1307 by JohnWills1

VIEWS: 11 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: 1307 GREGORY ST                                                                                  IAS Order #:          1500993
 City, State, Zip:       JOLIET, IL 60432                                                                           Project ID:           AHP062011
 Loan:                   1307                                                                                       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                                                                              03/22/07     $169,000                                  $3,474.82       $0.00

         APN#:     0702408013                                                  Special Assessments:        $0.00

Subject Comments:
Please see the subject comments addendum page.



HOA Name:          0                                       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                   1307 GREGORY ST          809 Gage               328 N. Briggs st.       417 Leach st.              1312 Ada                 1401 Ada St.             1214 Elgin Ave.

Zip                       60432                    60432                  60432                   60432                      60432                    60432                    60432

Proximity                                          0.15 Mile              0.72 Mile               0.59 Mile                  0.31 Mile                0.34 Mile                0.50 Mile

Subdivision               none                     none                   none                    none                       none                     none                     none

MLS Number                                         07529098               07774617                07786550                   07742993                 07837535                 07759684

Data Source               Assessor Records         MLS                    MLS                     MLS                        MLS                      MLS                      MLS

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

Orig List Date                                     05/14/10               04/07/11                04/21/11                   03/02/11                 06/19/11                 03/19/11

Orig List Price                                    $79,900                $50,000                 $94,900                    $52,000                  $65,000                  $109,900

Current List Date                                                                                                            06/22/2011               06/22/2011               06/22/2011

Current List Price                                                                                                           $52,000                  $65,000                  $84,900

Sale Date                                          03/28/11               05/27/11                06/16/11

List Price at Sale                                 $45,000                $50,000                 $89,900

Sale Price                                         $42,000                $50,000                 $70,000

Seller Concessions                                 $0.00                  $0.00                   $0.00

DOM (Curr / Total)        /                        10 / 75                13 / 13                 7 / 43                     112 / 112                3/3                      12 / 95

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                   1.5 story                  ranch                    ranch                    ranch

Condition                 Good                     Fair                   Good                    Good                       Good                     Good                     Good

Year Built                1951                     1923                   1948                    1907                       1922                     1925                     1952

Lot Size                  10710.00 Sq.Ft.          5460.00 Sq.Ft.         5670.00 Sq.Ft.          11900.00 Sq.Ft.            3750.00 Sq.Ft.           6400.00 Sq.Ft.           5600.00 Sq.Ft.

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

Gross Living Area         1204                     1080                   864                     1320                       1196                     672                      1080

Basement                  Yes                      Yes                    Yes                     Yes                        Yes                      Yes                      Yes

Basement (% fin)          100                      0                      0                       0                          0                        0                        0

Price per sq ft                                    $38.89                 $57.87                  $53.03                     $43.48                   $96.73                   $78.61

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

Fireplace                 1                        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                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:                 70                                             Average Marketing Time of Comparable Sales:         44

 Price Range of Competing Properties:               $52,000      to         $99,900                          Number of Competing Listings in Neighborhood:          5
 Predominate Value for Immediate Area:              $50,000
 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                      1                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?              30.00

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

 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:

 there was no visual damages to the exterior of the home besides a little paint on the trim


 Please Describe Any Positive Features or Condition of the Property:

 The property was in good condition and maintained well located near the hospital.



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        00

                                                                     Total Repairs
BROKER COMMENTS REGARDING VALUE CONCLUSION:
This property was in good condition. There was no visual damages to the exterior of the home besides a little paint on the trim and the property was maintained well. The market is down in
the area and prices have been declining as of late. This property should sell for the market value as long as the interior is as good as the exterior of the home.




VALUE CONCLUSION:

                                                                                                       90-120 DAY MARKET TIME
                                                           AS-IS Sale Strategy                                          REPAIRED Sale Strategy                                    ESTIMATED LAND ONLY VALUE
    RECOMMENDED LIST PRICE:                                           $64,900                                                           $64,900                                                         $7,500
     ANTICIPATED SALE PRICE:                                          $60,000                                                           $60,000

                      30 DAY QUICK SALE MARKET TIME                                                                                    OTHER VALUES
                                    Quick Sale Strategy                                                                                                                                                         Recommended Sales Strategy:
     RECOMMENDED LIST PRICE:                                        $54,900                               6 MONTH FUTURE VALUE:                                              $57,073                                   AS IS               REPAIRED

     ANTICIPATED SALE PRICE:                                        $50,000                               FAIR MARKET RENT VALUE:                                            $1,100

      "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: MIKE PUSATERI                                                                                        BPO Date:            06/22/2011                                                  IAS Order #:          1500993

  Broker Company: KWEBB REALTY (815)823-3412                                                                                                                                                                       Loan:       1307

 Property Address:           1307 GREGORY ST

                                           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 most recent sale in the subject Neighborhood was used in this report. It was the last sale in the subject Neighborhood of a property
comparable to the subject. This property was in good condition. There was no visual damages to the exterior of the home and the property was
maintained well. The market is down in the area and prices have been declining as of late. .


 COMP LISTING # 1 COMMENTS ADDENDUM:
This property is similar in style and in square footage should have similar buyers. MLS: Remarks: This home is sold As-Is. Case #137-276131.
List Date 03/02/2011. Information deemed reliable but not guaranteed. GREAT POTENTIAL! AWESOME MILLWORK, BIG ROOMS, GREAT
LOT! HARDWOOD FLOORS! INSURED STATUS - IE. 203K ELIGIBLE. REPAIR ESCROW $1265.

