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					                                                                                                                                        Loan #: 826316
 Address: 13215 LA CANADA BLVD, FISHERS, IN 46038                                                                                    Inspection Type: Drive By
 Borrower: J. VANBRUGGEN WESLEY         Project Type:                                                                                             APN: 291025201035000005
I. Order Information
Inspection Date: Jan 13 2011                                Deal Name:                                                 VMA Request ID:
          Client:                                          BPO Vendor: eMortgage Logic, LLC                           Vendor Tracking ID: 1758644
    Agent Name: Jason Harrison                               Brokerage: Re/Max Select Realtors                              Agent Phone: (317) 370-5417
II. Subject Property Information
            Occupied: Yes                                  HOA Fees:
                                             Property Type: SF Detach                         Zoning: Residential
      Last Sold Date:                                     Data Source: County Tax
                                             Last Sale Price:                        Currently Listed: No
        Agent Name:                                  Initial List Date:
                                           Initial List Price:                     Current List Price:
Last Reduction Date:                                Total Repair Cost: $0
                                                     MLS #:                       Est. Monthly Rent: $1,100
SUBJECT PROPERTY COMMENTS / EXTERNAL INFLUENCES:SUBJECT IS CONFORMING TO NEIGHBORHOOD


III. Neighborhood Informaton
Location Type: Suburban       Supply/Demand: Increasing Value Trend: Declining Local Economic Trend: Depreciating
   Price Range: 60000 to 479900                         Median Price: $125,000  Avg Marketing Time: 3 to 6 Mos.
NEIGHBORHOOD COMMENTS:AREA OF WELL MAINTAINED HOMES WITH DIVERSE STYLES AND VALUES. SUBJECT IS OLDER
THAN MOST HOMES IN AREA.
 IV. Comparable Properties
                          Subject                 Sale 1                 Sale 2                 Sale 3               Listing 1             Listing 2                Listing 3
                   13215 LA CANADA        12481 TURKEL DR        7408 MADDEN DR         7809 MADDEN DR         8320 ROSES RD         13330 LA CANADA          13135 LA CANADA
Address            BLVD
                   FISHERS,IN             FISHERS,IN             FISHERS,IN             FISHERS,IN             FISHERS,IN            FISHERS,IN               FISHERS,IN

Zip                        46038                  46038                  46038                  46038                  46038                 46038                    46038

Data Source              County Tax               MLS                     MLS                   MLS                    MLS                   MLS                      MLS

Proximity                                       0.98 Miles             1.77 Miles             1.67 Miles             3 Blocks              4 Blocks                 4 Blocks

Sale Price                                      $115,500               $115,000               $110,000

Sale Date                                    Nov 12 2010            Dec 23 2010               Oct 4 2010

Orig. List Price                                $124,900               $114,850               $114,900               $139,900              $135,000                 $119,900

Curr. List Price                                                                                                     $129,900              $125,000                 $119,900

DOM                                                94                     217                    82                     270                   60                       38

Lot Size                  0.39ac                  0.29ac                 0.2ac                  0.25ac                 0.39ac                0.45ac                   0.47ac

View                     TYPICAL                TYPICAL                TYPICAK                TYPICAL                TYPICAL               TYPICAL                  TYPICAL
Design/Style              Ranch                  Ranch                   Ranch                 Ranch              Single Story          Single Story             Single Story

Type/#Units         SF Detach         1     SF Detach        1     SF Detach        1    SF Detach         1     SF Detach       1     SF Detach          1     SF Detach       1
Age                        37yrs                  21yrs                  33yrs                  27yrs                  50yrs                 35yrs                    37yrs

Condition                Average                Average                Average                Average                Average               Average                  Average
Above Grade SF             1,420                  1,358                  1,420                  1,420                  1,520                 1,470                    1,629

# Rooms/Bd/Bth       8       3        2     7       3        2     7       3        2     7       3        2     8       3       2     6       3          2     8       3       2

Basement SF                                         0                      0                      0                      0                     0                        0

