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					                                                                                   Main File No. 87948-COD Page #2




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               APPRAISAL OF REAL PROPERTY
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                                LOCATED AT:
                                5101 Sawgrass Drive
                          Lot 8 Block 3 Firewheel Estates 8
                              Garland, TX 75044-5038
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                                       FOR:
                                  Countdown to Buy
                             6 Stoney Hill Road, Suite 220
                                  Bethel, CT 06801
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                                     AS OF:
                                      3/23/2010




                                        BY:
                                      Darron Hilty
                                    Irvin Company
                                5934 Warm Mist Lane
                                  Dallas, TX 75248
                                 (972) 991-8572
                              www.irvincompany.com




     Form GA1 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                        Main File No. 87948-COD Page #3




 Irvin Company
 5934 Warm Mist Lane
 Dallas, Texas 75248
 (972) 991-8572



 03/23/2010



 Countdown to Buy
 6 Stoney Hill Road, Suite 220
 Bethel, CT 06801



 Re: Property:       5101 Sawgrass Drive
                     Garland, TX 75044-5038
      Borrower:      N/A
      File No.:      87948-COD




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 In accordance with your request, we have appraised the above referenced property. The report of that appraisal is attached.




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 The purpose of this appraisal is to estimate the market value of the property described in this appraisal report, as improved, in
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 unencumbered fee simple title of ownership.
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 This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and city, and an
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 economic analysis of the market for properties such as the subject. The appraisal was developed and the report was prepared in
 accordance with the Uniform Standards of Professional Appraisal Practice.

 The value conclusions reported are as of the effective date stated in the body of the report and contingent upon the certification and
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 limiting conditions attached.

 It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional service to you.
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 Sincerely,
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 Darron Hilty
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                                                                                                       Irvin Company                                                     Main File No. 87948-COD Page #4

        Summary Appraisal Report                                                                                                                                               TX000007
                                                                    Uniform Residential Appraisal Report                                                            File # 87948-COD
               The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property.
               Property Address 5101 Sawgrass Drive                                                               City Garland                                      State TX      Zip Code 75044-5038
               Borrower N/A                                                            Owner of Public Record Firewheel Estates Residl Phas                         County Dallas
               Legal Description Lot 8 Block 3 Firewheel Estates 8
               Assessor's Parcel # 26179350030080000                                                              Tax Year 2009                                     R.E. Taxes $ 9,038
               Neighborhood Name Firewheel                                                                        Map Reference D9A.W                               Census Tract 0190.30
SUBJECT




               Occupant        Owner        Tenant         Vacant                      Special Assessments $ N/A                                     PUD HOA $ 375                 per year    per month
               Property Rights Appraised         Fee Simple          Leasehold          Other (describe)
               Assignment Type          Purchase Transaction           Refinance Transaction            Other (describe) Asset Valuation
               Lender/Client Countdown to Buy                                              Address 6 Stoney Hill Road, Suite 220, Bethel, CT 06801
               Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal?             Yes       No
               Report data source(s) used, offering price(s), and date(s). The appraiser has no record of the subject property being listed for sale within the last twelve months per
               MLS.
               I     did   did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not
               performed. No contract as this is not a purchase transaction.
CONTRACT




               Contract Price $ N/A                 Date of Contract N/A                Is the property seller the owner of public record?     Yes     No Data Source(s) N/A
               Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower?                           Yes        No
               If Yes, report the total dollar amount and describe the items to be paid.                             No contract as this is not a purchase transaction.




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               Note: Race and the racial composition of the neighborhood are not appraisal factors.




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                          Neighborhood Characteristics                                 One-Unit Housing Trends                                                One-Unit Housing              Present Land Use %
               Location     Urban             Suburban         Rural     Property Values           Increasing          Stable             Declining         PRICE              AGE        One-Unit             70 %




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               Built-Up     Over 75%          25-75%           Under 25% Demand/Supply             Shortage            In Balance         Over Supply       $ (000)            (yrs)      2-4 Unit              1%
NEIGHBORHOOD




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               Growth       Rapid             Stable           Slow      Marketing Time            Under 3 mths        3-6 mths           Over 6 mths       135       Low       New       Multi-Family          1%
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               Neighborhood Boundaries     North of Lavon Drive/President George Bush Hwy, east of President George Bush Hwy,                              600+       High          28    Commercial             5%
               south of th Dallas/Collin County Line and west of Murphy Road/Lavon Drive.                                                                   298       Pred.         12    Other                23* %
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               Neighborhood Description       *Vacant and/or public. The Garland Independent School District serves this area. All support services are provided by the city of Garland.
               See attached addendum.

               Market Conditions (including support for the above conclusions)         The average total marketing period for all single family properties which have sold within this
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               neighborhood in the past 12 months is 146 days. The average sale to list price ratio for all single family properties is reported to be 96%. See attached 1004 Market
               Conditions addendum.
               Dimensions Dimensions Unknown                                         Area 19,558 Sq.Ft. (Per Tax)          Shape Irregular                                     View Interior/Typical
               Specific Zoning Classification PD                                     Zoning Description Planned Development
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               Zoning Compliance        Legal       Legal Nonconforming (Grandfathered Use)       No Zoning      Illegal (describe) N/A
               Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use?                  Yes         No If No, describe Due to the
               zoning of this property and in order to conform to surrounding properties, a detached residence is considered to be its highest and best use, see page 3.
               Utilities        Public Other (describe)                                    Public Other (describe)                  Off-site Improvements - Type            Public     Private
               Electricity                                                  Water                                                   Street Concrete/Typical
SITE




               Gas                                                          Sanitary Sewer                                          Alley N/A
               FEMA Special Flood Hazard Area            Yes        No FEMA Flood Zone X                   FEMA Map # 48113C0210K                              FEMA Map Date 2/5/2003
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               Are the utilities and off-site improvements typical for the market area?         Yes      No If No, describe N/A
               Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)?           Yes      No If Yes, describe
               The subject's site appears to have typical utility easements, however, reliance on a survey and title conditions is recommended to determine accuracy regarding lot
               dimensions, easements, encroachments, flood hazards, and deed restrictions.

