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					                                                        4600 South Syracuse Street, Suite 800 Denver, CO 80237                            BROKER PRICE OPINION
                                                        Phone (303) 770-1976      Fax (303) 793-0769                                     Exterior Inspection                  Interior Inspection


 Property Address: 310 N GRAND                                                                                       IAS Order #:        1458196
 City, State, Zip:        PARK RIDGE, IL 60068                                                                       Project ID:         AHP050311
 Loan:                    GRAn310                                                                                    Mortgagor:          UNKNOWN,
 2nd Loan/Client #:       AmericanPres                                                                               Investor #:


SUBJECT PROPERTY                                   Occupancy Status:                 VACANT           OCCUPIED                         Property Appears Secure?                  YES           NO

                          Currently                                                                           Date Last   Last Sold      Previous Previous List                              Taxes
        Location                                 Current List Broker                 List Broker Phone                                                                       Taxes
                           Listed                                                                               Sold       Amount        List Date  Amount                                 Delinquent
        Suburban               YES                 John Forsythe                         847-696-0700                                    07/31/2010    $489,000       $9,182.00        $0.00

         APN#:     0926405044                                                  Special Assessments:          $0.00

Subject Comments:
Please see the subject comments addendum page.



HOA Name:          none                                      HOA Fees:    $0.00                    HOA Assessments:          $0.00                         HOA Frequency: N/A
       Property Info                 Subject             Sold Comp 1              Sold Comp 2            Sold Comp 3               Listed Comp 1           Listed Comp 2              Listed Comp 3




Address                    310 N GRAND             219 S Cumberland Ave    508 Root St             219 Meacham Ave          418 N Northwest Hwy       401 S Cumberland Ave       410 N Washington Ave

Zip                        60068                   60068                   60068                   60068                    60068                     60068                      60068

Proximity                                          0.50 Mile               3.00 Block              1.00 Block               4.00 Block                0.50 Mile                  3.00 Block

Subdivision                Hasemans Add            Hodges Add              Hodges & Murisons       Penny & Meachams         Gurrs                     Wallaces Addt              Penny & Meachams

MLS Number                 07672343                07613165                07368800                076772025                07670338                  07734183                   07680167

Data Source                MLS                     MLS                     MLS                     MLS                      MLS                       MLS                        MLS

Sale Type                                          Fair Market             Fair Market             Short Sale               Fair Market               Fair Market                Fair Market

Orig List Date             7/31/2010               03/02/10                10/27/09                11/04/09                 03/23/10                  11/16/09                   11/19/10

Orig List Price            $489,000                $359,900                $539,900                $665,000                 $379,000                  $419,000                   $395,000

Current List Date          11/06/2010                                                                                       11/03/2010                02/17/2011                 11/16/2010

Current List Price         $359,000                                                                                         $349,000                  $359,000                   $385,000

Sale Date                                          01/06/11                12/10/10                04/05/11

List Price at Sale                                 $315,000                $419,000                $399,900

Sale Price                                         $290,000                $350,000                $355,000

Seller Concessions                                 $0.00                   $10,500                 $0.00

DOM (Curr / Total)         35 / 280                29 / 93                 24 / 343                37 / 479                 190 / 410                 14 / 541                   62 / 168

Num of Units               1                       1                       1                       1                        1                         1                          1

PropertyType               Single Family Detached Single Family Detached Single Family Detached Single Family Detached Single Family Detached Single Family Detached Single Family Detached

Property Style             farmhouse               Traditional             Queen Anne              Prairie                  bungalow                  farmhouse                  farmhouse

Condition                  Average                 Average                 Average                 Average                  Average                   Average                    Average

Year Built                 1879                    1913                    1921                    1914                     1925                      1878                       1915

Lot Size                   8250.00 Sq.Ft.          8600.00 Sq.Ft.          11721.00 Sq.Ft.         8750.00 Sq.Ft.           9000.00 Sq.Ft.            8471.00 Sq.Ft.             8250.00 Sq.Ft.

