broker price opinion exterior inspection interior...

+

+

Broker Price Opinion Exterior InspectionInterior Inspection

Property Address: 13112 Ibbetson Vendor ID: 4673661

City, State, Zip: Downey, CA 90242 Deal Name:

Loan Number: 000874 Inspection Date: 11/10/2018

2nd Loan / Client #: Subject APN: 6281-001-034

Property Occupancy Status Owner Does the Property Appear Secure? Yes Est. Monthly Rent $2,500

Currently ListedNo

Currently List Broker List Broker Contact # Initial List Price Initial List Date Current List Price DOM / CDOM

Is the Subject Listing Currently Pending? Date of Contract CDOM to Contract

Sold in the last12 Months?

No

Sale Price:Sale Date:

Subject Property Comments / External InfluencesAverage Condition

Subject Sold Comp 1 Sold Comp 2 Sold Comp 3 List Comp 1 List Comp 2 List Comp 3

Address 13112 IbbetsonDowney, CA 90242

12824 AdenmoorAveDowney, CA 90242

10222 Priscilla StDowney, CA 90242

10238 BranscombStDowney, CA 90242

10294 Belcher StDowney, CA 90242

12655 Izetta AveDowney, CA 90242

13227 Faust AveDowney, CA 90242

Proximity 0.37 Miles 0.19 Miles 0.19 Miles 0.34 Miles 0.35 Miles 0.16 MilesSale/List Price $496,000 $510,000 $525,000 $500,000 $539,000 $549,950Sale Date 9/17/2018 6/29/2018 9/28/2018 active active activePrice Per Sq.ft. $489.44 $508.20 $414.97 $427.18 $406.83 $531.56 $447.48Initial List Price $485,000 $525,000 $525,000 $500,000 $539,000 $549,950Initial List Date 7/26/2018 3/29/2018 8/20/2018 5/16/2018 9/11/2018 10/3/2018Current/Final List $485,000 $525,000 $525,000 $500,000 $539,000 $549,950DOM/CDOM 53 / 53 92 / 92 39 / 39 87 / 87 60 / 60 38 / 38Sales Type Fair Market Fair Market Fair Market Fair Market Fair Market Fair MarketFinance Incentives none none none none none noneLiving Area 1042 976 1229 1229 1229 1014 1229#Rooms/Bed/Bath 1 6 / 3 / 1 6 / 3 / 1 8 / 4 / 2 8 / 4 / 2 8 / 4 / 2 6 / 3 / 1 8 / 4 / 2Year Built 1948 1954 1954 1954 1954 1950 1954Bsmnt SF/% Finished

Lot Size 0.14ac 0.13ac 0.12ac 0.12ac 0.14ac 0.13ac 0.14acProperty Type SF Detach SF Detach SF Detach SF Detach SF Detach SF Detach SF DetachStyle / Quality Single Story / Q4 Single Story / Q4 Single Story / Q4 Single Story / Q4 Single Story / Q4 Single Story / Q4 Single Story / Q4# of Units 1 1 1 1 1 1 1Condition C3 C3 C3 C3 C3 C3 C3Pool/Spa None No / No No / No No / No No / No No / No No / NoView Residential Residential Residential Residential Residential Residential ResidentialPorch/Patio/Deck No / No / No No / No / No No / No / No No / No / No No / No / No No / No / No No / No / NoFireplace No No No No No No NoGarage 2 Detached 2 Detached 2 Detached 2 Attached 2 Detached 2 Detached 2 AttachedOther Features n/a n/a n/a n/a n/a n/a n/aHOA Fees 0/mo 0/mo 0/mo 0/mo 0/mo 0/mo 0/moSubdivision n/a n/a n/a n/a n/a n/a n/aSchool District Downey Unified Downey Unified Downey Unified Downey Unified Downey Unified Downey Unified Downey UnifiedCommon AmenitiesData Source - ID County Tax - n/a MLS - DW18178650 MLS - RS18070651 MLS - DW18205281 MLS - PW18115496 MLS - DW18222549 MLS - DW18241056

Market Time 90-120 days As-Is Price Estimate As-Repaired Price Estimate Land Only Price

Anticipated Sale Price $510,000 $510,000 $200,718

Recommended List Price $515,000 $515,000

Recommended Sales Strategy: As - Is Repaired

of 11

Address City BR BA Lot Size Sale/List Date Year Built Sale/List Price Distance• 13112 Ibbetson Downey 3 1 0.14ac 1948