                            General Description                                 Foundation                      Exterior Description         materials/condition Interior                     materials/condition
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               Units       One      One with Accessory Unit         Concrete Slab           Crawl Space         Foundation Walls      Concrete Slab/Avg        Floors        Carpet/Tile/Avg/Fair
               # of Stories          2 Story                        Full Basement           Partial Basement Exterior Walls           Brick/Siding/Stn/Avg     Walls         Sheetrock/Avg
               Type        Det.     Att.      S-Det./End Unit Basement Area                          N/A sq.ft. Roof Surface          Comp Shng/Avg            Trim/Finish Wood/Avg
                    Existing     Proposed        Under Const. Basement Finish                        N/A    % Gutters & Downspouts Alum/Full/Avg               Bath Floor    C Tile/Carpet/Avg
               Design (Style)        Trad/Brick/Sdg/Stn             Outside Entry/Exit         Sump Pump        Window Type           Aluminum/Avg             Bath Wainscot Ceramic Tile/Avg/Fair
               Year Built            1995                       Evidence of       Infestation                   Storm Sash/Insulated Thermal/Avg               Car Storage         None
               Effective Age (Yrs) 9                                Dampness           Settlement               Screens               Ptl. Screens/Fair            Driveway # of Cars         3
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               Attic                        None                Heating      FWA          HWBB         Radiant Amenities                    Woodstove(s) #     Driveway Surface        Concrete
                    Drop Stair              Stairs                  Other               Fuel Gas                    Fireplace(s) # 1        Fence Wood             Garage      # of Cars      3
                    Floor                   Scuttle             Cooling        Central Air Conditioning             Patio/Deck Deck         Porch Covered          Carport     # of Cars
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                    Finished                Heated                  Individual               Other                  Pool Gunite/Fair        Other                  Att.          Det.         Built-in
IMPROVEMENTS




               Appliances       Refrigerator       Range/Oven         Dishwasher         Disposal        Microwave         Washer/Dryer       Other (describe)
               Finished area above grade contains:               10 Rooms                    4 Bedrooms                   4 Bath(s)            4,162 Square Feet of Gross Living Area Above Grade
               Additional features (special energy efficient items, etc.). See attached addendum.

               Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.).
                                                                                                                        No functional obsolescence noted. Average/Good quality of
               construction. Fair condition with deferred maintenance. Deferred maintenance includes deteriorating exterior paint, missing water heaters (2), damaged/missing
               window screens, damaged ceramic tile wainscoting, stained/damaged carpet, damaged wallpaper, damaged tile at pool/spa, damaged window, damaged exterior door
               jambs and threshold, and some exterior wood rot.

               Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property?                      Yes        No If Yes, describe
               The appraiser makes no representations or warranties of any kind with respect to any such items or conditions that are not readily observable. The appraiser assumes
               all mechanical and structural components are working as intended except for the water heaters. It is highly recommended to employ the services of a licensed
               inspector.
               Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)?                 Yes       No If No, describe
               N/A


   Freddie Mac Form 70 March 2005                                                                     Page 1 of 6                                                     Fannie Mae Form 1004 March 2005


                                                                 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                                                                                  Main File No. 87948-COD Page #5

                                                                                                                                                                                       TX000007
                                                                                Uniform Residential Appraisal Report                                          File # 87948-COD
                            There are    15   comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 289,500             to $ 750,000                                 .
                            There are    13   comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 238,000             to $ 640,000                                    .
                                      FEATURE                SUBJECT                  COMPARABLE SALE # 1                      COMPARABLE SALE # 2                    COMPARABLE SALE # 3
                            Address 5101 Sawgrass Drive                       4713 Walton Heath Drive                   121 La Costa                          4910 Firewheel Drive
                                        Garland, TX 75044-5038                       Garland, TX                                Garland, TX                                   Garland, TX
                            Proximity to Subject                                     0.26 miles SE                              0.47 miles NW                                 0.45 miles E
                            Sale Price                       $                N/A                           $        393,000                            $        345,000                              $        372,500
                            Sale Price/Gross Liv. Area       $               sq.ft. $     91.16 sq.ft.                          $    83.98 sq.ft.                             $    88.75 sq.ft.
                            Data Source(s)                                           MLS/Tax Records                            MLS/Tax Records                               MLS/Tax Records
                            Verification Source(s)                                   MLS# 11232321                              MLS# 11241144                                 MLS# 11241195
                            VALUE ADJUSTMENTS                     DESCRIPTION            DESCRIPTION        +(-) $ Adjustment        DESCRIPTION        +(-) $ Adjustment          DESCRIPTION        +(-) $ Adjustment
                            Sales or Financing                                       Seller: $5000                          0 Seller: -0-                                 0 Seller: -0-                                   0
                            Concessions                                              208 DOM                                  154 DOM                                       189 DOM
                            Date of Sale/Time                                        09/09-11/09*                               12/09-1/10*                                   01/10-02/10*
                            Location                         Garland ISD             Garland ISD                                Garland ISD                                   Garland ISD
                            Leasehold/Fee Simple             Fee Simple              Fee Simple                               Fee Simple                                    Fee Simple
                            Site                             19,558 Sq.Ft.           17,777 Sq.Ft.**                        0 9,278Sq.Ft.**CDS                            0 10,149 Sq.Ft.**                      +5,000
                            View                             Interior/Typical   Interior/Golf                         -20,000 Interior/Typical                             Interior/Golf                        -20,000
                            Design (Style)                   Trad/Brick/Sdg/Stn Trad/Brick/Sdg/Stn                            Trad/Brick/Sdg                        +2,500 Trad/Brick/Sdg/Stn
                            Quality of Construction          Average/Good            Average/Good                               Average/Good                                  Average/Good
                            Actual Age                       A15Yrs/E9Yrs            A10Yrs/E4Yrs                               A17Yrs/E7Yrs                                  A8Yrs/E4Yrs




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                            Condition                        Fair/Def.Maint.    Average                               -50,000 Average                               -50,000 Average                             -50,000
                            Above Grade




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                                                             Total Bdrms. Baths Total Bdrms. Baths                            Total Bdrms. Baths                            Total Bdrms. Baths
                            Room Count                           10     4    4          10    4    3.5                +1,500        10    4    3.5                  +1,500        10    5    4.1                 -1,500




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                            Gross Living Area                         4,162 sq.ft.           4,311 sq.ft.                                4,108 sq.ft.                                  4,197 sq.ft.
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                                                                                                                      -5,200                                        +1,900                                            0
                            Basement & Finished
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                                                             N/A                     N/A                                        N/A                                           N/A
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                            Rooms Below Grade                N/A                     N/A                                        N/A                                           N/A
                            Functional Utility               Average                 Average                                    Average                                       Average
SALES COMPARISON APPROACH