Above Grade Room Count     3/1/0/1                 4/1/0/1                 4/2/0/0                 4/2/0/0                  3/3/0/0                   3/2/0/0                    3/1/0/1

Gross Living Area          1350                    1650                    1326                    1736                     1410                      1663                       1268

Basement                   Yes                     Yes                     Yes                     Yes                      Yes                       Yes                        Yes

Basement (% fin)           0                       0                       0                       50                       50                        75                         0

Price per sq ft            $265.93                 $175.76                 $263.95                 $204.49                  $247.52                   $215.87                    $303.63

Garage/Carport             3 Garage - Detached     2 Garage - Detached     3 Garage - Detached     2 Garage - Detached      2 Garage - Detached       2 Garage - Detached        1 Garage - Detached

Fireplace                  1                       1                       1                       1                        2                         0                          0

Pool                       No                      NO                      NO                      NO                       NO                        NO                         NO

View Type                  Neighborhood            Traffic                 Neighborhood            Neighborhood             Traffic                   Traffic                    Neighborhood

Inferior/Superior                                  Inferior                Superior                Superior                 Inferior                  Inferior                   Superior
                 Please see the comments addendum page.
Sale 1
Comments

                 Please see the comments addendum page.
Sale 2
Comments

                 Please see the comments addendum page.
Sale 3
Comments


                 Please see the comments addendum page.
Listing 1
Comments

                 Please see the comments addendum page.
Listing 2
Comments

                 Please see the comments addendum page.
Listing 3
Comments

NEIGHBORHOOD DATA:

 Neighborhood Value Trend:                   Improving        Stable                Declining      Monthly rate (%) of change?      0.83    # months for Value trend change   12
 Neighborhood Pride of Ownership:                Excellent          Good                Fair        Poor      New Construction in area?      No

 Average Marketing Time of Comparable Listings:               311                                              Average Marketing Time of Comparable Sales:        219

 Price Range of Competing Properties:              $160,000    to          $2,950,000                        Number of Competing Listings in Neighborhood:        94
 Predominate Value for Immediate Area:             $500,000
 Describe any negative neighborhood factors that will detract from subject:
 none
 Economic outlook for region/subject's market:
 Stable

 Rent Control:           Yes              No

 Comments:




MARKETABILITY OF SUBJECT:

 Number of REO/Short Sale properties in the subjects market                     8                Number of REO/Short Sale properties on the subject's block   1
 Is the presence of REO/Short Sale properties in the subject's market adversely affecting overall values?            Yes

 Average marketing time for lender owned properties in subject's market                 8

 In the subject's market, what is the average % discount required to sell a lender owned property compared to a comparable non-lender owned property?             10.00

 * Will this property be a problem for resale? If so, why?:
 no
 Indicate any financing subject will NOT qualify for:
 none

 Most likely buyer:     Investor
 Explain any functional/economic obsolescence:

 none

PROPERTY COMMENTS AND FEATURES

 Please Describe Any Negative Features or Condition of the Property:

 Old house that is tired looking


 Please Describe Any Positive Features or Condition of the Property:

 Old house with charm



REPAIRS
 Does Property have any damage that may qualify as an Insurance claim ?                     No        Description:         none

                       Insurance Repairs Estimated Amount and Description:                  $0        none

                          Interior Repairs Estimated Amount and Description:

                          Exterior Repairs Estimated Amount and Description:                $0        none

                         Updates Needed Estimated Amount and Description:                   $0        none

                                                                    Total Repairs
BROKER COMMENTS REGARDING VALUE CONCLUSION:
I put in the middle of the solds




VALUE CONCLUSION:

                                                                                                        90-120 DAY MARKET TIME
                                                            AS-IS Sale Strategy                                          REPAIRED Sale Strategy                                    ESTIMATED LAND ONLY VALUE
     RECOMMENDED LIST PRICE:                                          $350,000                                                          $350,000                                                       $150,000
     ANTICIPATED SALE PRICE:                                          $325,000                                                          $325,000

                       30 DAY QUICK SALE MARKET TIME                                                                                    OTHER VALUES
                                     Quick Sale Strategy                                                                                                                                                         Recommended Sales Strategy:
      RECOMMENDED LIST PRICE:                                       $325,000                               6 MONTH FUTURE VALUE:                                             $309,147                                   AS IS               REPAIRED

      ANTICIPATED SALE PRICE:                                       $305,000                               FAIR MARKET RENT VALUE:                                            $1,295

       "Future Value is a calculation based on Brokers' ASP Price and Monthly Rate % of change. This does not represent a prediction or determination of future value, it merely displays a possible value if the area market trend were to continue."




QC COMMENTS:
Although some market data presented falls outside generally accepted guidelines, the agent has adequately justified its use and the value conclusion is reasonable and supported.




  Broker Signature: GREG FISHER                                                                                          BPO Date:            05/05/2011                                                  IAS Order #:          1458196

  Broker Company: COLDWELL BANKER RESIDENTIAL BROKERAGE (847)681-4173                                                                                                                                               Loan:       GRAn310

 Property Address:            310 N GRAND

                                            NOTE: This report is meant to be a Broker's Opinion of Value ONLY and is not to be construed as an appraisal.
 SUBJECT PROPERTY COMMENTS ADDENDUM:
 Very old house in quite suburban neighborhood. One of the oldest houses around. The majority of houses in the area are from the 50's. The
house is tired looking but no visible repairs needed. Not sure if is vacant or occupied. All the comps are old houses with the same schools,
transportation and shopping.


 COMP LISTING # 1 COMMENTS ADDENDUM:
On busy street MLS: COME AND FALL IN LOVE WITH THIS BRICK BUNGALOW IN DESIRABLE DOWNTOWN PARK RIDGE.FEATURES
1ST FLOOR MASTER BEDROOM WITH TWO LARGE BEDROOMS UPSTAIRS,FORMAL LIVING W/ FIREPLACE & DINING ROOM,UPDATES
INCLUDE 3 FULL BATHS,REFINISHED HARDWOOD FLOORS,CERAMIC TILES IN KITCHEN,FURNACE & A/C,WINDOWS,PARTIAL
FINISHED BASEMENT,DESIRABLE LOT SIZE 50X180X56,FENCED YARD,ENCLOSED PORCH,WALK TO COUNTRY CLUB,METRA,SHOPS
& RESTAURANTS!

 COMP LISTING # 2 COMMENTS ADDENDUM:
On busy street MLS: Not Grandma's Farmhouse* BETTER! Alterations incl: Gutted Bths, Remod. BIG Kitch.w/ Islnd, Corian Surfaces, S.Stl
Appls & Lrg Ea. Spce, Pantry&Alcove. New/Newr: Doors, Wndows,Mechanicals,Fndation,Elec & Plmbng,Frnt Load W&D. Beaut. Wd FLrs&Trim
-Old&New. Generous Din & Liv rm. 1st flr Den/Guest rm + bth. 3 Bds+Bth up Deep Lot, Deck,2 C Gar & 2 C Prkg Pad. Just a Few Blks to
Town/Train/Libry/Fav. Eateries. GREAT LOC

 COMP LISTING # 3 COMMENTS ADDENDUM:
More curb appeal MLS: ONE FAMILY HAS OWNED AND LOVINGLY MAINTAINED THIS VINTAGE HOME SINCE 1922! HARDWOOD OAK
AND MAPLE FLOORS THRU-OUT! CLEAN BASEMENT READY TO FINISH. LARGE BACKYARD WITH PLENTY OF ROOM FOR 2/3 CAR
GARAGE OFF PAVED ALLEY. PARTIALLY FINISHED 3RD FLR WALK-UP ATTIC COULD BE 4TH BR OR MASTER SUITE. COMFY
ENCLOSED FRONT PORCH TO RELAX ON. CONVENIENT COUNTRY CLUB LOCATION NEAR SCHOOL, PARK, DOWNTOWN AND TRAIN!

