103 Northill BPO by Jorge_Newbery

VIEWS: 21 PAGES: 11

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

 Property Address: 103 NORTHILL DR LOT 17 BLK 21                                                                  IAS Order #:           1481799
 City, State, Zip:       SAN ANTONIO, TX 78201                                                                    Project ID:            AHP060111
 Loan:                   103                                                                                      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              NO                                                                                                                                    $2,309.03      $0.00

         APN#:     100830210070                                                Special Assessments:       $0.00

Subject Comments:
Please see the subject comments addendum page.



HOA Name:          MONTECELLO HEIGHTS                      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                                            526
                          103 NORTHILL DR LOT 17 BLK 21 BEXAR DR          455 WESTHILL PL         103 EWING PL                                     231
                                                                                                                            906 ALEXANDER HAMILTON DR LADDIE PL              238 ROSEMONT DR

Zip                       78201                    78228                  78201                   78201                     78228                    78201                   78228

Proximity                                          0.90 Mile              0.20 Mile               0.20 Mile                 0.90 Mile                0.75 Mile               0.75 Mile
                          MONTECELLO
Subdivision                                                        MONTECELLO HEIGHTS
                                                   DONALDSON TERRACE                                 DONALDSON TERRACE
                                                                                    MONTECELLO HEIGHTS               MONTICELLO PARK                                         JEFFERSON TERRACE
                          HEIGHTS
MLS Number                                         872519                 874558                  880032                    872756                   892106                  886240

Data Source               Assessor Records         MLS                    MLS                     MLS                       MLS                      MLS                     MLS

Sale Type                                          REO                    REO                     REO                       REO                      REO                     REO

Orig List Date                                     01/05/11               01/19/11                02/28/11                  01/07/11                 05/11/11                04/05/11

Orig List Price                                    $39,750                $73,900                 $75,000                   $55,000                  $63,000                 $72,500

Current List Date                                                                                                           02/09/2011               05/19/2011              06/02/2011

Current List Price                                                                                                          $49,500                  $59,220                 $69,900

Sale Date                                          02/23/11               05/26/11                05/27/11

List Price at Sale                                 $39,750                $68,900                 $75,000

Sale Price                                         $35,500                $62,000                 $80,000

Seller Concessions                                 $0.00                  $0.00                   $5,000

DOM (Curr / Total)        /                        21 / 21                87 / 114                50 / 50                   58 / 63                  14 / 22                 1 / 58

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            R                        R                      R                       R                         R                        R                       R

Condition                 Average                  Average                Average                 Average                   Average                  Average                 Average

Year Built                1951                     1953                   1951                    1950                      1950                     1954                    1948

Lot Size                  0.20 Acres               0.21 Acres             0.20 Acres              0.19 Acres                0.17 Acres               0.15 Acres              0.18 Acres

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

Gross Living Area         1404                     1076                   1148                    1321                      1165                     1114                    1768

Basement                  No                       No                     No                      No                        No                       No                      No

Basement (% fin)

Price per sq ft                                    $32.99                 $54.01                  $60.56                    $42.49                   $53.16                  $39.54

Garage/Carport            2 Garage - Detached      1 Off-Street           1 Garage - Attached     2 Garage - Detached       1 Garage - Detached      1 Garage - Detached     1 Off-Street

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                                  Superior               Inferior                Superior                  Inferior                 Inferior                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?      1.67    # 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:               133                                             Average Marketing Time of Comparable Sales:         82

 Price Range of Competing Properties:               $34,000    to          $187,000                         Number of Competing Listings in Neighborhood:         10
 Predominate Value for Immediate Area:              $92,500
 Describe any negative neighborhood factors that will detract from subject:
 OVERSUPPLY OF INVENTORY WITH A FEW FORECLOSURES/SHORT SALES
 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   0
 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                60

 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?:
 FEW FORECLOSURES/SHORT SALES AND ESTATES SALES
 Indicate any financing subject will NOT qualify for:
 ALL FINANCING IS AVAILABLE FOR THIS HOME

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

 THE HOME IS ONLY A THREE BEDROOM WITH ONE BATH

PROPERTY COMMENTS AND FEATURES

 Please Describe Any Negative Features or Condition of the Property:

 HOME IS ONLY A THREE BEDROOM WITH ONE BATH


 Please Describe Any Positive Features or Condition of the Property:

 CLOSE TO SCHOOLS, SHOPPING, MAJOR FREEWAYS AND MEDICAL CENTER



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:
THERE IS CURRENTLY AN OVERSUPPLY OF INVENTORY WITH A FEW FORECLOSURES/SHORT SALES AND ESTATE SALES IN THIS AREA - THE HOME IS ONLY A THREE
BEDROOM WITH ONE BATH AND THIS MIGHT DETER SEVERAL BUYERS/INVESTORS FROM THIS PROPERTY AND GREATLY EFFECT THE VALUE OF THIS HOME




VALUE CONCLUSION:

                                                                                                       90-120 DAY MARKET TIME
                                                           AS-IS Sale Strategy                                          REPAIRED Sale Strategy                                    ESTIMATED LAND ONLY VALUE
    RECOMMENDED LIST PRICE:                                           $75,000                                                           $75,000                                                        $18,580
     ANTICIPATED SALE PRICE:                                          $70,000                                                           $70,000

                      30 DAY QUICK SALE MARKET TIME                                                                                    OTHER VALUES
                                    Quick Sale Strategy                                                                                                                                                         Recommended Sales Strategy:
     RECOMMENDED LIST PRICE:                                        $63,000                               6 MONTH FUTURE VALUE:                                              $63,272                                   AS IS               REPAIRED

     ANTICIPATED SALE PRICE:                                        $60,000                               FAIR MARKET RENT VALUE:                                              $800

      "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: CATHY GOODWIN                                                                                        BPO Date:            06/04/2011                                                  IAS Order #:          1481799

  Broker Company: KELLER WILLIAMS REALTY (210)477-4887                                                                                                                                                             Loan:       103

 Property Address:           103 NORTHILL DR LOT 17 BLK 21

                                           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:
 THE HOME APPEARS WELL MAINTAINED AND ON A CORNER LOT WITH A DETACHED GARAGE - LANDSCAPING AND CURB APPEAL
IS CONSISTENT WITH THE NEIGHBORING HOMES - THE HOME IS ONLY A THREE BEDROOM WITH ONE BATH AND THIS MIGHT
DETER SEVERAL BUYERS/INVESTORS FROM THIS PROPERTY AND GREATLY EFFECT THE VALUE OF THIS HOME - THE
NEIGHBORHOOD IS CLOSE TO SCHOOLS, SHOPPING, MAJOR FREEWAYS AND MEDICAL CENTER - THERE IS CURRENTLY 29 LISTING
WITH 26 THAT SOLD IN THE LAST SIX MONTHS WITH A FEW FORECLOSURES/SHORT SALES AND LARGE AMOUNT OF ESTATES
SALES IN THIS AREA - VALUES HAVE DECLINED DUE TO ALL THREE OF THESE FACTORS.


 COMP LISTING # 1 COMMENTS ADDENDUM:
SAME BATHS/STYLE AND DETACHED GARAGE MLS: Please call CSS for showing instructions. Buyer’s agent must be present for all
showings, inspections, appraisers, and turn on of utilities. Bidding and submission procedures at www.bidselect.com. Vital info at
www.HometelosFirst.com. Participating brokers may receive up to 3% commission.
Remarks: 2 bedroom, 1 bathroom with a covered patio. 1165 square feet-information is from the FHA Appraisal and is deemed reliable but not
guaranteed. Being sold "as is" seller will not make any repairs.

 COMP LISTING # 2 COMMENTS ADDENDUM:
SAME BEDROOMS/BATH AND DETACHED GARAGE MLS: REO PROPERTY-. PROPERTY SOLD AS-IS. ACCESS CODE - 1515- HOME
IS VACANT - NO APPOINTMENT NECESSARY. PER SELLER ALL OFFERS MUST BE SUBMITTED VIA: WWW.GOHOMING.COM.
QUESTIONS CALL: 1-888-876-3372. TRANSACTION GUIDE IN DOCS MEDIA. BUYER IS RESPONSIBLE FOR UTILITY ACTIVATION FOR
INSPECTIONS.
Remarks: FORECLOSURE--- CHECK THIS PRICE!!!! THIS COULD BE THE FORECLOSURE YOU ARE LOOKING FOR!!! BUYER OR
BUYER’S AGENT TO VERIFY ALL INFORMATION: SCHOOLS, TAXES, RESTRICTIONS AND ROOM SIZES, ETC. SOLD AS IS .

 COMP LISTING # 3 COMMENTS ADDENDUM:
SAME BATH AND STYLE MLS: PLEASE FAX ALL OFFERS TO JIM COFFLAND AT 210-408-7556 OR EMAIL TO JIMBOINSAT@AOL.COM
WITH PREQUAL, PROOF OF FUNDS & COPY OF EM CHECK. PLEASE USE MEL JUAREZ, TRINITY TITLE. PLEASE ALLOW 48-72 HRS
(M-F) FOR RESPONSE FROM SELLER.
Remarks: CUTE ONE STORY HOME GREAT POTENTIAL. GREAT AREA, CLOSE TO ALL MAJOR FREEWAYS. HARDWOOD FLOORS
THROUGH OUT, WITH CERAMIC TILE IN KITCHEN. SELLER IS EXEMPT FROM DISCLOSURES. ADDENDUMS FOLLOW FROM SELLER
UPON ACCEPTANCE OF TERMS. THANKS FOR SHOWING.