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                            Heating/Cooling                  Central/Central         Central/Central                            Central/Central                               Central/Central
                            Energy Efficient Items           Typical Items           Typical Items                              Typical Items                              Typical Items
                            Garage/Carport                   3 Car Garage            3 Car Garage                               2 Car Garage                        +5,000 3 Car Garage
                            Porch/Patio/Deck                 CPorch,Deck,Pat CPorch,Patio                             +1,500 CPorch,CPatio                                    CPorch,CPat,Balc                   -1,500
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                            Fireplace                        1 Fireplace     1 Fireplace                                     1 Fireplace                                      1 Fireplace
                            Additional Amenities             Lspng,Fence             Lspng,Fence                              Lspng,Fence                                   Lspng,Fence
                            Additional Amenities             Pool/Spa,Spklr          Pool/Spa,Spklr                    -5,000 Pool/Spa,Spklr                         -5,000 Spklr                                +5,000
                            Net Adjustment (Total)                                         +         - $              -77,200         +          - $                -44,100     +       - $                     -63,000
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                            Adjusted Sale Price                                    Net Adj. 19.6 %                            Net Adj. 12.8 %                            Net Adj. 16.9 %
                            of Comparables                                         Gross Adj. 21.2 % $               315,800 Gross Adj. 19.1 % $                 300,900 Gross Adj. 22.3 % $                   309,500
                            I     did      did not research the sale or transfer history of the subject property and comparable sales. If not, explain        N/A



                            My research         did       did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
                            Data Source(s) Tax / Mls Records
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                            My research         did       did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.
                            Data Source(s) Tax / Mls Records
                            Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).
                                             ITEM                                 SUBJECT                        COMPARABLE SALE #1                    COMPARABLE SALE #2                      COMPARABLE SALE #3
                            Date of Prior Sale/Transfer              9/15/2009                             None Noted                            None Noted                              None Noted
                            Price of Prior Sale/Transfer             Not Disclosed, Sheriff's Deed         N/A                                   N/A                                     N/A
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                            Data Source(s)                           MLS/Tax Records                       MLS/Tax Records                       MLS/Tax Records                         MLS/Tax Records
                            Effective Date of Data Source(s)         03/23/2010                            03/23/2010                            03/23/2010                              03/23/2010
                            Analysis of prior sale or transfer history of the subject property and comparable sales          A Sheriff's Deed for an undisclosed amount is noted for the subject on
                            09/15/2009. No other sales or transfers noted are noted on the subject in the past three years. No sales or transfers are noted on the comparables in the past year.
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                            Summary of Sales Comparison Approach      *Contract Date/Closing Date. **Lot sizes may be estimated or rounded due to irregular shape. Sales concessions of 3% or
                            less are typical in this neighborhood and do not appear to have a measurable impact upon sale prices based on paired sales analysis. Each of the comparables is
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                            located within the subject's neighborhood as defined on page 1 and each sold within the past 6 months. All listings were adjusted downward 3% based on the
                            sales/list ratio for the comparables. No site adjustment was made to comparable 2 due to its desirable cul de sac lot. A site adjustment was made to comparable 3
                            and listings 1-3 due to their smaller size. Comparable 2 and listings 1 and 2 were adjusted for no stone exterior. Comparables 1 and 3 and listings 1 and 2 were
                            adjusted for backing to a golf course. Listing 1 was adjusted for superior quality construction based on interior finish. All comparables required a significant condition
                            adjustment due to the subject's deferred maintenance. Pool adjustments were made to account for the subject's pool condition. Greatest weight was placed on
                            comparable 2. Some of the net and individual adjustments exceed typical underwriting guidelines and is mainly attributable to the subject's condition. (See page 3)
                            Indicated Value by Sales Comparison Approach $ 301,000
                            Indicated Value by: Sales Comparison Approach $ 301,000                     Cost Approach (if developed) $ N/A                     Income Approach (if developed) $ N/A
                            Most weight is placed on the Sales Comparison Approach as it best reflects buyer demand in the area. The Cost Approach was not developed due to the difficulty in
RECONCILIATION




                            estimating physical depreciation for older homes. The income approach was not developed due to insufficient rental data.

                            This appraisal is made       "as is",       subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been
                            completed,        subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the
                            following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Appraisal was made AS-IS with no
                            conditions noted.
                            Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting
                            conditions, and appraiser’s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is
                            $    301,000      , as of           3/23/2010           , which is the date of inspection and the effective date of this appraisal.
       Freddie Mac Form 70 March 2005                                                                            Page 2 of 6                                                  Fannie Mae Form 1004 March 2005


                                                                             Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                                                                        Main File No. 87948-COD Page #6

                                                                                                                                                                             TX000007
                                                                         Uniform Residential Appraisal Report                                                         File # 87948-COD
                      SCOPE OF THE APPRAISAL

                      1.The scope of the appraisal means the extent of the process collection, documenting, justifying, and reporting of data in estimating market value for a defined real
                      property. Data sources selected in the reporting a estimate of market value include county tax rolls, multiple listing services, new home directory (homebuilder.com),
                      marshall swift cost manual, conversations with other real estate professionals familiar with the subject market area, (builders,realtors, homeowners, other appraisers
                      along with title companies.)

                      2.The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for a mortgage
                      finance transaction, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market
                      Value. No additional Intended Users are identified by the appraiser.

                      3.This appraisal has been prepared in compliance with the Uniform Standards of Professional Practice that were adopted and promulgated by the Appraisal
                      Standards Board of the Appraisal Foundation and that were in place as of the effective date of the appraisal. In the appraisal process the appraiser has analyzed all
                      data in the subject's market place, which was available. Data sources include: our files, other appraisers, builders, lenders, realtors, MLS, title companies, county
                      appraisal district and property owners. Market data which was analyzed for this report came from the same or competing neighborhoods.
ADDITIONAL COMMENTS




                      4.The appraiser is not a registered or licensed engineer, building contractor, or home inspector and is not qualified to conduct home inspections for the purpose of
                      ascertaining the deficiencies or inadequacies of the components of the house. The appraiser makes no representations or warranties of any kind with respect to any
                      such items or conditions that are not readily observable. The appraiser assumes all mechanical and structure components are working as intended. Any value
                      conclusions could change upon findings of any defective condition that was not observable or disclosed in the normal course of business. It is highly recommended to
                      employ the services of a licensed inspector.




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                      5. The procedure utilized in this document to document highest and best use of the subject site was to consider, in sequence, the site's possible uses, its legal uses,
                      its feasible, and finally the maximum productive use. Data collected and analyzed for use in the neighborhood analysis and particularly the site analysis was useful in




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                      arriving at a final conclusion. Upon considering the uses that are physically possible, legally permissible, financially feasible and maximally productive, it is the
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                      appraiser's opinion that the highest and best use, as if vacant, is for a single family development. As currently improved, the highest and best use is for a single
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                      family dwelling.
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                      6. Square footage of gross living area was calculated by 2003 ANSI standards by which it is a national standard for calculating square footage of residential dwelling
                      in United States of America.

