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1 Oak CT-1463884

VIEWS: 19 PAGES: 12

									                                                        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: 1 OAK CT PASS                                                                                    IAS Order #:           1463884
 City, State, Zip:       OCALA, FL 34472                                                                            Project ID:            AHP051111
 Loan:                   1001944                                                                                    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
           Rural              NO                                                                              09/01/06     $135,900                                   $1,566.00      $0.00

         APN#:     9028-0861-27                                                 Special Assessments:       $0.00

Subject Comments:
Please see the subject comments addendum page.



HOA Name:                                                  HOA Fees:                               HOA Assessments:                                        HOA Frequency:
       Property Info                Subject              Sold Comp 1             Sold Comp 2              Sold Comp 3             Listed Comp 1             Listed Comp 2           Listed Comp 3




Address                   1 OAK CT PASS            124 Oak Cir             5 Spring Dr Pl          41 Sapphire Rn            503 Palm Ln               506 Clear Rd            5 Hickory Track Ln

Zip                       34472                    34472                   34472                   34472                     34472                     34472                   34472

Proximity                                          0.40 Mile               1.00 Mile               0.80 Mile                 1.20 Mile                 1.20 Mile               1.50 Mile

Subdivision               Silver Springs Shores    Silver Springs Shores   Silver Springs          Silver Springs Shores     Silver Springs Shores     Silver Springs Shores   Silver Springs Shores

MLS Number                                         341552                  351962                  352368                    324289                    357500                  358041

Data Source               Assessor Records         MLS                     MLS                     MLS                       MLS                       MLS                     MLS

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

Orig List Date                                     05/11/10                12/16/10                12/28/10                  06/10/09                  04/14/11                04/28/11

Orig List Price                                    $57,900                 $39,900                 $26,600                   $99,000                   $33,000                 $30,000

Current List Date                                                                                                            05/13/2011                05/13/2011              05/13/2011

Current List Price                                                                                                           $40,000                   $33,000                 $30,000

Sale Date                                          12/15/10                05/13/11                02/18/11

List Price at Sale                                 $44,199                 $39,900                 $26,600

Sale Price                                         $42,000                 $33,000                 $27,000

Seller Concessions                                 $0.00                   $0.00                   $0.00

DOM (Curr / Total)        /                        218 / 218               125 / 125               10 / 10                   671 / 671                 29 / 29                 11 / 11

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            Ranch                    Ranch                   Ranch                   Ranch                     Ranch                     Ranch                   Ranch

Condition                 Good                     Good                    Good                    Good                      Good                      Good                    Good

Year Built                1985                     1989                    1978                    1983                      1982                      1975                    1989

Lot Size                  0.26 Acres               0.23 Acres              0.18 Acres              0.24 Acres                0.24 Acres                0.25 Acres              0.44 Acres

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

Gross Living Area         1456                     1340                    1275                    1392                      1321                      1538                    1371

Basement                  No                       No                      No                      No                        No                        No                      No

Basement (% fin)

Price per sq ft                                    $31.34                  $25.88                  $19.40                    $30.28                    $21.46                  $21.88

Garage/Carport            1 Garage - Attached      1 Garage - Attached     2 Garage - Attached     1 Garage - Attached       1 Garage - Attached       2 Garage - Attached     2 Garage - Attached

Fireplace                 0                        0                       0                       0                         0                         0                       0

Pool                      No                       NO                      NO                      NO                        NO                        NO                      NO

View Type                 Neighborhood             Neighborhood            Neighborhood            Neighborhood              Neighborhood              Neighborhood            Neighborhood

Inferior/Superior                                  Inferior                Inferior                Inferior                  Inferior                  Superior                Inferior
                 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?      0.33    # months for Value trend change   6
 Neighborhood Pride of Ownership:                Excellent          Good                Fair        Poor      New Construction in area?      No

 Average Marketing Time of Comparable Listings:               237                                             Average Marketing Time of Comparable Sales:         151

 Price Range of Competing Properties:               $24,900    to          $79,900                          Number of Competing Listings in Neighborhood:         44
 Predominate Value for Immediate Area:              $40,000
 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                    32                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                10

 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?             45.00

 * Will this property be a problem for resale? If so, why?:
 None
 Indicate any financing subject will NOT qualify for:
 None

 Most likely buyer:     Owner Occupant
 Explain any functional/economic obsolescence:

 None

PROPERTY COMMENTS AND FEATURES

 Please Describe Any Negative Features or Condition of the Property:

 None


 Please Describe Any Positive Features or Condition of the Property:

 Home appears in good shape with nice appeal.



REPAIRS
 Does Property have any damage that may qualify as an Insurance claim ?                     No        Description:         0

                       Insurance Repairs Estimated Amount and Description:                  $0        0

                          Interior Repairs Estimated Amount and Description:

                          Exterior Repairs Estimated Amount and Description:                $0        0

                         Updates Needed Estimated Amount and Description:                   $0        0

                                                                    Total Repairs
BROKER COMMENTS REGARDING VALUE CONCLUSION:
All comps used are situated within competitive locations and reflect realistic value.




