summary residential appraisal report · summary residential appraisal report 01/18/2020 1372 w 2nd...

FHA/VA Case No. 197-8923481 Page # 1 of 41File No. 200199

SUMMARY RESIDENTIAL APPRAISAL REPORT

01/18/2020

1372 W 2nd St

WEST SECOND STREET TR LOT 3

Pomona, CA 91766

NEXCAP HOME LOANS, ISAOA

3435 WILSHIRE BLVD. , SUITE 470

LOS ANGELES, CA, 90010

Table of Contents/Cover Page ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Summary of Salient Features ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Small Income ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Operating Income Statement ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Market Conditions Addendum to the Appraisal Report ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

UAD Definitions Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Building Sketch ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

PLAT MAP ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

3x5 Subject Photos, 3 photos/pg Res. ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................









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Form TCV - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Date of Valuation

For

TABLE OF CONTENTS

FHA/VA Case No. 197-8923481 Page # 2 of 41

Form SSD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

1372 W 2nd St


Pomona

LOS ANGELES

CA

91766

4025.01

-

650,000

12/09/2019

GISSELLE CECILIA GARCIA


RESIDENTIAL

108

AVERAGE

11

5

3

CLAY RANGEL, CERTIFIED APPRAISER

01/18/2020

650,000

Borrower

Lender/Client

SUMMARY OF SALIENT FEATURES

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INFO

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Subject Address

Legal Description

City

County

State

Zip Code

Census Tract

Map Reference

SA

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PR

ICE

Sale Price

Date of Sale

$

CLI

ENT

DES

CR

IPTI

ON

OF

IMP

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ENTS

Size (Square Feet)

Price per Square Foot

Location

Age

Condition

Total Rooms

Bedrooms

Baths

$

AP

PR

AIS

ER Appraiser

Date of Appraised Value

VA

LUE

Final Estimate of Value $


197-8923481

200199

1372 W 2nd St Pomona CA 91766

GISSELLE CECILIA GARCIA GISSELLE CECILIA GARCIA LOS ANGELES


8348-018-025 2018 5,723

POMONA - 4025.01

N/A 0

NEXCAP HOME LOANS, ISAOA 3435 WILSHIRE BLVD. , SUITE 470 , LOS ANGELES, CA 90010

CRMLS# IG19152438. LIST PRICE WAS $639,000 AS OF LIST DATE 06/27/2019. THE

SUBJECT WAS FAIRLY AND OPENLY MARKETED.

NO UNUSUAL OR ATYPICAL TERMS WERE NOTED.

650,000 12/09/2019 PUBLIC RECORDS

375

980

620

01

128

60

75

10

10

05

THE 10 FREEWAY TO THE NORTH, S GAREY AVE TO THE EAST, AND HIGHWAY

71 TO THE SOUTH AND TO THE WEST.

NEIGHBORHOOD OF AVERAGE QUALITY SINGLE FAMILY HOMES, MULTI-FAMILY DWELLINGS, AND LIGHT COMMERCIAL AND

INDUSTRIAL USES. SUPPORT FACILITIES ARE IN CLOSE PROXIMITY AS WELL AS SCHOOLS, PARKS, AND STATE HIGHWAY ACCESS.

*******OTHER LAND USE = VACANT***********

MARKET CONDITIONS ARE GENERALLY STABLE TO INCREASING WITH LITTLE EVIDENCE

OF SIGNIFICANT CONCESSIONS BEING OFFERED TO ATTRACT SALES. SELLERS PAYING SOME COSTS COMMON. THERE DID NOT APPEAR TO BE

AN OVER ABUNDANCE OF 'FOR SALE' SIGNS IN THE AREA.

50 X 124.3 6,215 sf RECTANGULAR RESIDENTIAL

M-1/S-OVERLAY LIGHT INDUSTRIAL S-OVERLAY

ASPHALT

ASPHALT

X 06037C1725F 9/26/2008

LEVEL SITE SUITABLE FOR ALL LEGAL USES PERMITTED. NO ADVERSE SITE INFLUENCE WAS EVIDENT. SITE IMPROVEMENTS ARE IN

AVERAGE CONDITION.

2 1

TRADITIONAL

1912

50

0

0

CONCRETE/AVG

STUCCO/AVG

FLAT/AVG

NONE

DUAL PANE/AVG

NONE

PARTIAL/AVG

CPT/WD/TILE/VG

DW/PLSTR/AVG

WOOD/AVG

TILE/AVG

TILE/AVG

WF/NONE N GAS

NONE

0

CVRD

NONE

0

BLK/IRON

COVERED

NONE

3

CONCRETE

0

0

0 2 0 0 0 0 FAN/HOOD

5 3 1 1,078

3 1 1 644

3 1 1 480

COVERED PATIO AND PORCH, DECKING AND FENCING.