School Data

 COMP LISTING # 2 COMMENTS ADDENDUM:
This property is similar in style and in area but has less square footage. MLS: Remarks: fINVESTORS!!! This home rents for $850. Nice clean
area..corner lot. Good neighbors...GREAT 3 BEDROOM STARTER HOME. TOTALLY REDONE! NEWER CENTRAL AIR 2006, NEWER OAK
CABINETS AND MANY UPDATES DONE. FULL FINISHED BASEMENT. ALL APP. STAY. Move in condition. This is a short sale with
experienced team working on it.

School Data

 COMP LISTING # 3 COMMENTS ADDENDUM:
This property is similar in style and in sqaure footage should have similar buyers. MLS: This 3 bedroom Ranch with full Perma Seal basement
and glass block windows is in move in condition. New vinyl siding and windows.The bathroom has been remodeled with ceramic flooring, full tile
shower,can lights and vanity with sink. The kitchen has new cabinets,countertop,sink,fixtures,ceramic flooring and paint.The roof was replaced in
2002. Also newer furnance with humidifier. A Home Warranty is included.

School Data

 COMP SALES # 1 COMMENTS ADDENDUM:
This property is similar in style and in area to the subject property. MLS: Remarks: Handyman special-New windows on main floor and glass
block windows in basement.Work has been started. Bedroom ceilings have been vaulted with ceiling fans.Bathroom has been re-done with
ceramic flooring & new toliet, sink and shower.Beautiful archways. Tray ceiling and hardwood floors in kitchen. Basement has been framed for
adding rooms. Also extra lot is included.SOLD AS IS

School Data Elementary: A O Marshall (86)
Junior High: Gompers (86)
High School: Joliet Central (204)
Other:


 COMP SALES # 2 COMMENTS ADDENDUM:
This property is similar in style but has less square footage. Should have similar buyers. MLS: Remarks: 2 BEDROOM, 1 BATHROOM HOME
WITH FULL BASEMENT & 2 CAR GARAGE. NOT A FORECLOSURE OR A SHORT SALE! GREAT FOR THE INVESTOR OR OWNER
OCCUPANT.

School Data

 COMP SALES # 3 COMMENTS ADDENDUM:
This property is similar in style but has a finished attic. This property should have similar buyers. MLS: THIS IS NOT A FORECLOSURE OR
SHORT SALE!! VERY NICE HOME IN GREAT SHAPE, BUT BEING SOLD AS IS, ESTATE SALE!!. GREAT INVESTMENT FOR $94,900!!! 3
BEDROOM BUNGALOW FEATURES LARGE ROOMS, UPDATED ABOUT 15 YEARS AGO. HOME SITS ON 2 LOTS 100 X119, 2ND LOT IS IN
UNINCORPATED JOLIET/WILL COUNTY! ALSO FEATURES (2) 4 CAR GARAGES!! YES A 4 CAR GARAGE, PLUS HUGE 4 CAR POLE
BUILDING. HARDWOOD FLOORS UNDER CARPET. 30 DAY CLOSING!!

School Data
                                                             BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       GRE1307B
Loan Number:      1307
Address:          1307 GREGORY ST, JOLIET, IL 60432 (WILL)

Description: Subject




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

IAS Number:       GRE1307B
Loan Number:      1307
Address:          1307 GREGORY ST, JOLIET, IL 60432 (WILL)

Description: Side View




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

IAS Number:       GRE1307B
Loan Number:      1307
Address:          1307 GREGORY ST, JOLIET, IL 60432 (WILL)

Description: StreetView




Description: CompListing1                 Address: 1312 Ada,Joliet IL 60432
                                                                                     BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:       GRE1307B
Loan Number:      1307
Address:          1307 GREGORY ST, JOLIET, IL 60432 (WILL)

Description: CompListing2                 Address: 1401 Ada St. ,Joliet IL 60432




Description: CompListing3                 Address: 1214 Elgin Ave.,Joliet IL 60432
                                                                                      BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      GRE1307B
Loan Number:     1307
Address:         1307 GREGORY ST, JOLIET, IL 60432 (WILL)

Description: CompSale1                   Address: 809 Gage,Joliet IL 60432




Description: CompSale2                   Address: 328 N. Briggs st.,Joliet IL 60432
                                                                                  BROKERS PRICE OPINION (BPO)
PHOTOS:

IAS Number:      GRE1307B
Loan Number:     1307
Address:         1307 GREGORY ST, JOLIET, IL 60432 (WILL)

Description: CompSale3                   Address: 417 Leach st.,Joliet IL 60432




Description: Damage
Map




                                               Order Number:          GRE1307B
                                               Loan Number:           1307


                                                                Subject Property:
                                                                  1307 GREGORY ST
                                                                   JOLIET, IL 60432
                                               Distance from Subject to Broker Office: 5.7895796283 Miles

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



      Comp. Listing 1:                                                                                       Closed Sale 1:
      1312 Ada                                                                                               809 Gage
      Joliet, IL 60432                                                                                       Joliet, IL 60432
      Dist. From Subject: 0.3154921754 Miles                                                                 Dist. From Subject: 0.1517623416 Miles


      Comp. Listing 2:                                                                                       Closed Sale 2:
      1401 Ada St.                                                                                           328 N. Briggs st.
      Joliet, IL 60432                                                                                       Joliet, IL 60432
      Dist. From Subject: 0.3400536786 Miles                                                                 Dist. From Subject: 0.7216590888 Miles


      Comp. Listing 3:                                                                                       Closed Sale 3:
      1214 Elgin Ave.                                                                                        417 Leach st.
      Joliet, IL 60432                                                                                       Joliet, IL 60432
      Dist. From Subject: 0.4962150425 Miles                                                                 Dist. From Subject: 0.5920978597 Miles

								
To top