway 64 through Adamsville. Very small town located between Crump and Selmer TN. Mostly long term owner occupied residents in
area. Comparables had to be gathered slightly out of location area to get size, age and condition of subject. Due to Adamsville not having active listings, subject
property should market and sale with 30-45 days. Shortage of both sold and active listings. All comparables both sold and active are best available comparables to
subject in size, age, condition, lot size and value, location, and value.
Subject lot size valued at $4500. All comparables range in lot value from $4150 to $4800. Market area is very small community, with very little to none in
growth. Crime is low to none in this area. Brick exterior with large corner lot. Easy access to Hwy 64, shopping, churches, area school, and downtown
Adamsville. Small rural town with no visable homes on the market at present in Adamsville.

Subject in quiet settled older neighborhood with no new construction in immediate area. Built up 85-100% in area.
Tax records indicate last sold date of subject on 3/31/2010 in the amount of $45000 in trust book 215 page 29 in McNairy County in the Borrower name of
Jerrod L. Staggs. Parcel No. 056EB001.00. No mortgage information recorded as yet. Property appears to have been sold by previous owner and not through
any MLS. No MLS records available for 3/31/2010 sale.




Comparable Listings
                      Subject                      Listing 1                               Listing 2                              Listing 3
Street Address       242 BAPTIST ST               425 Dude Drive                          25 Contreau Lane                       12715 Leapwood Road
City                 ADAMSVILLE                   Savannah                                Crump                                  Enville
State/Zip            TN       38310               TN         38372                        TN         38327                       TN         38332
Data Source                                       MLS 143452                              MLS 143212                             MLS 126155
# Units              1                            1                                       1                                      1
Listing Type                                      Unspecified                             Unspecified                            Unspecified
List Price           $45,000                      $54,900                         -5000   $54,900                     -5000      $46,000                       -5000
Original List Price  $45,000                      $54,900                                 $84,900                                $46,000
Days on Market       N/A                          24                                      42                                     4
Distance (mi)        N/A                          15.63                              0    5.6                             0      4.9                              0
Neigh. Type          Suburban                     Suburban                           0    Suburban                        0      Suburban                         0
Site Size (Ac)       0.65                         1.71                               0    0.33                            0      1                                0
View                 Yes                          Yes                                0    Yes                             0      Yes                              0
Design               Ranch                        Ranch                              0    Ranch                           0      Ranch                            0
Condition            Average                      Average                            0    Average                         0      Average                          0
Age (Years)          43                           50                                 0    45                              0      47                               0
Bedrooms             3                            3                                  0    3                               0      3                                0
Baths                1                            1                                  0    1                               0      1                                0
Living Area (s.f.)   1260                         1168                               0    1428                        -1700      1290                             0
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      1                            -2500
Adjusted Values       Net Adj (%)                         -9.1%                  49900            -12.2%              48200              -16.3%               38500
                      Gross Adj (%)                        9.1%                                    12.2%                                  16.3%


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

Listing #1: Comparable same in size, style, design, location, room count, car storage with central HVAC, all kitchen appliances, carpet and hardwood flooring, ceiling fans. Large
Listing #2: Comparable same in age, style, design, condition, lot value, room count with central HVAC, carpet and vinyl flooring, ceiling fans, all kitchen appliances, and fireplace
Listing #3: Best active comparable to subject in size, style, design, lot value, condition, room count with central HVAC, carpet, vinyl, and hardwood flooring. Comparable non r
                                                        9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID         38527581                                       Loan Number             256
                                                                 Client Project ID       PoolOct#1