1 12824 Adenmoor Ave Downey 3 1 0.13ac 9/17/2018 1954 $496,000 0.37 Miles

2 10222 Priscilla St Downey 4 2 0.12ac 6/29/2018 1954 $510,000 0.19 Miles

3 10238 Branscomb St Downey 4 2 0.12ac 9/28/2018 1954 $525,000 0.19 Miles

1 10294 Belcher St Downey 4 2 0.14ac 5/16/2018 1954 $500,000 0.34 Miles

2 12655 Izetta Ave Downey 3 1 0.13ac 9/11/2018 1950 $539,000 0.35 Miles

3 13227 Faust Ave Downey 4 2 0.14ac 10/3/2018 1954 $549,950 0.16 Miles

Neighborhood Data:

Location Type: Urban Market Trend: Appreciating Economic Trend: Stable Neighborhood Trend: Stable

Housing Supply: Declining Crime/Vandalism: Low Risk REO Driven? No Avg Age of Home: 70

Neighborhood Pride of Ownership: Average Avg Marketing Time of Comparable Listings: Under 3 Mos.

Price Range: $450,000 to $550,000 Median Price: $500,000 Predominate Value: $500,000 Average DOM: 51

Number of units for rent: Number of units in complex for sale:

Negative Neighborhood Factors that will detract from the subject:None NotedNeighborhood Comments:Neighborhood is overall quiet and clean.

Marketability of Subject:Most Likely Buyer: Home owner Types of Financing the Subject will NOT qualify for: noneWill this be a problem for resale? If yes, please explain:None Noted

of 11

Comparables:Sale 1Comments

Sale comp 1 has similar building size, room counts, age, condition, and appeal.

Sale 2Comments

Sale comp 2 is similar to the subject in building size, room counts, and condition.

Sale 3Comments

Sale comp 3 has similar building size, room counts, age, condition, and appeal.

List 1Comments

List comp 1 has similar building size, room counts, age, condition, and appeal.

List 2Comments

List comp 2 is similar to the subject in building size, room counts, condition, and appeal.

List 3Comments

List comp 3 has similar building size, room counts, age, condition, and appeal.

Comments:Service Provider Comments:Overall the subject is in average condition without any upgrades done to the property. It seems to be in original condition. No major deferred maintenanceshowed for there are some trashes within the property that need to be cleaned. No negative factor showed for the subject and the neighborhoods.

Vendor Comments:

Service ProviderSignature

/s/ Insook Uhm BPO Effective Date 11/10/2018

Service ProviderCompany

Century 21 AstroService Provider Lic.Num.

01845839

of 11

RepairsRecommended Repairs would bring the subject to: $510,000

Internal Repairs Comment TotalPaint $0

Walls/Ceiling $0

Carpet/Floors $0

Cabinets/Countertops $0

Plumbing $0

Electrical $0

Heating/AC $0

Appliances $0

Doors/Trim $0

Cleaning $0

Other $0

Internal Repair Total:External Repairs Comment Total

Roof $0

Siding/Trim $0

Structural $0

Windows/Doors $0

Paint $0

Foundation $0

Garage $0

Landscaping $0

Fence $0

Other $0

External Repair Total:

Repair Total:

of 11

Subject Front

13112 IbbetsonDowney, CA 90242

Address

Address

of 11

Side

Side

Street

of 11

Street

Street

Other

of 11

View across street

of 11

Comparable Sale #1

12824 Adenmoor AveDowney, CA 90242Sale Date: 9/17/2018Sale Price: $496,000

Comparable Sale #2

10222 Priscilla StDowney, CA 90242Sale Date: 6/29/2018Sale Price: $510,000

Comparable Sale #3

10238 Branscomb StDowney, CA 90242Sale Date: 9/28/2018Sale Price: $525,000

of 11

Comparable Listing #1

10294 Belcher StDowney, CA 90242Current List: $500,000


12655 Izetta AveDowney, CA 90242Current List: $539,000


13227 Faust AveDowney, CA 90242Current List: $549,950

of 11

Neither Xome Valuation Services LLC nor any of its affiliates, members, managers or contractors makes any representation or warranty as to the accuracy orcompleteness of the information contained in this broker price opinion. You should use good faith efforts in determining that the content of all information to beprovided to or obtained by you is accurate. This analysis has been performed by a licensed real estate professional and is intended for the benefit of theaddressee only. The Brokers Price Opinion is not to be construed as an appraisal and may not be used as such for any purpose. The purpose of this BPO is toprovide an estimate of the probable sales price of the property, utilizing the sales comparison approach methodology and will not be used for loan origination. Thisopinion may not be used by any party as the primary basis to determine the value of a parcel of real property for a mortgage loan origination, including first andsecond mortgages, refinances or equity lines of credit. Notwithstanding any preprinted language to the contrary, this opinion is not an appraisal of the market valueof the property. If an appraisal is desired, the services of a licensed appraiser must be obtained.

of 11

broker price opinion exterior inspection interior...

Documents