                      Summary of Sales Comparison Approach Continued: Condition adjustment accounts needed repairs deemed necessary to conform to other comparable
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                      homes in the neighborhood plus an incentive for investors as they are most typically purchasers of such properties. Adjustment accounts for the
                      replacement of carpet throughout, interior/exterior paint, wainscoting repair, replacement of damaged exterior doors (3), replacement of rotted exterior
                      wood, window screen repair/replacement, water heater replacement (2), and window repair/replacement.
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                                                                                   COST APPROACH TO VALUE (not required by Fannie Mae)
                      Provide adequate information for the lender/client to replicate the below cost figures and calculations.
                      Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value)
                                                                                                                                No similar lot sales were noted in the subject's
                      neighborhood in the past year. Lot value was estimated using the Extraction Method, review of MLS and Tax Records, and Conversations with area Realtors and
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                      Builders.
COST APPROACH




                      ESTIMATED          REPRODUCTION OR        REPLACEMENT COST NEW                                OPINION OF SITE VALUE                                                 =$         60,000
                      Source of cost data                                                                           DWELLING                           Sq.Ft. @ $                         =$
                      Quality rating from cost service          Effective date of cost data                                                            Sq.Ft. @ $                         =$
                      Comments on Cost Approach (gross living area calculations, depreciation, etc.)                                                                                      =$
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                      The cost approach was not developed due to the difficulty in determining physical             Garage/Carport                    Sq.Ft. @ $                          =$
                      depreciation for older homes.                                                                 Total Estimate of Cost-New                                            =$
                                                                                                                    Less             Physical      Functional    External
                                                                                                                    Depreciation                                                          =$(                   )
                                                                                                                    Depreciated Cost of Improvements                                      =$
                                                                                                                    "As-is" Value of Site Improvements                                    =$
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                      Estimated Remaining Economic Life (HUD and VA only)                                51 Years INDICATED VALUE BY COST APPROACH                                        =$             N/A
                                                                                  INCOME APPROACH TO VALUE (not required by Fannie Mae)
INCOME




                      Estimated Monthly Market Rent $                        X Gross Rent Multiplier                                 =$                                    Indicated Value by Income Approach
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                                                             N/A                                                      N/A                              N/A
                      Summary of Income Approach (including support for market rent and GRM)         N/A


                                                                                       PROJECT INFORMATION FOR PUDs (if applicable)
                      Is the developer/builder in control of the Homeowners’ Association (HOA)?         Yes         No     Unit type(s)       Detached        Attached
                      Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit.
                      Legal Name of Project N/A
                      Total number of phases                          Total number of units                             Total number of units sold
PUD INFORMATION




                                                       N/A                                            N/A                                              N/A
                      Total number of units rented N/A                Total number of units for sale N/A                Data source(s) N/A
                      Was the project created by the conversion of existing building(s) into a PUD?          Yes        No If Yes, date of conversion. N/A
                      Does the project contain any multi-dwelling units?          Yes        No Data Source N/A
                      Are the units, common elements, and recreation facilities complete?            Yes         No If No, describe the status of completion. N/A


                      Are the common elements leased to or by the Homeowners’ Association?              Yes        No If Yes, describe the rental terms and options. N/A

                      Describe common elements and recreational facilities.    N/A


     Freddie Mac Form 70 March 2005                                                                       Page 3 of 6                                                Fannie Mae Form 1004 March 2005


                                                                       Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                      Main File No. 87948-COD Page #7

                                                                                                                         TX000007
                                      Uniform Residential Appraisal Report                                          File # 87948-COD

  This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit;
  including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a
  manufactured home or a unit in a condominium or cooperative project.

  This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value,
  statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended
  use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may
  expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal
  assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do
  not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s
  continuing education or membership in an appraisal organization, are permitted.

  SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the
  reporting requirements of this appraisal report form, including the following definition of market value, statement of
  assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual
  inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the
  comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources,
  and (5) report his or her analysis, opinions, and conclusions in this appraisal report.

  INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the
  subject of this appraisal for a mortgage finance transaction.




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  INTENDED USER: The intended user of this appraisal report is the lender/client.



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  DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open
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  market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming
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  the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and
  the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both
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  parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a
  reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms
  of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold
  unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.
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  *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are
  necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are
  readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing
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  adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional
  lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical
  dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market’s
  reaction to the financing or concessions based on the appraiser’s judgment.

  STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report is
  subject to the following assumptions and limiting conditions:
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  1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title
  to it, except for information that he or she became aware of during the research involved in performing this appraisal. The
  appraiser assumes that the title is good and marketable and will not render any opinions about the title.

  2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.
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  The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determination
  of its size.

  3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency
  (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an
  identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or
  implied, regarding this determination.
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  4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question,
  unless specific arrangements to do so have been made beforehand, or as otherwise required by law.
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  5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the
  presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or
  she became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisal
  report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the
  property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,
  adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such
  conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such
  conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.
  Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as
  an environmental assessment of the property.

  6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory
  completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will
  be performed in a professional manner.




Freddie Mac Form 70 March 2005                                      Page 4 of 6                                     Fannie Mae Form 1004 March 2005


                                     Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                       Main File No. 87948-COD Page #8

                                                                                                                          TX000007
                                        Uniform Residential Appraisal Report                                         File # 87948-COD

  APPRAISER’S CERTIFICATION: The Appraiser certifies and agrees that:

  1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in
  this appraisal report.

  2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition
  of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the
  livability, soundness, or structural integrity of the property.

  3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal
  Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in
  place at the time this appraisal report was prepared.

  4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales
  comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach
  for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop
  them, unless otherwise indicated in this report.

  5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for
  sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject
  property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.




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  6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior




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  to the date of sale of the comparable sale, unless otherwise indicated in this report.




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  7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.
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  8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that
  has been built or will be built on the land.
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  9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject
  property and the comparable sales.
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  10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in
  the sale or financing of the subject property.

  11. I have knowledge and experience in appraising this type of property in this market area.
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  12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing
  services, tax assessment records, public land records and other such data sources for the area in which the property is located.

  13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from
  reliable sources that I believe to be true and correct.

  14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject
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  property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I
  have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the
  presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the
  subject property or that I became aware of during the research involved in performing this appraisal. I have considered these
  adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and
  marketability of the subject property.
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  15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all
  statements and information in this appraisal report are true and correct.

  16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which
  are subject only to the assumptions and limiting conditions in this appraisal report.

  17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or
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  prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or
  completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital
  status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the
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  present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.

  18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not
  conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a
  predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of
  any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending
  mortgage loan application).