SUBJECT MEETS FHA MINIMUM PROPERTY

STANDARDS AS SET FORTH IN HANDBOOK 4000.1 SUBJECT TO REPAIRS. UNIT 1378 CONTAINS SMOKE AND CARBON MONOXIDE DETECTORS ARE

UNITS 1372 AND 1374 CONTAIN SMOKE BUT NO CARBON MONOXIDE DETECTORS. THE WATER HEATERS ARE PROPERLY STRAPPED. AN

INSPECTION OF THE ATTIC AND CRAWLSPACE REVEALED NO ADVERSE CONDITIONS. NO PERMANENT HEATING SOURCE NOTED IN UNIT**

YSRAEL RANGEL

Form 1025 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Small Residential Income Property Appraisal Report File #

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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 City State Zip Code

Borrower Owner of Public Record County

Legal Description

Assessor's Parcel # Tax Year R.E. Taxes $

Neighborhood Name Map Reference Census Tract

Occupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per month

Property Rights Appraised Fee Simple Leasehold Other (describe)

Assignment Type Purchase Transaction Refinance Transaction Other (describe)

Lender/Client Address

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).

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.

Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s)

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.

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

Neighborhood Characteristics

Location Urban Suburban Rural

Built-Up Over 75% 25-75% Under 25%

Growth Rapid Stable Slow

2-4 Unit Housing Trends

Property Values Increasing Stable Declining

Demand/Supply Shortage In Balance Over Supply

Marketing Time Under 3 mths 3-6 mths Over 6 mths

2-4 Unit Housing

PRICE

$ (000)

AGE

(yrs)

Low

High

Pred.

Present Land Use %

One-Unit %

2-4 Unit %

Multi-Family %

Commercial %

Other %

Neighborhood Boundaries

Neighborhood Description

Market Conditions (including support for the above conclusions)

Dimensions Area Shape View

Specific Zoning Classification Zoning Description

Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)

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

Utilities Public Other (describe) Public Other (describe)

Electricity

Gas

Water

Sanitary Sewer

Off-site Improvements - Type Public Private

Street

Alley

FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date

Are the utilities and/or off-site improvements typical for the market area? Yes No If No, describe

Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe

General Description

Units Two Three Four

Accessory Unit (describe below)

# of Stories # of bldgs.

Type Det. Att. S-Det./End Unit

Existing Proposed Under Const.

Design (Style)

Year Built

Effective Age (Yrs)

Foundation

Concrete Slab Crawl Space

Full Basement Partial Basement

Basement Area sq.ft.

Basement Finish %

Outside Entry/Exit Sump Pump

Evidence of Infestation

Dampness Settlement

Exterior Description materials/condition

Foundation Walls

Exterior Walls

Roof Surface

Gutters & Downspouts

Window Type

Storm Sash/Insulated

Screens

Interior materials/condition

Floors

Walls

Trim/Finish

Bath Floor

Bath Wainscot

Attic None

Drop Stair Stairs

Floor Scuttle

Finished Heated

Heating/Cooling

FWA HWBB Radiant

Other Fuel

Cooling Central Air Conditioning

Individual Other

Amenities

Fireplace(s) #

Patio/Deck

Pool

Woodstove(s) #

Fence

Porch

Other

Car Storage

None

Driveway # of Cars

Driveway Surface

Garage # of Cars

Carport # of Cars

Att. Det. Built-in

# of Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe)

Unit # 1 contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area




Additional features (special energy efficient items, etc.).

Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.).

Page 1 of 7Freddie Mac Form 72 March 2005 Fannie Mae Form 1025 March 2005


197-8923481

200199

**1378. WALL FURNACES IN UNITS 1372 AND 1374 WERE NOT FUNCTIONING AT THE TIME OF INSPECTION. THE FLOORING AREA BETWEEN

THE LIVING ROOM AND THE KITCHEN UNIT 1378 IS SLIGHTLY SLOPING. RECOMMEND THIS AREA TO BE INSPECTED BY A LICENSED

CONTRACTOR. DISCOLOROTION IN UNIT 1378 CEILING BEDROOM2 , BATHROOM 1 AND HALLWAY OBSERVED AT THE TIME OF INSPECTION**

**MISSING AND

BOARDED WINDOW IN UNIT 1378. DAMAGED FLOOR BOARDS AND WALL IN UNIT 1374 BATHROOM(3) FROM OBVIOUS LEAK AROUND THE

SINK/TOILET. THE SUBJECT IS LOCATED IN A LEGAL NON CONFORMING ZONING ***CONTINUED ON PAGE 4/7 OF REPORT***

SUBJECT IS LOCATED IN A RENT CONTROL AREA WITH LEGAL MAXIMUM

RENTAL RATE INCREASE TO BE NO MORE THAN 3%.