 COMP SALES # 1 COMMENTS ADDENDUM:
On busy street MLS: Charm, location, opportunity, potential and value all wrapped up with this ready to sell price - Classic Uptown Farm
House! Move-in today, plan & expand into the 178 foot deep lot tomorrow! Walk to train & Uptown, both the "El" and Airport a quick taxi ride away.
Perfect "Viewing Stand" for Park Ridge parades! Move in before school starts - walk to Roosevelt/Lincoln/and Maine South ! NEW ROOF
scheduled !

 COMP SALES # 2 COMMENTS ADDENDUM:
Large garage like subject MLS: CHARMING ONE OF A KIND HOUSE IN GREAT LOCATION NEAR TOWN AND TRAIN! SEPARATE
ENTRANCE FOR 2ND FLOOR OR ACCESS FROM 1ST FLOOR FOYER. FRENCH DOORS TO LIVING ROOM WITH FIREPLACE. LARGE
SEPARATE DINING ROOM, KITCHEN WITH EATING AREA OVERLOOKING YARD. XPERT FLOOD CONTROL SYSTEM. TAXES REFLECT
SENIOR FREEZE. NEW FURNACE 10/2010. NEW ROOF 11/2010. GREAT OPPORTUNITY, SEE IT TODAY!

 COMP SALES # 3 COMMENTS ADDENDUM:
Great curb appeal      MLS: Absolutely gorgeous updated & very spaciousl Large eat-in kit w/cherry cabs. Spac LR w/FP & formal DR w/coffered
ceilings. Beautiful woodwork & HW flrs. Tear-off roof 2002. Newer furnace & AC,water heater, french doors & more. Full, partially fnshd bsmnt.
Private backyrd w/lrg deck. 2.5 gar + 3 park spaces. Great Park Ridge schools! Excellent location. Min to shopping, xpresswaySHORT SALE.
Approved. Can close soon.
                                                             BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       GRAN310
Loan Number:      GRAn310
Address:          310 N GRAND, PARK RIDGE, IL 60068 (COOK)

Description: Subject




Description: House Number Verification
                                                                                            BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       GRAN310
Loan Number:      GRAn310
Address:          310 N GRAND, PARK RIDGE, IL 60068 (COOK)

Description: StreetView




Description: CompListing1                Address: 418 N Northwest Hwy,Park Ridge IL 60068
                                                                                         BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       GRAN310
Loan Number:      GRAn310
Address:          310 N GRAND, PARK RIDGE, IL 60068 (COOK)

Description: CompListing2                Address: 401 S Cumberland Ave,Park Ridge IL 60068




Description: CompListing3                Address: 410 N Washington Ave,Park Ridge IL 60068
                                                                                        BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      GRAN310
Loan Number:     GRAn310
Address:         310 N GRAND, PARK RIDGE, IL 60068 (COOK)

Description: CompSale1                  Address: 219 S Cumberland Ave,Park Ridge IL 60068




Description: CompSale2                  Address: 508 Root St,Park Ridge IL 60068
                                                                                       BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      GRAN310
Loan Number:     GRAn310
Address:         310 N GRAND, PARK RIDGE, IL 60068 (COOK)

Description: CompSale3                  Address: 219 Meacham Ave,Park Ridge IL 60068
Map




                                               Order Number:          GRAN310
                                               Loan Number:           GRAn310


                                                                Subject Property:
                                                                     310 N GRAND
                                                                PARK RIDGE, IL 60068
                                               Distance from Subject to Broker Office: 11.778052628 Miles

                                                              ~Distances not Guaranteed~
                                               Based on MapQuest's accuracy & ability to locate addresses.