  19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I
  relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal
  or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this
  appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make
  a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no
  responsibility for it.

  20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that
  ordered and will receive this appraisal report.


Freddie Mac Form 70 March 2005                                       Page 5 of 6                                     Fannie Mae Form 1004 March 2005


                                      Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                        Main File No. 87948-COD Page #9

                                                                                                                           TX000007
                                         Uniform Residential Appraisal Report                                         File # 87948-COD

  21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the
  borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other
  secondary market participants; data collection or reporting services; professional appraisal organizations; any department,
  agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to
  obtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisal
  report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public
  relations, news, sales, or other media).

  22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain
  laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice
  that pertain to disclosure or distribution by me.

  23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage
  insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part
  of any mortgage finance transaction that involves any one or more of these parties.

  24. If this appraisal report was transmitted as an “electronic record” containing my "electronic signature," as those terms are
  defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
  appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
  valid as if a paper version of this appraisal report were delivered containing my original hand written signature.




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  25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or
  criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States




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  Code, Section 1001, et seq., or similar state laws.




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  SUPERVISORY APPRAISER’S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:
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  1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’s
  analysis, opinions, statements, conclusions, and the appraiser’s certification.
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  2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analysis, opinions,
  statements, conclusions, and the appraiser’s certification.
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  3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the
  appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law.

  4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and
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  promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal
  report was prepared.

  5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are
  defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
  appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
  valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
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APPRAISER                                                                    SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature                                                                    Signature
Name Darron Hilty                                                            Name
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Company Name Irvin Company                                                   Company Name
Company Address 15400 Knoll Trail Drive, Suite 220, Dallas, TX               Company Address
 75248-3467
Telephone Number (972) 991-8572                                              Telephone Number
Email Address darron@irvincompany.com                                        Email Address
Date of Signature and Report March 29, 2010                                  Date of Signature
Effective Date of Appraisal 3/23/2010                                        State Certification #
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State Certification #                                                        or State License #
or State License # TX-1335983-L                                              State
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or Other (describe)                         State #                          Expiration Date of Certification or License
State TX
Expiration Date of Certification or License  6/30/2010                       SUBJECT PROPERTY

ADDRESS OF PROPERTY APPRAISED                                                     Did not inspect subject property
 5101 Sawgrass Drive                                                              Did inspect exterior of subject property from street
 Garland, TX 75044-5038                                                           Date of Inspection
APPRAISED VALUE OF SUBJECT PROPERTY $                 301,000                     Did inspect interior and exterior of subject property
                                                                                  Date of Inspection
LENDER/CLIENT
Name
                                                                             COMPARABLE SALES
Company Name Countdown to Buy
Company Address 6 Stoney Hill Road, Suite 220, Bethel, CT 06801                   Did not inspect exterior of comparable sales from street
                                                                                  Did inspect exterior of comparable sales from street
Email Address                                                                     Date of Inspection


Freddie Mac Form 70 March 2005                                        Page 6 of 6                                     Fannie Mae Form 1004 March 2005


                                       Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                                                                     Main File No. 87948-COD Page #10


                                                                              Additional Listings                                                                           TX000007
                                                                                                                                                                  File # 87948-COD
       FEATURE              SUBJECT                                         LISTING # 1                                        LISTING # 2                                    LISTING # 3
Address 5101 Sawgrass Drive                               5410 Sawgrass Court                                 710 Fairway Lakes Drive                            4814 Walton Heath Drive
         Garland, TX 75044-5038                           Garland, TX                                         Garland, TX                                        Garland, TX
Proximity to Subject                                      0.24 miles NE                                       0.03 miles S                                       0.35 miles E
List Price                   $                                                          $         399,900                                  $         329,900                                  $         348,000
List Price/Gross Liv. Area   $                      sq.ft. $            106.84 sq.ft.                         $             93.77 sq.ft.                         $             83.27 sq.ft.
Last Price Revision Date     N/A                          N/A                                                 N/A                                                N/A
Data Source(s)                                            MLS# 11244457                                       MLS# 11325044                                      MLS# 11341244
Verification Source(s)                                    Tax Records                                         Tax Records                                        Tax Records
  VALUE ADJUSTMENTS                   DESCRIPTION                   DESCRIPTION             +(-) $ Adjust.             DESCRIPTION             +(-) $ Adjust.             DESCRIPTION             +(-) $ Adjust.
Sales or Financing                                        Active Listing: 3%                       -11,997 Active Listing: 3%                          -9,897 Active Listing: 3%                         -10,440
Concessions                                               Down Adjustment                                     Down Adjustment                                    Down Adjustment
Days on Market                                            312                                                 75                                                 47
Location                     Garland ISD                  Garland ISD                                         Garland ISD                                        Garland ISD
Leasehold/Fee Simple         Fee Simple                   Fee Simple                                          Fee Simple                                         Fee Simple
Site                         19,558 Sq.Ft.                 8,398 Sq.Ft.                             +5,000 11,718 Sq.Ft.                               +5,000 9,888 Sq.Ft.                                +5,000
View                         Interior/Typical             Interior/Golf                            -20,000 Interior/Golf                              -20,000 Interior/Typical
Design (Style)               Trad/Brick/Sdg/Stn           Trad/Brick/Sdg                            +2,500 Trad/Brick/Sdg                              +2,500 Trad/Brick/Sdg/Stn
Quality of Construction      Average/Good                 Good                                     -20,000 Average/Good                                       Average/Good
Actual Age                   A15Yrs/E9Yrs        A14 Years/E6Yrs                                           A14 Years/E6Yrs                                    A11 Years/E5Yrs
Condition                    Fair/Def.Maint.     Average                                           -50,000 Average                                    -50,000 Average                                    -50,000




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Above Grade                   Total Bdrms. Baths Total Bdrms. Baths                                         Total Bdrms. Baths                                 Total Bdrms. Baths
Room Count




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                                 10       4      4             10       4      3.5                  +1,500        10       4      3.5                  +1,500        10       4      4
Gross Living Area                          4,162 sq.ft.                  3,743 sq.ft.             +16,341                   3,518 sq.ft.             +22,540                   4,179 sq.ft.                        0




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Basement & Finished          N/A                          N/A                                           0 N/A                                              0 N/A                                                   0
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Rooms Below Grade
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                             N/A                          N/A                                                 N/A                                                N/A