 COMP SALES # 1 COMMENTS ADDENDUM:
NO CONCESSIONS AND SOLD FOR CASH MLS: Cozy starter home on a spacious corner lot with a one car carport. Close proximity to St.
Mary's University, Woodlawn Lake/Park, schools, restaurants and shopping. Easy access to IH-10 and downtown. ****MULTIPLE OFFERS
RECEIVED. PLEASE SEE ADDITIONAL INFO FOR MULTIPLE OFFER FORM AND PROCEDURE****

 COMP SALES # 2 COMMENTS ADDENDUM:
NO CONCESSIONS AND SOLD FOR CASH MLS: Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to
closing. Seller exempt from disclosure. Proof of funds and copy of EM required with all offers, no exceptions. Fax offers to 210-545-2550 or email
to stevecruz@lamreo.com. Please allow at least 72 business hours for a response. Seller's addenda to follow negotiated offer.
Remarks: Fantastic investor or handy homeowner opportunity in the established and popular Monticello Heights neighborhood. Conveniently
located within walking distance to a school, or a short drive to Crossroads Mall and Loop 410 and IH-10. The home sits on a large lot and has a
read deck with which to enjoy it. The interior features an open floor plan, spacious living area, dining room with French doors, and a kitchen that lo

 COMP SALES # 3 COMMENTS ADDENDUM:
$5000 IN CONCESSIONS AND FHA FINANCING MLS: Send offers to 210-545-2550 or stevecruz@lamreo.com. Allow at least 72 business
hours for response. Seller's addenda to follow and ORIGINAL documents will be required. See ASSOCIATED DOCS for Seller's promos and
disclosures. For complete terms and conditions, visit www.HomeSteps.com. This property is eligible under the Freddie Mac First Look Initiative
through 03/08/11.
Remarks: Terrific Monticello Heights home! Conveniently located within walking distance to several schools, or a stone's throw from Crossroads
Mall, Loop 410, and I-10. In addition to the lovely corner lot, you will be treated to a covered front porch as well as a gorgeous brick patio in the
backyard. The interior features updated bathrooms, a large living/dining combo room with wood flooring, a cute eat-in kitchen with t
                                                                                 BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       NORTHI103B
Loan Number:      103
Address:          103 NORTHILL DR LOT 17 BLK 21, SAN ANTONIO, TX 78201 (BEXAR)

Description: Subject




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

IAS Number:       NORTHI103B
Loan Number:      103
Address:          103 NORTHILL DR LOT 17 BLK 21, SAN ANTONIO, TX 78201 (BEXAR)

Description: House Number Verification




Description: StreetView
                                                                                       BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       NORTHI103B
Loan Number:      103
Address:          103 NORTHILL DR LOT 17 BLK 21, SAN ANTONIO, TX 78201 (BEXAR)

Description: CompListing1                Address: 906 ALEXANDER HAMILTON DR,SAN ANTONIO TX 78228




Description: CompListing2                Address: 231 LADDIE PL,SAN ANTONIO TX 78201
                                                                                      BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       NORTHI103B
Loan Number:      103
Address:          103 NORTHILL DR LOT 17 BLK 21, SAN ANTONIO, TX 78201 (BEXAR)

Description: CompListing3                Address: 238 ROSEMONT DR,SAN ANTONIO TX 78228




Description: CompSale1                   Address: 526 BEXAR DR,SAN ANTONIO TX 78228
                                                                                     BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      NORTHI103B
Loan Number:     103
Address:         103 NORTHILL DR LOT 17 BLK 21, SAN ANTONIO, TX 78201 (BEXAR)

Description: CompSale2                  Address: 455 WESTHILL PL,SAN ANTONIO TX 78201




Description: CompSale3                  Address: 103 EWING PL,SAN ANTONIO TX 78201
                                                                                 BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       NORTHI103B
Loan Number:      103
Address:          103 NORTHILL DR LOT 17 BLK 21, SAN ANTONIO, TX 78201 (BEXAR)

Description: Garage
Map




                                               Order Number:          NORTHI103B
                                               Loan Number:           103


                                                                Subject Property:
                                                           103 NORTHILL DR LOT 17 BLK 21
                                                               SAN ANTONIO, TX 78201
                                               Distance from Subject to Broker Office: 8.5185130168 Miles

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



      Comp. Listing 1:                                                                                       Closed Sale 1:
      906 ALEXANDER HAMILTON DR                                                                              526 BEXAR DR
      SAN ANTONIO, TX 78228                                                                                  SAN ANTONIO, TX 78228
      Dist. From Subject: 1.0902525499 Miles                                                                 Dist. From Subject: 1.2459561840 Miles


      Comp. Listing 2:                                                                                       Closed Sale 2:
      231 LADDIE PL                                                                                          455 WESTHILL PL
      SAN ANTONIO, TX 78201                                                                                  SAN ANTONIO, TX 78201
      Dist. From Subject: 0.7539108563 Miles                                                                 Dist. From Subject: 0.2809360088 Miles


      Comp. Listing 3:                                                                                       Closed Sale 3:
      238 ROSEMONT DR                                                                                        103 EWING PL
      SAN ANTONIO, TX 78228                                                                                  SAN ANTONIO, TX 78201
      Dist. From Subject: 0.7547699283 Miles                                                                 Dist. From Subject: 0.4641988268 Miles

								
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