11711 Peach Limb Dr. BPO

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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
                                                                                                                         Instruction Type:

 Property Address: 11711 PEACH LIMB DR                                                                             IAS Order #:           1481662
 City, State, Zip:       HOUSTON, TX 77099                                                                         Project ID:            AHP060111
 Loan:                   11711                                                                                     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                          N/A                             N/A               11/14/06      $111,000                        $0          $2,630.23     $0.00

         APN#:     1148530060012001                                            Special Assessments:       $0.00

Subject Comments:
Please see the subject comments addendum page.



HOA Name:          KEEGANS GLEN                            HOA Fees:     $245.00                  HOA Assessments:           $0.00                        HOA Frequency: annual
       Property Info                Subject              Sold Comp 1            Sold Comp 2              Sold Comp 3              Listed Comp 1            Listed Comp 2            Listed Comp 3




Address                   11711 PEACH LIMB DR      11827 FAIRPOINT DR     10126 PEAR LIMB DR      11951 FIREBIRD DR          10715 SASHAY DR          11919 FREEBIRD           12038 CREEKHURST

Zip                       77099                    77099                  77099                   77099                      77099                    77099                    77099

Proximity                                          0.20 Mile              0.10 Mile               0.30 Mile                  0.30 Mile                0.30 Mile                0.50 Mile

Subdivision               KEEGANS GLEN             KEEGANS GLEN           KEEGANS GLEN            KEEGANS GLEN               KEEGANS GLEN             KEEGANS GLEN             KEEGANS GLEN

MLS Number                                         10275919               19498699                20892548                   71986025                 92645073                 38533776

Data Source               Assessor Records         MLS                    MLS                     MLS                        MLS                      MLS                      MLS

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

Orig List Date                                     10/20/10               10/19/10                10/26/10                   05/13/11                 04/19/11                 03/28/11

Orig List Price           $0                       $65,000                $69,900                 $69,900                    $94,000                  $99,000                  $114,900

Current List Date                                                                                                            06/03/2011               05/03/2011               06/03/2011

Current List Price                                                                                                           $94,000                  $99,000                  $104,900

Sale Date                                          12/05/10               12/30/10                12/15/10

List Price at Sale                                 $65,000                $69,900                 $69,900

Sale Price                                         $58,000                $71,000                 $72,500

Seller Concessions                                 $0.00                  $2,485                  $0.00

DOM (Curr / Total)        0/                       29 / 29                8/8                     20 / 20                    21 / 21                  45 / 45                  2 / 67

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            TRADITIONAL              TRADITIONAL            TRADITIONAL             TRADITIONAL                TRADITIONAL              TRADITIONAL              TRADITIONAL

Condition                 Average                  Average                Average                 Average                    Average                  Average                  Average

Year Built                1982                     1982                   1982                    1983                       1979                     1981                     1982

Lot Size                  5000.00 Sq.Ft.           4400.00 Sq.Ft.         5750.00 Sq.Ft.          6300.00 Sq.Ft.             5400.00 Sq.Ft.           5320.00 Sq.Ft.           6510.00 Sq.Ft.

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

Gross Living Area         1868                     1833                   1868                    1792                       1761                     1554                     1966

Basement                  No                       No                     No                      No                         No                       No                       No

Basement (% fin)

Price per sq ft                                    $31.64                 $38.01                  $40.46                     $53.38                   $63.71                   $53.36

Garage/Carport            2 Garage - Attached      2 Garage - Attached    2 Garage - Attached     2 Garage - Attached        2 Garage - Detached      2 Garage - Attached      2 Garage - Attached

Fireplace                 1                        1                      1                       1                          1                        1                        1

Pool                      No                       NO                     NO                      NO                         NO                       NO                       NO

View Type                 Neighborhood             Neighborhood           Neighborhood            Neighborhood               Neighborhood             Neighborhood             Neighborhood

Inferior/Superior                                  Inferior               Inferior                Inferior                   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?      0.08    # 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:               44                                             Average Marketing Time of Comparable Sales:         19

 Price Range of Competing Properties:               $54,900    to         $135,000                         Number of Competing Listings in Neighborhood:         13
 Predominate Value for Immediate Area:              $90,000
 Describe any negative neighborhood factors that will detract from subject:
 NONE
 Economic outlook for region/subject's market:
 Stable

 Rent Control:           Yes              No

 Comments:

 N/A


MARKETABILITY OF SUBJECT:

 Number of REO/Short Sale properties in the subjects market                   2                 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               19

 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?            20.00

 * Will this property be a problem for resale? If so, why?:
 NOT IF PRICED COMPETITIVELY AND REO PROPERTIES ARE CONSIDERED
 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:

 CONFORMING



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

                       Insurance Repairs Estimated Amount and Description:                 $0        N/A

                          Interior Repairs Estimated Amount and Description:

                          Exterior Repairs Estimated Amount and Description:               $0        N/A

                         Updates Needed Estimated Amount and Description:                  $0        N/A

                                                                   Total Repairs
BROKER COMMENTS REGARDING VALUE CONCLUSION:
AVERAGE OF ADJUSTED SOLD COMPS WITH CONSIDERATION OF REO PROPERTIES




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                                                        $16,000
     ANTICIPATED SALE PRICE:                                          $72,000                                                           $72,000

                      30 DAY QUICK SALE MARKET TIME                                                                                    OTHER VALUES
                                    Quick Sale Strategy                                                                                                                                                         Recommended Sales Strategy:
     RECOMMENDED LIST PRICE:                                        $67,000                               6 MONTH FUTURE VALUE:                                              $71,655                                   AS IS               REPAIRED

     ANTICIPATED SALE PRICE:                                        $64,000                               FAIR MARKET RENT VALUE:                                            $1,000

      "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: JO ANNE ARMSTRONG                                                                                    BPO Date:            06/04/2011                                                  IAS Order #:          1481662

  Broker Company: PAT LOWERY REAL ESTATE (713)410-4996                                                                                                                                                             Loan:       11711

 Property Address:           11711 PEACH LIMB DR

                                           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 IS A ONE STORY FRAME HOME WITH A FIREPLACE, PORCH, FENCE AND LOCATED IN A CONFORMING SUBDIVISION. TAX
RECORDS INDICATE A 1% DECREASE IN VALUE. OUT OF 18 LISTINGS, 2 OF THEM ARE REO WHICH EQUATES TO 11%. OUT OF 6
AVAILABLE SOLD COMPS, 5 OF THEM ARE REO. TO FIND MORE REO LIST COMPS, IT WOULD BE NECESSARY TO TRAVEL TO OTHER
SUBDIVISIONS THAT WOULDN'T BE AS COMPARABLE AND WOULD BE FURTHER AWAY. ALL COMPS WOULD COMPETE WITH
SUBJECT FOR BUYERS AND ARE IN THE SAME SUBDIVISION.


 COMP LISTING # 1 COMMENTS ADDENDUM:
INFERIOR IN SIZE BUT SIMILAR OVERALL. COMPS HAS BEEN REMODELED AND HAS A UTILITY RM IN HOUSE, TILE FLOORING AND 1
LIVING AREA. MLS: Completely remodeling for imediate move-in. Very bright and lights. New paint, new carpet and new appliances. Creamic
tiles thru-out downstair. Hi-ceiling. Master bedroom down with patio door. Upstairs 2 bedrooms with one has balcony. Great location in a
convenience area in Southwest Houston.

 COMP LISTING # 2 COMMENTS ADDENDUM:
COMP IS INFERIOR IN SIZE BUT SIMILAR OVERALL. THIS COMP HAS A FIREPLACE, GRANITE COUNTERS AND BRICK EXTERIOR.
MLS: This home features tons of upgrades including granite counter tops, granite fireplace, under mount sink, Master suite upgraded to granite
double vanity, walk in closet, custom draperty Hardy Plank was replace in 2010. New A/C with 16 Sear replaced in 2010. Laminated wood flooring
thru out. Backyard backs to bayou. This home is move in condition.

 COMP LISTING # 3 COMMENTS ADDENDUM:
COMP IS SUPERIOR IN SIZE BUT SIMILAR OVERALL. THIS COMP HAS A FIREPLACE, UTILITY RM IN HOUSE, BOTH FORMALS AND
DOUBLE OVEN.          MLS: Bright sparkling treasure includes refrigerator, washer & dryer and new microwave with hood. Utility room in home.
Walk-in closets all bedrooms. Fireplace, vaulted ceiling in family room. Landscaped backyard. Move-in ready!