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Functional Utility           Average                      Average                                             Average                                            Average
Heating/Cooling              Central/Central              Central/Central                                     Central/Central                                    Central/Central
Energy Efficient Items
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                             Typical Items                Typical Items                                       Typical Items                                      Typical Items
Garage/Carport               3 Car Garage                 3 Car Garage                                         3 Car Garage                                       3 Car Garage
Porch/Patio/Deck             CPorch,Deck,Pat              CPorch,CPat                                        0 CPorch,CPat                                      0 CPorch,Pat                              +1,500
Additional Amenities         Lspng, Fence                 Lspng, Fence                                     Lspng, Fence                                       Lspng, Fence
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Additional Amenities         Pool/Spa, Spklr              Spklr                                     +5,000 Spklr                                       +5,000 Spklr                                       +5,000

Net Adjustment (Total)                                           +         -      $         -71,656            +        -    $         -43,357             +         -    $     -48,940
Adjusted List Price                                        Net 17.9 %                                    Net 13.1 %                                  Net 14.1 %
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of Comparables                                          Gross 33.1 % $                     328,244 Gross         35.3 % $             286,543 Gross          20.7 % $           299,060
Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).
                ITEM                                SUBJECT                               LISTING # 1                        LISTING # 2                            LISTING # 3
Date of Prior Sale/Transfer            9/15/2009                              None Noted                            None Noted                           None Noted
Price of Prior Sale/Transfer           Not Disclosed, Sheriff's Deed          N/A                                   N/A                                  N/A
Data Source(s)                         MLS/Tax Records                        MLS/Tax Records                       MLS/Tax Records                      MLS/Tax Records
Effective Date of Data Source(s)       03/23/2010                             03/23/2010                            03/23/2010                           03/23/2010
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Comments:
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                                                                                                                                                                                                   March 2005
                                                 Form 1004.(AL) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                                                                              Main File No. 87948-COD Page #11
                                                                                                                                                                                       TX000007
                                                                   Market Conditions Addendum to the Appraisal Report                                                         File No. 87948-COD
                             The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject
                             neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009.
                             Property Address 5101 Sawgrass Drive                                                       City Garland                                   State TX         ZIP Code 75044-5038
                             Borrower N/A
                             Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding
                             housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent
                             it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an
                             explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data
                             in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an
                             average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the
                             subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc.
                             Inventory Analysis                                         Prior 7–12 Months          Prior 4–6 Months         Current – 3 Months                          Overall Trend
                             Total # of Comparable Sales (Settled)                              11                          1                          1                   Increasing      Stable           Declining
                             Absorption Rate (Total Sales/Months)                              1.83                       0.33                       0.33                  Increasing      Stable           Declining
                             Total # of Comparable Active Listings                              15                         11                         19                   Declining       Stable           Increasing
                             Months of Housing Supply (Total Listings/Ab.Rate)                  8.2                       33.3                       57.6                  Declining       Stable           Increasing
                             Median Sale & List Price, DOM, Sale/List %                 Prior 7–12 Months          Prior 4–6 Months         Current – 3 Months                          Overall Trend
                             Median Comparable Sale Price                                    334,900                   393,000                    345,000                  Increasing      Stable           Declining
                             Median Comparable Sales Days on Market                            137                         79                        154                   Declining       Stable           Increasing
MARKET RESEARCH & ANALYSIS




                             Median Comparable List Price                                    364,900                   345,000                    348,000                  Increasing      Stable           Declining
                             Median Comparable Listings Days on Market                          65                         51                        151                   Declining       Stable           Increasing
                             Median Sale Price as % of List Price                                                                                                          Increasing      Stable           Declining




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                                                                                              97.78                      96.05                      97.58
                             Seller-(developer, builder, etc.)paid financial assistance prevalent?         Yes         No                                                  Declining       Stable           Increasing




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                             Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo
                             fees, options, etc.).       Seller-paid financial assistance is not considered to be "prevalent" for comparable properties in this neighborhood as buyers in this price




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                             range typically are able to meet downpayment and closing cost requirements without substantial assistance. However, seller concessions negotiated between
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                             buyer and seller are not unusual. These concessions are typically 3% or less.
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                             Are foreclosure sales (REO sales) a factor in the market?         Yes         No     If yes, explain (including the trends in listings and sales of foreclosed properties).
                             Foreclosure sales do not predominate within this neighborhood at this time. Despite the presence of some foreclosure sales, true market value is best derived
                             from arm's-length transactions. Any negative impact of foreclosure activity in the area will be reflected in these sales. Please note that the appraiser includes all
                             available bank-owned sales (REO sales) in this analysis as indicated in the question above. The appraiser does not have access to courthouse foreclosure sale
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                             data.

                             Cite data sources for above information.    All trends and statistics were derived from the North Texas Real Estate Information System. Sale prices may include
                             sales in which the final sale price is not disclosed. In these cases, the most recent list price is included in the figures noted above.
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                             Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as
                             an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions.
                             Comparable properties searched within this neighborhood were homes between 3500 and 4600 square feet and built between 1988 and 2002. Sale prices
                             appear to be relatively stable at this time. A recent reduction in the number of closings and an increase in housing supply is noted and considered typical due to
                             seasonal factors. Large swings in trends noted above may be due to the limited amount of recent comparable sales and listings within this neighborhood, rather
                             than being indicative of actual market trends. Days on market noted above may be misleading due to the fact that many listings are cancelled and re-listed with
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                             total marketing periods being higher than indicated. Actual average marketing period based on cumulative days on market for all sales of single family properties
                             in the past 12 months is noted on page 1. Expired, withdrawn and cancelled listings are excluded from this report due to the fact that they are often re-listed and
                             tend to inflate housing supply figures.



                             If the subject is a unit in a condominium or cooperative project , complete the following:                                  Project Name:
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                             Subject Project Data                                     Prior 7–12 Months          Prior 4–6 Months         Current – 3 Months                          Overall Trend
                             Total # of Comparable Sales (Settled)                                                                                                      Increasing        Stable           Declining
                             Absorption Rate (Total Sales/Months)                                                                                                       Increasing        Stable           Declining
                             Total # of Active Comparable Listings                                                                                                      Declining         Stable           Increasing
                             Months of Unit Supply (Total Listings/Ab.Rate)                                                                                             Declining         Stable           Increasing
                             Are foreclosure sales (REO sales) a factor in the project?         Yes        No     If yes, indicate the number of REO listings and explain the trends in listings and sales of
CONDO/CO-OP PROJECTS




                             foreclosed properties.
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                             Summarize the above trends and address the impact on the subject unit and project.