 Comparable Sales

                       Subject                     Sale 1                                  Sale 2                               Sale 3
 Street Address       242 BAPTIST ST              810 Caney Road                          195 Lewter Road                      818 Circle Hill Road
 City                 ADAMSVILLE                  Adamsville                              Crump                                Selmer
 State/Zip            TN       38310              TN       38310                          TN        38327                      TN       38375
 Data Source                                      MLS 105310                              MLS 125954                           MLS 127585
 # Units              1                           1                                       1                                    1
 Sale Type                                        ArmsLength                              ArmsLength                           ArmsLength
 Financing Type                                   Cash                                    Cash                                 Cash
 List Price           $45,000                     $46,000                                 $52,000                              $49,000
 Sale Price                                       $42,575                             0   $45,976                          0   $46,290                            0
 Sale Date                                        08/05/2010                          0   06/16/2010                       0   11/11/2010                         0
 Days on Market       N/A                         6                                       142                                  159
 Distance (mi)        N/A                         2.21                               0    4.91                            0    12.51                             0
 Neigh. Type          Suburban                    Suburban                           0    Suburban                        0    Suburban                          0
 Site Size (acres)    0.65                        0.48                               0    0.54                            0    1.9                               0
 View                 Yes                         Yes                                0    Yes                             0    Yes                               0
 Design               Ranch                       Ranch                              0    Ranch                           0    Ranch                             0
 Condition            Average                     Average                            0    Average                         0    Average                           0
 Age (Years)          43                          45                                 0    42                              0    41                                0
 Bedrooms             3                           3                                  0    3                               0    3                                 0
 Baths                1                           1                                  0    2                           -1000    1                                 0
 Living Area (s.f.)   1260                        1072                            1900    1365                        -1000    1158                           1000
 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 (%)                        4.5%                   44475            -4.4%               43976            2.2%                  47290
                       Gross Adj (%)                      4.5%                                     4.4%                                2.2%

 Comments regarding the comparability of sales to the subject specifically addressing their overall similarity (equal/superior/inferior)
 Sales #1: Sold comparable same in lot size, room count, age, style, design, condition, closest in location to subject with central HVAC, covered rear deck, carpet and vinyl floor
 Sales #2: Best sold comparable to subject in condition, no car storage, age, style, design, room count, lot size and value with central HVAC, carpet and vinyl flooring, and cover
 Sales #3: Comparable similar to subject in size, age, style, design with all kitchen appliances, central HVAC, carpet, vinyl and hardwood flooring, and interior window blinds. So

 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
                          11/17/2010 10:08:00 AM

**QC NOTE: In house research was conducted and revealed additional sales in the subject's area that are priced in line with the comps presented in this
analysis.
1. 223 Beaverwood Dr - $45,100




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

 “As Is” Value:
                                  $45,000                                      $38,000                                    $45,392

 “As Repaired” Value:
                                   $45,460                                     $38,460                                    $45,852

 Exterior Repair Addendum

 Item Category                     Cost to Cure       Comments
 Roof                              $400               Roof missing shingles on front of home. Replace missing shingles
 Exterior/Siding                   $0
 Foundation                        $0
 Construction in Progress          $0
 Outbuildings                      $0
 Yard Maintenance                  $260               Cleaning away of trash and debis. Side porch and yard has construction trash, old refrigerator and numerous items that ne
 Other                             $0
 Total                             $660


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    38527581               Loan Number         256
                                   Client Project ID   PoolOct#1


Location Map




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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    38527581                 Loan Number         256
                                     Client Project ID   PoolOct#1

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    38527581                                  Loan Number         256
                                                      Client Project ID   PoolOct#1

Comparable Listing 1 425 Dude Drive, Savannah, TN 38372




Comparable Listing 2 25 Contreau Lane, Crump, TN 38327




Comparable Listing 3 12715 Leapwood Road, Enville, TN 38332
                                                9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   38527581                                      Loan Number         256
                                                         Client Project ID   PoolOct#1

Comparable Sale 1     810 Caney Road, Adamsville, TN 38310




Comparable Sale 2     195 Lewter Road, Crump, TN 38327




Comparable Sale 3     818 Circle Hill Road, Selmer, TN 38375
                       9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




OrderID     38527581            Loan Number           256
                                Client Project ID     PoolOct#1
 
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