      Comp. Listing 1:                                                                                       Closed Sale 1:
      418 N Northwest Hwy                                                                                    219 S Cumberland Ave
      Park Ridge, IL 60068                                                                                   Park Ridge, IL 60068
      Dist. From Subject: 0.3232965860 Miles                                                                 Dist. From Subject: 0.5581819858 Miles


      Comp. Listing 2:                                                                                       Closed Sale 2:
      401 S Cumberland Ave                                                                                   508 Root St
      Park Ridge, IL 60068                                                                                   Park Ridge, IL 60068
      Dist. From Subject: 0.6572407788 Miles                                                                 Dist. From Subject: 0.2357088484 Miles


      Comp. Listing 3:                                                                                       Closed Sale 3:
      410 N Washington Ave                                                                                   219 Meacham Ave
      Park Ridge, IL 60068                                                                                   Park Ridge, IL 60068
      Dist. From Subject: 0.2733716287 Miles                                                                 Dist. From Subject: 0.0996556368 Miles
                                                                       Detached Single                MLS #:07672343              List Price:$359,000
                                                                        Status: CTG                List Date: 11/06/2010    Orig List Price:$379,000
                                                                          Area:68               List Dt Rec:11/06/2010           Sold Price:
                                                                      Address:310 N Grand Blvd , Park Ridge, Illinois 60068
                                                                    Directions: PROSPECT NORTH OF TOUHY TO ELM, WEST TO GRAND, NORTH
                                                                       Sold by:                                             Lst. Mkt. Time:181
                                                                        Closed:                    Contract: 12/23/2010              Points:
                                                                    Off Market:                   Financing:                  Contingency:A/I
                                                                     Year Built:1877         Blt Before 78: Yes               Curr. Leased:Yes
                                                                   Dimensions:55X150
                                                                    Ownership:Fee Simple        Subdivision:Country Club             Model: 2-story
                                                                   Corp Limits:Park Ridge         Township:Maine                    County: Cook
                                                                   Coordinates:N:9 W:19                                       # Fireplaces:1
                                                                        Rooms: 7                 Bathrooms 1 / 1                    Parking: Garage
                                                                                                  (full/half):
                                                                    Bedrooms:3                Master Bath:None                   # Spaces:Gar:3
                                                                    Basement: Full            Bsmnt. Bath:No                   Parking Incl.
                                                                                                                                   In Price:
Remarks: COUNTRY CLUB!! SECLUDED/QUIET STREET JUST 2 BLKS TO TOWN/TRAIN/SHOPPING! 55X150 LOT,BUILD UP TO 3712SF(CONFIRM WITH
CITY),3 CAR GARAGE W/PAVED ALLEY, CURRENTLY LEASED THRU 2/28/11 FOR $1295/MO,1ST FLR FAMILY ROOM,FRPLC,BSMT. LIVE IN OR BUILD YOUR
DREAM HOME & COLLECT INCOME UNTIL YOUR PLANS ARE READY. SOLD IN "AS IS" CONDITION, CURRENTLY NO HOMEOWNER'S EXEMPTION. TENANTS
WILL MOVE AT END OF LEASE BUT PREFER TO STAY.
School Data                                    Assessments                               Tax                       Miscellaneous
 Elementary:Eugene Field (64)                   Amount: $0                     Amount: $9,182                  Waterfront:No
Junior High: Emerson (64)                    Frequency:Not Applicable              PIN:09264050440000             Appx SF:1350
High School:Maine South (207)      Special Assessments: No                   Mult PINs:                         SF Source:Assessor
        Other:                     Special Service Area:No                    Tax Year: 2009                      Acreage:
                                    Master Association: No                  Tax Exmps: None
    Room Name Size      Level           Flooring          Win Trmt       Room Name Size       Level          Flooring           Win Trmt