                             Signature                                                                                    Signature
                             Appraiser Name Darron Hilty                                                                  Supervisory Appraiser Name
APPRAISER




                             Company Name Irvin Company                                                                   Company Name
                             Company Address         15400 Knoll Trail Drive, Suite 220, Dallas, TX 75248-3467            Company Address
                             State License/Certification # TX-1335983-L                  State TX                         State License/Certification #                                     State
                             Email Address     darron@irvincompany.com                                                    Email Address
                                Freddie Mac Form 71 March 2009                                            Page 1 of 1                                        Fannie Mae Form 1004MC March 2009


                                                                        Form 1004MC2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                             Main File No. 87948-COD Page #12

                                                   Supplemental Addendum                                                 File No. 87948-COD
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                         County Dallas                              State TX         Zip Code 75044-5038
Lender             Countdown to Buy
  NEIGHBORHOOD COMMENTS

  The subject property is located in Garland, Tx within a subdivision known as "Firewheel Estates". This area is served
  by the Garland Independent School District and is located approximately 15-20 miles northeast of the Dallas Central
  Business District. Support facilities and services are provided by the city of Garland. No adverse external influences
  were apparent at the time of inspection.

  Most all the homes in the subject neighborhood are of average-good quality construction with brick and/or siding
  veneer exteriors. These homes are of traditional and/or contemporary design. Through adequate and reasonable
  maintenance these homes appear to be in average condition. The commercial properties in the area are low-rise
  buildings located along the major thoroughfares. These commercial properties adversely affect only those residential
  properties which are located adjacent to them.

  This neighborhood is considered attractive for its proximity to the President George Bush Turnpike and to Central
  Expressway/Highway 75, which provides direct access to the Dallas Central Business District. This area also
  benefits from an abundance of employment, health, retail and entertainment centers within close proximity.

  The subject neighborhood is located in an area where there are a large number and variety of employment




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  opportunities. Convenience to employment centers, schools, recreational facilities, public transportation and




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  shopping are all considered to be average for the area. The city of Garland provides adequate utility services as well
  as police and fire protection. The homes and yards in the neighborhood are generally average in condition and the


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  neighborhood is considered to have an overall average market appeal.
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  ADDITIONAL FEATURES
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  Ceramic tile flooring at foyer, kitchen, nook, laundry and bathrooms, carpeting at remainder, intercom, ceiling fans,
  crown, picture, and chair rail moldings 10'+ ceilings, window blinds, family room with fireplace, kitchen with ceramic
  tile counters, pool/spa, and master bath with dual vanity.
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                                         Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                   Main File No. 87948-COD Page #13




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     Form SCA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                                     Building Sketch

Borrower/Client N/A
Property Address 5101 Sawgrass Drive
City             Garland                                                                                                      County Dallas                                                     State TX                       Zip Code 75044-5038
Lender           Countdown to Buy




                                                                                                                                                                              40.3'



                                                                                                                                                                              WIC        CL
                                                                                                                                                  Master                                             Bedroom




                                                                                                                                                                                                                       13.5'
                                                                                                                                                  Bath

                                                                                                                                                                                         CL
                                                                                                                                                                                                                                         23.3'




                                                                                                                                 31.7'
                                                                                                                                                                                                                                                 Full Bath
                                       25.0'
                                                                                  5.1'




                                                                                           11.0'
                                                                                                                                                   Master




                                                                                                                                                                                                                                                                    27.1'
                                                                                                                                                  Bedroom
                                       Family




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                                                                                         Nook                                                                                 Bedroom           Bedroom                            Gameroom
                                                                                                           14.7'




                                                                                                                                         3.8'                  2.9'                                                   CL



                                                                                                                                                              7'
                                                                                                                                            2.




                                                                                                                                                           2.
                                                                                                                                              7''




                                                                                                                                                               6.6'
                                                                                                                                                                       CL




              uy y
                                                                                                                                                    4.6'




                                                                                                                                                                                              1.0'
                                                                                                            4.3'                                                                                       10.5'




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                                                                                                                                                                                 13.3'
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                                                                                                                                                                                                               6.7'
                                                                                                                                                                                                                      CL
                                                                                                                                                                                                                                                             3.0'
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                                                                                                                                                                                                                                                         3.4'
          nt B
        51.5'




                                                                                         Kitchen                                                                                                                                     21.7'
                                                                                                                      13.5'
     nt ow rty

                       Dining Room                                                                                                        23.3'
                                                                                                                      0.8'




                                                                                   Full
                                                                     CL            Bath            Laundry
                                                                                                                    0.6'
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                                                                                                                     23.0'




                       Living Room
                                                                                                                                                                      30.5'




                                                                   Foyer                                                             Garage
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                                                                                                  Den
                3.8'                         2.9'
                       2.




                                        7'
                         7
                         7'




                                              6.6'
                                      2.




                               4.6'

                                                     CL             6.5'           CL
                                                            2.3'


                                                                           2.3'




                                                                                                                    0.8'
                                                                                           1.0'




                                                                                                   10.5'
                                                     3.4'                          3.4'
                                                                                                             6.7'




                                                                                                                                          24.7'
   Sketch by Apex IV™
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                                  AREA CALCULATIONS SUMMARY                                                                                                                              LIVING AREA BREAKDOWN
      Code                    Description                                                           Net Size                    Net Totals                                                    Breakdown                               Subtotals
      GLA1                    First Floor                                                           2072.2                           2072.2                               First Floor
      GLA2                    Second Floor                                                          2154.1                                                                             0.8                 x           1.4                         1.1
                              Stairs                                                                 -64.0                           2090.1                                            0.8                 x          23.0                        18.4
      GAR                     Garage                                                                 733.8                            733.8                                            1.4                 x          13.5                        18.9
                                                                                                                                                                                     13.9                  x          37.3                       518.5
                                                                                                                                                                                     11.0                  x          14.7                       161.7
                                                                                                                                                                                       1.0                 x           3.4                         3.4
                                                                                                                                                                                     14.7                  x          51.5                       757.1
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                                                                                                                                                                                       1.9                 x           4.6                         8.7
                                                                                                                                                                            0.5 x      1.9                 x           1.9                         1.8
                                                                                                                                                                            0.5 x      1.9                 x           1.9                         1.8
                                                                                                                                                                                       3.4                 x           6.6                        22.4
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                                                                                                                                                                                       3.8                 x          51.5                       195.7
                                                                                                                                                                                       6.5                 x          55.8                       362.7
                                                                                                                                                                          Second Floor
                                                                                                                                                                                     13.3                  x          24.8                       329.8
                                                                                                                                                                                     23.8                  x          32.2                       766.4
                                                                                                                                                                                     11.3                  x          18.2                       205.7
                                                                                                                                                                                       6.7                 x          21.7                       145.4
                                                                                                                                                                                       1.9                 x           4.6                         8.7
                                                                                                                                                                            0.5 x      1.9                 x           1.9                         1.8
                                                                                                                                                                            0.5 x      1.9                 x           1.9                         1.8
                                                                                                                                                                                       3.0                 x          27.1                        81.3
                                                                                                                                                                                       3.8                 x          18.2                        69.2
                                                                                                                                                                                     13.5                  x          40.3                       544.0
                                                                                                                                                                          Stairs
                                                                                                                                                                                       8.0                 x            8.0                      -64.0


