standard bpo, drive-by v2 2044 e. tuscarawas st, canton...

Standard BPO, Drive-By v22044 E. Tuscarawas St, Canton, OH 44707

Please Note: This report was completed with the following assumptions: Market Approach: Distressed Price, Marketing Time: Abbreviated.Important additional information relating to this report, including use and restrictions, is contained in an attached addendum which is an integralpart of this report.

Address 2044 E. Tuscarawas St, Canton, OH 44707Borrower Name Na Inspection Date 10/25/2011 Order ID 1172657 Property ID 7118030Loan Number 5853321 Delivery Date 10/28/2011 APN unknown

Tracking IDs

Order Tracking ID 102011Tracking ID 2 --

Tracking ID 1 102011Tracking ID 3 --

I. General ConditionsProperty Type SFR Occupancy VacantSecure? No

(Mos windows are missing and some are not boarded up. )Property Condition FairEstimated Exterior Repair Cost $9,000 HOA No

Condition CommentsMost windows are boarded up or missing. Roof is at or nearend of lifespan. Siding needs repaired on garage.Landscaping is overgrown.

II. Subject Sales & Listing HistoryCurrent Listing Status Not Currently Listed Date Listed Date Sold List Price Sale Price Notes07/26/2010 -- $9,900 -- MLS sheet is attached. Was withdrawn.

III. Neighborhood & Market DataLocation Type UrbanLocal Economy SlowSales Prices in thisNeighborhood

Low: $2,000High: $30,000

Market for this type of property Remained Stable for thepast 6 months.

Normal Marketing Days <90

Neighborhood CommentsArea homes vary in size, age and style. Very high number ofvacant/boarded up homes in area. Most are not currently onthe market. Located in an area with an above average crimerate and bvelow average schools. Area market has declinedsince 2007, but has remained stable in the last 9 months.

IV. Current Listings Subject Listing 1 Listing 2 Listing 3 *

Street Address 2044 E. Tuscarawas St425 Girard Ne 2016 3rd St 2032 Georgetown NeCity, State Canton, OH Canton, OH Canton, OH Canton, OHZip Code 44707 44704 44704 44704Datasource MLS MLS MLS MLSMiles to Subj. -- 0.27 ¹ 0.12 ¹ 0.17 ¹ List Price $ -- $7,300 $4,950 $9,000DOM · Cumulative DOM -- 22 · 46 179 · 182 74 · 77Original List Price $ $7,300 $6,000 $9,000 Age (# of years) 106 95 95 89Condition Fair Fair Fair FairSales Type -- REO REO REO Style/Design 2 Stories Colonial 2 Stories Colonial 2 Stories Colonial 2 Stories Colonial# Units 1 1 1 1Living Sq. Feet 1,588 1,144 1,144 1,472 Bdrm · Bths · ½ Bths 3 · 1 · 1 3 · 1 3 · 1 3 · 1Total Room # 7 6 5 7Garage (Style/Stalls) Detached 1 Car Detached 1 Car Detached 1 Car NoneBasement (Yes/No) Yes Yes Yes YesBasement (% Fin) 0% 0% 0% 0%Basement Sq. Ft. 500 500 500 500 Pool/Spa -- -- -- --Lot Size .17 acres .11 acres .10 acres .10 acresOther -- -- -- --

Listing Comments Why the comparable listing is superior or inferior to the subject.Listing 1 Vinyl exterior. Bank owned. Needs repaired. Currently pending. Similar condition. Listing 2 Aluminum exterior. Bank owned. Needs repaired. Similar condition. Listing 3 Vinyl exterior. Bank owned. Needs repaired. Similar condition.

* Listing 3 is the most comparable listing to the subject.¹ Comp's "Miles to Subject" was calculated by the system.² Comp's "Miles to Subject" provided by Broker. ³ Subject $/ft based upon as-is sale price.