% Finished                  %                      0%                     0%                     0%                     0%                    0%                       0%
Garage Type              Attached               Attached               Attached               Attached               Attached              Attached                 Attached
# Garage Stalls              2                      2                      2                      2                      2                     2                        2

Pool/Spa             No            No        No            No       No           No       No            No        No            No      No           No          No            No
Other Features             none             SAME TYPE              EQUAL GLA             SAME STYLE             SAME LEGAL              SAME GLA                SAME AGE

Sales Type                                   Fair Market               Short Sale          Fair Market            Fair Market                REO                      REO
HOA Fees                                          0/yr                    0/yr                  0/yr                   0/yr                  0/yr                     0/yr
COMPARABLE PROPERTY COMMENTS:
Sale 1: COMP OFFERS SIMILAR STYLE, CONDITION AND NEWER CONSTRUCTION

Sale 2: COMP HAS SIMILAR AGE, STYLE, SQUARE FOOTAGE, FEATURES AND CONDITION

Sale 3: COMP FEATURES SIMILAR SQUARE FOOTAGE, AGE, STYLE, CONDITION AND FEATURES

List 1: COMP IS IN SAME LEGAL WITH LITTLE MORE SQUARE FOOTAGE, SIMILAR STYLE AND CONDITION

List 2: COMP OFFERS SIMILAR SQUARE FOOTAGE, AGE, STYLE, FEATURES AND CONDITION IN SAME LEGAL
List 3: COMP HAS SIMILAR LOCATION WITH MORE SQUARE FOOTAGE, SIMILAR CONDITION, FEATURES AND AGE.

V. Marketing Strategy
                                 'As-Is' Value      'Repaired' Value Estimated Marketing Time for Subject: 91-120 days
Estimated Sale Price:              $112,500              $112,500          VALUE CONCLUSION SUMMARY:
                                                                          AREA OF DECLINING VALUES
Recommended List Price:            $120,000              $120,000
                                                                                                                                                                                      Loan #: 826316



 VI. Repair Estimates

Category                                              Comments                                                                                                                                               Estimated Cost
Roof                                                   NONE                                                                                                                  $0
Sliding/Trim                                           NONE                                                                                                                  $0
Windows/Doors                                          NONE                                                                                                                  $0
Paint                                                  NONE                                                                                                                  $0
Foundation                                             NONE                                                                                                                  $0
Garage                                                 NONE                                                                                                                  $0
Landscaping                                            NONE                                                                                                                  $0
Fence                                                  NONE                                                                                                                  $0
Other                                                  NONE                                                                                                                  $0
                                                                                                                                                Estimated Exterior Repairs: $0
Paint                                                  NONE                                                                                                                  $0
Walls/Ceiling                                          NONE                                                                                                                  $0
Floors                                                 NONE                                                                                                                  $0
Cabinets/Countertops                                   NONE                                                                                                                  $0
Plumbing                                               NONE                                                                                                                  $0
Electrical                                             NONE                                                                                                                  $0
Heating/AC                                             NONE                                                                                                                  $0
Appliances                                             NONE                                                                                                                  $0
Doors/Trim                                             NONE                                                                                                                  $0
Cleaning                                               NONE                                                                                                                  $0
Other                                                  NONE                                                                                                                  $0
                                                                                                                                                 Estimated Interior Repairs: $0
                                                                                                                                                    Total Estimated Repairs: $0

VII. Prior Sales & Listing History
     Date Listed                                  Date Sold                                   List Price                              Sale Price                          Date Source                                Notes




VIII. Additional Comments
BROKER COMMENTS:
NO ADVERSE CONDITIONS NOTED AT TIME OF INSPECTION FROM AN EXTERIOR OBSERVATION. PROPERTY APPEARS TO BE
OCCUPIED AND IN AVERAGE MARKETABLE CONDITION. ALL COMPS USED ARE SIMILAR IN STYLE, FEATURES AND
CONDITION. EXTENDED SEARCH IN COMPS SQUARE FOOTAGE AND RADIUS DUE TO NEWER CONSTRUCTION WITH MORE
SQUARE FOOTAGE DOMINATING IMMEDIATE MARKET AREA. SUBJECT IS WITHIN 3 MILES OF SCHOOLS, SHOPPING AND
INTERSTATE ACCESS.I attest that I have researched the subject's sales history and found no sales within the past 3 years.