                   Net LIVABLE Area                                                               (Rounded)                              4162                             24 Items                             (Rounded)                         4162




                                                                   Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                           Main File No. 87948-COD Page #14

                                                                      Subject Photo Page

Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                         County Dallas                              State TX          Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                                 Subject Front
                                                                                                               5101 Sawgrass Drive
                                                                                                               Sales Price       N/A
                                                                                                               Gross Living Area 4,162
                                                                                                               Total Rooms         10
                                                                                                               Total Bedrooms      4
                                                                                                               Total Bathrooms     4
                                                                                                               Location            Garland ISD
                                                                                                               View                Interior/Typical
                                                                                                               Site                19,558 Sq.Ft.
                                                                                                               Quality             Average/Good
                                                                                                               Age                 A15Yrs/E9Yrs




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                                                                                                                                 Subject Rear
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                                                                                                                                 Subject Street
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                                      Form PIC3x5.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                            Main File No. 87948-COD Page #15

                                                           Photograph Addendum
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                        County Dallas                              State TX        Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                  Kitchen




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                                                                                                                  Master Bedroom
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                                                                                                                  Master Bath
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                                      Form GPIC3X5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                              Main File No. 87948-COD Page #16

                                                           Photograph Addendum
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                        County Dallas                              State TX          Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                  Bedroom




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                                                                                                                  Family
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                                                                                                                  Stained carpet
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                                                                                                                  Full Bath
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                                      Form GPIC3X5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                             Main File No. 87948-COD Page #17

                                                           Photograph Addendum
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                        County Dallas                              State TX         Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                  Pool/Spa




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                                                                                                                  Rotted exterior wood
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                                                                                                                  Damaged tile at pool
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                                      Form GPIC3X5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                            Main File No. 87948-COD Page #18

                                                           Photograph Addendum
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                        County Dallas                              State TX         Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                  Deteriorating exterior paint




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                                                                                                                  Damaged window
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                                                                                                                  Damaged exterior door jamb
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                                      Form GPIC3X5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                              Main File No. 87948-COD Page #19

                                                           Photograph Addendum
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                        County Dallas                              State TX          Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                  Removed water heaters




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                                                                                                                  Damaged wainscoting
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                                                                                                                  Rotted exterior wood and missing
                                                                                                                  threshold
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                                      Form GPIC3X5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                              Main File No. 87948-COD Page #20

                                                          Comparable Photo Page
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                         County Dallas                              State TX         Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                          Comparable            1
                                                                                                               4713 Walton Heath Drive
                                                                                                               Prox. to Subject    0.26 miles SE
                                                                                                               Sales Price         393,000
                                                                                                               Gross Living Area   4,311
                                                                                                               Total Rooms         10
                                                                                                               Total Bedrooms      4
                                                                                                               Total Bathrooms     3.5
                                                                                                               Location            Garland ISD
                                                                                                               View                Interior/Golf
                                                                                                               Site                17,777 Sq.Ft.**
                                                                                                               Quality             Average/Good
                                                                                                               Age                 A10Yrs/E4Yrs




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                                                                                                                          Comparable            2
                                                                                                               121 La Costa
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                                                                                                               Prox. to Subject    0.47 miles NW
                                                                                                               Sales Price         345,000
                                                                                                               Gross Living Area   4,108
                                                                                                               Total Rooms         10
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                                                                                                               Total Bedrooms      4
                                                                                                               Total Bathrooms     3.5
                                                                                                               Location            Garland ISD
                                                                                                               View                Interior/Typical
                                                                                                               Site                9,278Sq.Ft.**CDS
                                                                                                               Quality             Average/Good
                                                                                                               Age                 A17Yrs/E7Yrs
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                                                                                                                          Comparable            3
                                                                                                               4910 Firewheel Drive
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                                                                                                               Prox. to Subject    0.45 miles E
                                                                                                               Sales Price         372,500
                                                                                                               Gross Living Area   4,197
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                                                                                                               Total Rooms         10
                                                                                                               Total Bedrooms      5
                                                                                                               Total Bathrooms     4.1
                                                                                                               Location            Garland ISD
                                                                                                               View                Interior/Golf
                                                                                                               Site                10,149 Sq.Ft.**
                                                                                                               Quality             Average/Good
                                                                                                               Age                 A8Yrs/E4Yrs




                                      Form PIC3x5.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                         Main File No. 87948-COD Page #21

                                                            Listing Photo Page
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                     County Dallas                             State TX          Zip Code 75044-5038
Lender             Countdown to Buy




                                                                                                                        Listing 1
                                                                                                          5410 Sawgrass Court
                                                                                                          Proximity to Subject   0.24 miles NE
                                                                                                          List Price             399,900
                                                                                                          Days on Market         312
                                                                                                          Gross Living Area      3,743
                                                                                                          Total Rooms            10
                                                                                                          Total Bedrooms         4
                                                                                                          Total Bathrooms        3.5
                                                                                                          Age                    A14 Years/E6Yrs




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                                                                                                                        Listing 2
                                                                                                          710 Fairway Lakes Drive
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                                                                                                          Proximity to Subject   0.03 miles S
                                                                                                          List Price             329,900
                                                                                                          Days on Market         75
                                                                                                          Gross Living Area      3,518
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                                                                                                          Total Rooms            10
                                                                                                          Total Bedrooms         4
                                                                                                          Total Bathrooms        3.5
                                                                                                          Age                    A14 Years/E6Yrs
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                                                                                                                        Listing 3
                                                                                                          4814 Walton Heath Drive
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                                                                                                          Proximity to Subject   0.35 miles E
                                                                                                          List Price             348,000
                                                                                                          Days on Market         47
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                                                                                                          Gross Living Area      4,179
                                                                                                          Total Rooms            10
                                                                                                          Total Bedrooms         4
                                                                                                          Total Bathrooms        4
                                                                                                          Age                    A11 Years/E5Yrs




                                 Form DLSTRNT.DM#R — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
                                                                                                                        Main File No. 87948-COD Page #22

                                                                  Location Map
Borrower/Client    N/A
Property Address   5101 Sawgrass Drive
City               Garland                                        County Dallas                             State TX     Zip Code 75044-5038
Lender             Countdown to Buy




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                                      Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

				
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posted:8/13/2011
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