V. Recent Sales Subject Sold 1 Sold 2 Sold 3 *

Street Address 2044 E. Tuscarawas St2214 3rd St Se 2144 2nd St Ne 742 Belden Ave NeCity, State Canton, OH Canton, OH Canton, OH Canton, OHZip Code 44707 44707 44704 44704Datasource MLS MLS MLS MLSMiles to Subj. -- 0.22 ¹ 0.13 ¹ 0.51 ¹ List Price $ -- $19,900 $9,850 $3,500Sale Price $ -- $10,800 $6,807 $3,000Type of Financing -- Cash Cash CashDate of Sale -- 9/28/2011 6/23/2011 4/11/2011DOM · Cumulative DOM -- 114 · 127 63 · 73 110 · 124Original List Price $ $24,900 $17,000 $6,900 Age (# of years) 106 85 86 95Condition Fair Average Fair PoorSales Type -- Short Sale Investor REO Style/Design 2 Stories Colonial 1.5 Stories Cape 2 Stories Colonial 2 Stories Colonial# Units 1 1 1 1Living Sq. Feet 1,588 1,352 1,230 1,640 Bdrm · Bths · ½ Bths 3 · 1 · 1 3 · 1 3 · 1 4 · 1 · 1Total Room # 7 6 6 7Garage (Style/Stalls) Detached 1 Car None Detached 2 Car(s) NoneBasement (Yes/No) Yes Yes Yes YesBasement (% Fin) 0% 0% 0% 0%Basement Sq. Ft. 500 500 500 250 Pool/Spa -- -- -- --Lot Size .17 acres .15 acres .09 acres .05 acresOther -- -- -- --Adjustment -- -$3,000 +$0 +$3,000Adjusted Value -- $7,800 $6,807 $6,000

Reasons for Adjustments Why the comparable sale is superior or inferior to the subject.Sold 1 Vinyl exterior. Back deck. Tenant occupied. Short sale.Sold 2 Wood exterior. Newer furnace and hot water tank. Needs repaired. I was in this property during the listing period.Sold 3 Vinyl exterior. Needs much repair. Missing plumbing. Bank owned.

* Sold 3 is the most comparable sale to the subject.¹ Comp's "Miles to Subject" was calculated by the system.² Comp's "Miles to Subject" provided by Broker. ³ Subject $/ft based upon as-is sale price.

VI. Marketing Strategy As Is Price Repaired Price

Suggested List Price $7,900 $19,900Sales Price $7,000 $19,00030 Day Price $4,000 --Comments Regarding Pricing StrategyUsed comps within a 1/2 mile radius, 9 months and within 30% of subjects size to use comps from subjects immediate area.More important to use comps from subjects immediate area due to high number of boarded up homes.

VII. Clear Capital Quality Assurance Comments Addendum As Is Price Repaired Price

Reviewer's Price Opinion $7,000 $19,000Reviewer's Notes Broker`s conclusion reflects a market price for the subject. Comps are within a reasonable

distance, relatively current, and accurately reflect the subject's defining characteristics. Thus,the price conclusion appears to be adequately supported.

VIII. Property Images

Address 2044 E. Tuscarawas St, Canton, OH 44707Loan Number 5853321 Suggested List $7,900 Suggested Repaired $19,900 Sale $7,000

Subject 2044 E. Tuscarawas St View Address Verification

Subject 2044 E. Tuscarawas St View Front

VIII. Property Images (continued)


Subject 2044 E. Tuscarawas St View Other

Subject 2044 E. Tuscarawas St View Other



Subject 2044 E. Tuscarawas St View Back

Subject 2044 E. Tuscarawas St View Damage



Subject 2044 E. Tuscarawas St View Side

Subject 2044 E. Tuscarawas St View Side



Subject 2044 E. Tuscarawas St View Street





Listing Comp 1 425 Girard Ne View Front



Listing Comp 2 2016 3rd St View Front

Listing Comp 3 2032 Georgetown Ne View Front



Sold Comp 1 2214 3rd St Se View Front

Sold Comp 2 2144 2nd St Ne View Front



Sold Comp 3 742 Belden Ave Ne View Front

ClearMaps Addendum


Comparable Address Miles to Subject Mapping Accuracy

Subject 2044 Tuscarawas St E, Canton, OH -- Parcel Match Listing 1 425 Girard Ne, Canton, OH 0.27 Miles ¹ Parcel Match Listing 2 2016 3rd St, Canton, OH 0.12 Miles ¹ Parcel Match Listing 3 2032 Georgetown Ne, Canton, OH 0.17 Miles ¹ Parcel Match Sold 1 2214 3rd St Se, Canton, OH 0.22 Miles ¹ Parcel Match Sold 2 2144 2nd St Ne, Canton, OH 0.13 Miles ¹ Parcel Match Sold 3 742 Belden Ave Ne, Canton, OH 0.51 Miles ¹ Parcel Match

¹ The Comparable "Distance from Subject" value has been calculated by the Clear Capital system.² The Comparable "Distance from Subject" value has been provided by the broker.