VENDOR COMMENTS:




QUALITY CONTROL NOTES
The square footage of Comparable List #3: -2500 FOR SQUARE FOOTAGE. Sold Comp# 2 is most similar to the subject:COMPS CONDITION
IS MOST COMPARABLE. Active Comp# 2 is most similar to the subject:COMPS SQUARE FOOTAGE IS MOST COMPARABLE.




                               Jason Harrison                                                                                                     Jan 14 2011 4:26PM
                              Broker Signature                                                                                                   Date
          Neither eMortgage Logic, LLC nor any of its affiliates, members, managers or contractors makes any representation or warranty as to the accuracy or completeness of the information contained in this broker price opinion.
          You should use good faith efforts in determining that the content of all information to be provided to or obtained by you is accurate. This analysis has been performed by a licensed real estate professional and is intended
          for the benefit of the addressee only. The Brokers Price Opinion is not to be construed as an appraisal and may not be used as such for any purpose.
     Address                 City     BR   BA    LotSize   SaleDate      Yr Blt   Sale/List Price   Dist
     13215 LA CANADA BLVD   FISHERS   3    2.0    0.39ac                  1974
A1   8320 ROSES RD          FISHERS   3    2.0    0.39ac                  1961     $129,900         3 Blocks
A2   13330 LA CANADA        FISHERS   3    2.0    0.45ac                  1976     $125,000         4 Blocks
A3   13135 LA CANADA        FISHERS   3    2.0    0.47ac                  1974     $119,900         4 Blocks
S1   12481 TURKEL DR        FISHERS   3    2.0    0.29ac   Nov 12 2010    1990     $115,500         0.98 Miles
S2   7408 MADDEN DR         FISHERS   3    2.0    0.2ac    Dec 23 2010    1978     $115,000         1.77 Miles
S3   7809 MADDEN DR         FISHERS   3    2.0    0.25ac   Oct 4 2010     1984     $110,000         1.67 Miles
LoanNumber: 826316   Photo (Side) : 2-DSC00412.JPG                Ref#: 1758644




LoanNumber: 826316   Photo (Front) : 3-DSC00413.JPG               Ref#: 1758644




LoanNumber: 826316   Photo (Addr Verification) : 4-DSC00414.JPG   Ref#: 1758644
LoanNumber: 826316   Photo (Street) : 5-DSC00411.JPG   Ref#: 1758644




LoanNumber: 826316   Photo (Sale 1) : 6-salea.jpg      Ref#: 1758644




LoanNumber: 826316   Photo (Sale 2) : 7-saleb.jpg      Ref#: 1758644
LoanNumber: 826316   Photo (Sale 3) : 8-salec.jpg    Ref#: 1758644




LoanNumber: 826316   Photo (List 1) : 9-lista.jpg    Ref#: 1758644




LoanNumber: 826316   Photo (List 2) : 10-listb.jpg   Ref#: 1758644
        LoanNumber: 826316               Photo (List 3) : 11-listc.jpg            Ref#: 1758644




Notwithstanding any preprinted language to the contrary, this opinion is not an appraisal of the
market value of the property. If an appraisal is desired, the services of a licensed appraiser must
be obtained.
This graph depicts the Average Sold Price(in $thousands) of regular, arms-length transactions and REO
transactions historically from 2007 to current. Additionally the sales volume for each type of sale and time series
is provided. The data is derived from local market sources. The corresponding BPO value from this report has
been graphed for your convenience. For more information about home price trends or other neighborhood specific
analytics, please contact 817-788-6013.

				
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posted:6/10/2011
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