VALUE CONCLUSION:

                                                                                                        90-120 DAY MARKET TIME
                                                            AS-IS Sale Strategy                                          REPAIRED Sale Strategy                                    ESTIMATED LAND ONLY VALUE
     RECOMMENDED LIST PRICE:                                           $35,900                                                           $35,900                                                         $2,000
     ANTICIPATED SALE PRICE:                                           $32,000                                                           $32,000

                       30 DAY QUICK SALE MARKET TIME                                                                                    OTHER VALUES
                                     Quick Sale Strategy                                                                                                                                                         Recommended Sales Strategy:
     RECOMMENDED LIST PRICE:                                         $29,900                               6 MONTH FUTURE VALUE:                                              $31,372                                   AS IS               REPAIRED

     ANTICIPATED SALE PRICE:                                         $29,000                               FAIR MARKET RENT VALUE:                                              $550

       "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: JEFF WILLIAMS                                                                                         BPO Date:            05/14/2011                                                  IAS Order #:          1463884

  Broker Company: KELLER WILLIAMS REALTY (352)369-4044                                                                                                                                                              Loan:       1001944

 Property Address:            1 OAK CT PASS

                                            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:
 Subject situated within large rural subdivision of Silver Springs Shores which has lots of amenities within such as schools, banks, restaurants,
grocery stores, shopping, golf courses and others. There is less inventory on the market now than 6 months ago but due the continuing REO and
short sale activity values appear to still be declining.


 COMP LISTING # 1 COMMENTS ADDENDUM:
Similar size, location, value and appeal.  MLS: Excellent home package: desirable location, tranquil residential area of well kept home with
mature landscaping, well designed floor plans, glass enclosed front porch, fenced yard, storage shed, extra large garage.

 COMP LISTING # 2 COMMENTS ADDENDUM:
Similar size, appeal, location, with a little more sq ft and 2 car garage. MLS: Neat floor plan in this split 2/2 that features really large master suite
w/walk-in closet, a den or possible 3rd bedrooom. Nice entry garage has lg storage closet. Come take a look. Appliances Convey if on property at
closing. Please visit www.homesteps.com for information on current SmartBuy and SmartSell Promotions.

 COMP LISTING # 3 COMMENTS ADDENDUM:
Similar appeal, location, size, condition and value. MLS: WHAT AN AMAZING HOUSE! LARGE LIVING ROOM. BEDROOMS AND EAT IN
KITCHEN PLUS A DINING ROOM. JACUZZI TUB IN MASTER BATH. ALL THIS ON AN OVERSIZED CORNER LOT. YOU CAN'T BEAT THIS
PRICE FOR THIS LOCATION!

 COMP SALES # 1 COMMENTS ADDENDUM:
Similar size, location, value and appeal. MLS: THREE BEDROOMS AND TWO BATHS FOR AN INCREDIBLE PRICE IN SILVER SPRINGS
SHORES. LOCATED CONVENIENT TO BELLEVIEW AND THE VILLAGES. DON'T MISS OUT ON THIS HOME, CALL TODAY.

 COMP SALES # 2 COMMENTS ADDENDUM:
Similar appeal, location, value but with less sq ft.   MLS: Newly updated with new carpet and flooring, new interior paint, and new range. Perfect
for first time buyers or investor. Very affordable and move-in ready. This is a Fannie Mae Home Path property - Purchase this property for as little
as 3% down! This property is approved for HomePath Mortgage and HomePath Renovation Financing

 COMP SALES # 3 COMMENTS ADDENDUM:
Smaller home with similar appeal, location, value and condition.      MLS: Excellent corner residential lot in Silver Spring Shores. Charming tiled
floors,great floor plan.Large kitchen w/breakfast bar and lots of cabinet space.Open living room.Home is light and bright.Covered front porch.Cute
older home in need of some new owners! Great price! Appliances convey if on proprty at time of closing.
                                                             BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       OAKC1
Loan Number:      1001944
Address:          1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: Subject




Description: Side View
                                                               BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:         OAKC1
Loan Number:        1001944
Address:            1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: Side View




Description: Rear
                                                             BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       OAKC1
Loan Number:      1001944
Address:          1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: House Number Verification




Description: StreetView
                                                                                BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       OAKC1
Loan Number:      1001944
Address:          1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: CompListing1                Address: 503 Palm Ln,Ocala FL 34472




Description: CompListing2                Address: 506 Clear Rd,Ocala FL 34472
                                                                                      BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       OAKC1
Loan Number:      1001944
Address:          1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: CompListing3                Address: 5 Hickory Track Ln,Ocala FL 34472




Description: CompSale1                   Address: 124 Oak Cir,Ocala FL 34472
                                                                                 BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      OAKC1
Loan Number:     1001944
Address:         1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: CompSale2                  Address: 5 Spring Dr Pl,Ocala FL 34472




Description: CompSale3                  Address: 41 Sapphire Rn,Ocala FL 34472
                                                               BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:         OAKC1
Loan Number:        1001944
Address:            1 OAK CT PASS , OCALA, FL 34472 (Marion)

Description: Misc
Map




                                               Order Number:          OAKC1
                                               Loan Number:           1001944


                                                                Subject Property:
                                                                   1 OAK CT PASS
                                                                   OCALA, FL 34472
                                               Distance from Subject to Broker Office: 8.7909281510 Miles

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



      Comp. Listing 1:                                                                                       Closed Sale 1:
      503 Palm Ln                                                                                            124 Oak Cir
      Ocala, FL 34472                                                                                        Ocala, FL 34472
      Dist. From Subject: 1.2396273160 Miles                                                                 Dist. From Subject: 0.4749436229 Miles


      Comp. Listing 2:                                                                                       Closed Sale 2:
      506 Clear Rd                                                                                           5 Spring Dr Pl
      Ocala, FL 34472                                                                                        Ocala, FL 34472
      Dist. From Subject: 1.2991719844 Miles                                                                 Dist. From Subject: 1.0824228336 Miles


      Comp. Listing 3:                                                                                       Closed Sale 3:
      5 Hickory Track Ln                                                                                     41 Sapphire Rn
      Ocala, FL 34472                                                                                        Ocala, FL 34472
      Dist. From Subject: 1.5703618257 Miles                                                                 Dist. From Subject: 1.4275148374 Miles

								
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