 COMP SALES # 1 COMMENTS ADDENDUM:
COMP IS SLIGHTLY INFERIOR IN SIZE BUT SIMILAR OVERALL. THIS IS THE ONLY SALE COMP AVAILABLE THAT IS NOT AN REO.
COMP HAS A FIREPLACE, COVERED PATIO AND CARPET FLOORING. MLS: Available as of 11/08/2010. This is a nice home, It has been
painted inside and has new carpet. Kitchen features high ceilings, plenty of cabinet and counter space. It has all appliances and french doors
leading to a covered patio deck. It has a bay window off the formal dinning room which is open to a large living area. It has a fireplace. Master
bedroom is on first floor, secondary bedrooms and a hall bath on second floor.

 COMP SALES # 2 COMMENTS ADDENDUM:
THIS COMP IS THE SAME SIZE AS SUBJECT AND HAS A UTILITY RM IN HOUSE, ELECTRIC OVEN/RANGE AND TILE FLOORING. MLS:
Cute 3 bedroom, 2 bath, 2 car attached garage in Alief. Property has nice tile floors, spacious bedrooms, wood burning fireplace and a screen
porch. Put this one on your list to see!!

 COMP SALES # 3 COMMENTS ADDENDUM:
THIS COMP IS INFERIOR IN SIZE BUT SIMILAR OVERALL. THIS COMP HAS A UTILITY RM IN HOUSE, BOTH FORMALS AND
CARPET/TILE/VINYL FLOORING MLS: Corporate Owned!! Curb appeal! One story home with nice floorplan.This home has lots of potential!
Den with firepalce and nice natural lighting throughout, both formals, iopen kitche with tile backsplash, master bathroom has two sinks.
                                                                    BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       PEA11711B
Loan Number:      11711
Address:          11711 PEACH LIMB DR, HOUSTON, TX 77099 (HARRIS)

Description: Subject




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

IAS Number:       PEA11711B
Loan Number:      11711
Address:          11711 PEACH LIMB DR, HOUSTON, TX 77099 (HARRIS)

Description: StreetView




Description: CompListing1                Address: 10715 SASHAY DR,HOUSTON TX 77099
                                                                                      BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       PEA11711B
Loan Number:      11711
Address:          11711 PEACH LIMB DR, HOUSTON, TX 77099 (HARRIS)

Description: CompListing2                Address: 11919 FREEBIRD,HOUSTON TX 77099




Description: CompListing3                Address: 12038 CREEKHURST,HOUSTON TX 77099
                                                                                       BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      PEA11711B
Loan Number:     11711
Address:         11711 PEACH LIMB DR, HOUSTON, TX 77099 (HARRIS)

Description: CompSale1                  Address: 11827 FAIRPOINT DR,HOUSTON TX 77099




Description: CompSale2                  Address: 10126 PEAR LIMB DR,HOUSTON TX 77099
                                                                                      BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      PEA11711B
Loan Number:     11711
Address:         11711 PEACH LIMB DR, HOUSTON, TX 77099 (HARRIS)

Description: CompSale3                  Address: 11951 FIREBIRD DR,HOUSTON TX 77099
Map




                                               Order Number:          PEA11711B
                                               Loan Number:           11711


                                                                Subject Property:
                                                                11711 PEACH LIMB DR
                                                                 HOUSTON, TX 77099
                                               Distance from Subject to Broker Office: 11.519934668 Miles

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



      Comp. Listing 1:                                                                                       Closed Sale 1:
      10715 SASHAY DR                                                                                        11827 FAIRPOINT DR
      HOUSTON, TX 77099                                                                                      HOUSTON, TX 77099
      Dist. From Subject: 0.3069877958 Miles                                                                 Dist. From Subject: 0.2487148756 Miles


      Comp. Listing 2:                                                                                       Closed Sale 2:
      11919 FREEBIRD                                                                                         10126 PEAR LIMB DR
      HOUSTON, TX 77099                                                                                      HOUSTON, TX 77099
      Dist. From Subject: 0.3169177906 Miles                                                                 Dist. From Subject: 0.0464105976 Miles


      Comp. Listing 3:                                                                                       Closed Sale 3:
      12038 CREEKHURST                                                                                       11951 FIREBIRD DR
      HOUSTON, TX 77099                                                                                      HOUSTON, TX 77099
      Dist. From Subject: 0.5087118499 Miles                                                                 Dist. From Subject: 0.3445010936 Miles

				
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posted:6/6/2011
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