    Living Room 17X11 Main Level        Hardwood                      Master Bedroom15X10 2nd Level          Carpet
   Dining Room14X9      Main Level      Hardwood                        2nd Bedroom10X10 2nd Level           Carpet
         Kitchen 11X9   Main Level      Hardwood                        3rd Bedroom11X9       2nd Level      Carpet
   Family Room 23X18 Main Level         Carpet                          4th Bedroom           Not Applicable
 Laundry Room
           Foyer8X8     Main Level      Hardwood
Interior Property Features:
Exterior Property Features:Deck
Age:100+ Years                                         Additional Rooms:Foyer                                   Roof:Asphalt/Glass (Shingles)
Type:2 Stories                                         Garage Ownership:N/A                                     Sewer:Sewer-Public
Style:Farmhouse                                        Garage On Site:                                          Water:Lake Michigan
Exterior:Aluminum/Vinyl/Steel Siding                   Garage Type:Detached                                     Const Opts:
Air Cond:None                                          Garage Details:                                          General Info:School Bus Service, Commuter Bus,
Heating:Gas, Forced Air                                Parking Ownership:                                       Commuter Train
Kitchen:                                               Parking On Site:                                         Amenities:Park/Playground, Pool, Tennis Courts,
                                                                                                                Curbs/Gutters, Sidewalks, Street Lights
Appliances:Oven/Range, Refrigerator, Washer,           Parking Details:
Dryer                                                                                                           Asmt Incl:None
                                                       Driveway:
Dining:Separate                                                                                                 HERS Index Score:
                                                       Foundation:
Attic:                                                                                                          Green Discl:
                                                       Exst Bas/Fnd:
Basement Details:Unfinished                                                                                     Green Rating Source:
                                                       Disability Access:No
Bath Amn:                                                                                                       Green Feats:
                                                       Disability Details:
Fireplace Details:                                                                                              Sale Terms:Conventional, FHA, VA
                                                       Exposure:N (North), S (South), E (East), W (West)
Fireplace Location:Family Room                                                                                  Possession:Tenant's Rights
                                                       Lot Size:Less Than .25 Acre
Electricity:                                                                                                    Occ Date:
                                                       Lot Desc:
Equipment:Sump Pump
Agent Remarks: SHOWINGS ARE ON SATURDAYS ONLY FROM 2-4PM, 24-48 HOUR NOTICE REQUIRED, TENANT OCCUPIED THRU 2/28/11, TENANTS
PREFER TO STAY BUT WILL LEAVE AT END OF LEASE IF NEEDED. GREAT TENANTS!!! CURRENTLY NO HOMEOWNER'S EXEMPTION.
Internet Listing: All                          Remarks on Internet?:Yes                     Addr on Internet?:No
     VOW AVM:No                              VOW Comments/Reviews: No
   Listing Type:Exclusive Right to Sell         Holds Earnest Money: Yes                             Lock Box:None
    Coop Comp: 2.5% - 295 (on Net SP)               Addl. Sales Info.:None                 Special Comp Info:None
  Showing Inst: CALL AGENT,SATURDAYS ONLY FROM 2-4PM,24-48 HRS NOTICE                         Expiration Date:
    Mgmnt. Co:                                         Contact Name:                                   Phone:
         Owner: OF RECORD                                       Ph #:                 Agent Owned/Interest?:Yes
         Broker: Coldwell Banker Residential                    Ph #: (847) 696-0700
                   Brokerage (8058)                                                  Team:
     List Agent:John Forsythe (82468)                           Ph #: (847) 384-7572 Email:john.forsythe@cbexchange.com
        Co-lister:                                              Ph #:                More Agent Contact Info:
Copyright 2011 MRED LLC - The accuracy of all information, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not
                     guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
MLS #: 07672343                                                                    Prepared By: Greg Fisher | Coldwell Banker Residential | 05/05/2011 09:25 AM

				
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