Addendum: Report Purpose

Market Approach and Market TimeThe Market Approach of this report as established by the customer is: Distressed Price. (See definition below.)

The Marketing Time as specified by the customer is Abbreviated. (See definition below.)

Definitions:Fair Market Price A price at which the property would sell between a willing buyer and a willing seller neither being

compelled by undue pressure and both having reasonable knowledge of relevant facts. Distressed Price A price at which the property would sell between a willing buyer and a seller acting under duress. Marketing Time The amount of time the property is exposed to a pool of prospective buyers before going into contract.

The customer either specifies the number of days, requests a marketing time that is typical to thesubject's market area and/or requests an abbreviated marketing time.

Typical for Local Market The estimated time required to adequately expose the subject property to the market resulting in acontract of sale.

Report InstructionsThis section shows the instructions that were approved by the customer and provided to the broker prior to completing thereport.

Purpose: Distressed PriceThe purpose of this report is to determine a price at which our mutual customer can sell this distressed property as an REO,within an abbreviated marketing time. Please recognize that real dollars are at stake. If priced too high to sell within anabbreviated marketing time, the customer will incur additional holding costs; and if priced too low, it will perpetuate further loss.

Comparable Requirements:1. Please use REO comps that are considered comparable in condition, recent, and are from the same neighborhood, block orsubdivision whenever possible.2. Please try to use comps that have an abbreviated time on the market. If this is not possible please comment in the form andplease make appropriate adjustments for exposure time to show what price your comparables would sell for in an abbreviatedmarketing time.3. Please use comps that have closed in the past 3 months to show the current market conditions or comment in the report ifthis is not possible. In rapidly changing markets, active listing comps should be given equal or greater weight than sold comps inyour analysis. Please make market condition adjustments to the sold comps as necessary.

Standard Instructions:1. Please do not accept if you or your office has completed a report on this property in the last month, are currently listing thisproperty, or have any vested interest in the subject property.2. Please use the subject characteristics provided in the report Grid (if we preloaded them) to evaluate the property. Thisinformation is from a full interior appraisal and is assumed to be most accurate. If your inspection reveals obvious inaccuracies,please explain in the narrative of the report.3. Please do not approach the occupants or owners. Thanks!

1. One current, original photo of the front of the subject2. One address verification photo3. One street scene photo looking down the street4. Labeled MLS sold comp photos required; please comment if no MLS.

Broker Information

Disclaimer

This document is not an appraisal as defined by USPAP (Uniform Standards of Professional Appraisal Practice). It is not to beconstrued as an appraisal and may not be used as such for any purpose. Unless otherwise specifically agreed to in writing:This document is provided solely for the use of the Clear Capital account holder, is not intended as any guarantee of value and/orcondition of the subject property and should not be relied on as such. In the event that this document is found to be defective,incorrect, negligently prepared or unfit for its authorized use, Clear Capital's sole liability shall be to promptly refund the total feeexpended by the account holder for this report or to replace it at no charge to the account holder, but in no event shall Clear Capitalbe responsible to the account holder for any indirect or consequential damages whatsoever. This warranty is in lieu of all otherwarranties, express or implied, except where otherwise required by law. The account holder shall notify Clear Capital within thirty (30)days of this report's delivery to the account holder if it believes that this document is defective, incorrect, negligently prepared orunfit for its authorized use. Under no circumstances may Clear Capital forms or their contents be published, copied, replicated, ormimicked.

Broker Name Wesley Yania Company/Brokerage Coldwell Banker Hunter RealtyLicense No 2001010127

standard bpo, drive-by v2 2044 e. tuscarawas st, canton...

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