308- REO L 3754 BPO

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308- REO L 3754 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     37688302                                         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: REO L 3754 WINDERMERE DR , MEMPHIS, TN 38128
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:                         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:                  Urban                                                  Marketing Time for neighborhood: 30
Pride of Ownership:        Fair                                                   Neighborhood Demand/Supply:      Oversupply
Neighborhood Price Range: $15,000-$40,000                                         Neighborhood Trend:              Depreciating
Predominant Occupancy:     Owner
Similar Homes Sold Prior Month: 8                                                 # of Listings in Direct Competition: 4
Zoning:                    N/A

Comparable Listings
                                        Subject                             Listing 1                          Listing 2                      Listing 3
Address                       REO L 3754 WINDERMERE            3710 DORADO CV                      3731 WOLF TRAIL DR               3721 EDGEFIELD CV
Data Source                                                    MLS 3159662                         MLS 3178536                      MLS 3191519
# Units                       1                                1                                   1                                1
Listing Type                                                   Unspecified                         Unspecified                      Unspecified
Days on Market                N/A                              578                                 333                              155
List Price                                                     $37,000                             $30,000                          $15,000
Original List Price           $0                               $39,000                             $40,000                          $15,000
Distance (miles)              N/A                              0.35                                0.49                             0.51
Site Size (acres)             0.16                             0.18                                0.2                              0.16
View                          No                               No                                  No                               No
Age                           37                               37                                  37                               21
Condition                     Good                             Good                                Good                             Good
Square Footage                926                              988                                 906                              1044
Bedrooms                      3                                3                                   3                                3
Bathrooms                     1                                1                                   1                                2
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                       REO L 3754 WINDERMERE            3699 DOVE CALL CV                   3697 PARFET CV                   3875 CAPRICORN CV
Data Source                                                    MLS 3189735                         MLS 3196682                      MLS 3191811
# Units                       1                                1                                   1                                1
Sale Type                                                      Unknown                             Unknown                          Unknown
Days on Market                N/A                              31                                  47                               11
List Price                                                     $19,900                             $19,900                          $19,900
Sale Price/Date                                                $14,000            02/25/2010       $12,000         04/15/2010       $18,500          02/22/2010
Distance (miles)              N/A                              0.54                                0.5                              0.43
Site Size (acres)             0.16                             0.17                                0.18                             0.22
View                          No                               No                                  No                               No
Age                           37                               38                                  36                               29
Condition                     Good                             Good                                Good                             Good
Square Footage                926                              965                                 988                              1081
Bedrooms                      3                                3                                   3                                3
Bathrooms                     1                                1                                   1                                2
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: NORMAL SALE
Listing #2: Normal sale-most comparable
Listing #3: NORMAL SALE

Sale #1:   Reo-most comparable
Sale #2:   NORMAL SALE
Sale #3:   NORMAL SALE

Broker Value Opinion

Normal Market Value                                             Quick Sale Value
                                  $15,000                                                   $12,000                        As of:     07/16/2010
“As Is”:                                                        “As Is”:
Normal Market Value                                             Quick Sale Value
“As Repaired”:                    $15,000                       “As Repaired”:              $12,000
                                                       9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




 Order ID      37688302                                         Loan Number           n/a
                                                                Client Project ID     07132010_A


 Additional Broker Comments
Subject is located in a lower income community where the pride of ownership is fair. This market has been in a slight decline for some time and the reo
properties have begun to affect the values. The comps used for this report are the best indication of the current market and should also tell what will be expected
in a sales price. The comp features including the gla, room count, and lot size are all comparable. This subject should be marketed to an investor or a ftb and
should be sold "as-is". Good investment property or ftb property Over abundance of reo-foreclosure property




 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    37688302                       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    37688302                 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   37688302                               Loan Number          n/a
                                                  Client Project ID    07132010_A

Comparable Listing 1 3710 DORADO CV, MEMPHIS, TN 38128




Comparable Listing 2 3731 WOLF TRAIL DR, MEMPHIS, TN 38128




Comparable Listing 3 3721 EDGEFIELD CV, MEMPHIS, TN 38128
                                            9339 Carroll Park Dr, Suite 100 San Diego, CA 92121 t 858.909.4300 f 858.909.2900 www.hanqual.com




Order ID   37688302                                 Loan Number         n/a
                                                    Client Project ID   07132010_A

Comparable Sale 1     3699 DOVE CALL CV, MEMPHIS, TN 38218




Comparable Sale 2     3697 PARFET CV, MEMPHIS, TN 38128




Comparable Sale 3     3875 CAPRICORN CV, MEMPHIS, TN 38128

				
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posted:5/6/2011
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