1372 W 2nd St

Pomona, CA 91766

4,055

1.84

INSPECTION

UNKNOWN

RESIDENTIAL

108

AVERAGE

2,202

2,202

5 3 1 1,078

3 1 1 644

3 1 1 480

WATER, SEWER &

TRASH

551 E 12th St

Pomona, CA 91766

1.50 miles SE

3,250

1.33

CRMLS#CV19169213

UNKNOWN

RESIDENTIAL

64

GOOD

2,440

2,440 3,250

5 3 1 1,420 1,800

3 1 1 510 725

3 1 1 510 725

WATER, SEWER &

TRASH

197 Newman St

Pomona, CA 91768

0.30 miles NE

3,950

1.76

CRMLS#DW19077612

UNKNOWN

RESIDENTIAL

30

GOOD

2,240

2,240 3,950

4 2 1.1 1,120 2,100

4 2 1.1 1,120 1,850

WATER, SEWER &

TRASH

1065 W 9th St

Pomona, CA 91766

0.57 miles SE

3,600

1.20

CRMLS#CV19055523

UNKNOWN

RESIDENTIAL

59

GOOD

3,006

3,006 3,600

5 3 1 1,002 1,200

5 3 1 1,002 1,200

5 3 1 1,002 1,200

WATER, SEWER &

TRASH

RENTS RANGE FROM $510 TO $2100 PER MONTH AND RANGE FROM $1.20 TO $1.90 PER SQ FT WITH THE MEAN BEING $1.41.

CONCLUDED RENT FOR 1378 IS $1550, $ 900 FOR UNIT 1372 AND $725 FOR UNIT 1374 . SOME AREA RENTALS MAY APPEAR LOW DUE TO

LONG TERM TENANCY. THE COMPARABLE RENTALS ARE THE MOST OVERALL SIMILAR IN GROSS LIVING AREA AT THIS TIME. SUBJECT RENTS

ARE SUPPORTED BY THE MEAN CONCLUDED RENT AND OVERALL CONDITION, LOCATION AND AMENITIES.

TENANT UNAV 2,025 2,025 1,550 1,550

TENANT UNAV 1,050 1,050 900 900

TENANT UNAV 980 980 725 725

0

4,055

4,055

3,175

3,175

THE ESTIMATED RENTS ARE SUPPORTED BY THE RENT SURVEY.

SOME RENTS IN THE AREA APPEAR TO BE FLUCTUATING, WHICH MAY BE DUE TO VACANCY AND/OR LONG TERM TENANCY AND RENT CONTROL.

SALES ONE AND THREE ARE SIMILAR THREE-UNIT PROPERTIES WITH ONE CONTAINING CONGRUENT ROOM COUNT. THE SUBJECTS OVERALL

CONDITION WELL SUPPORTS THE OPINION OF MARKET RENT AND CONSISTENT WITH THE THE MEAN RENT AMOUNT AMONGST THE PROVIDED

RENTAL COMPARABLES.

PUBLIC RECORDS

PUBLIC RECORDS

REALIST/TITLE CO

01/18/2020

REALIST/TITLE CO

01/18/2020

12/19/2019

$750,000

REALIST/TITLE CO

01/18/2020

REALIST/TITLE CO

01/18/2020

TERMS AND CONDITIONS OF THE PRIOR SALES OF THE SUBJECT AND

COMPARABLES WERE NOT AVAILABLE. CONCESSIONS WERE ADJUSTED AFTER DEDUCTING FOR PAYMENT OF ESTIMATED LOAN DISCOUNT FEES

TRADITIONALLY PAID BY THE SELLER.



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Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe.

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe.

Is the property subject to rent control? Yes No If Yes, describe

The following properties represent the most current, similar, and proximate comparable rental properties to the subject property. This analysis is intended to support theopinion of the market rent for the subject property.

FEATURE SUBJECT COMPARABLE RENTAL # 1 COMPARABLE RENTAL # 2 COMPARABLE RENTAL # 3

Address

Proximity to Subject

Current Monthly Rent $ $ $ $

Rent/Gross Bldg. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.

Rent Control Yes No Yes No Yes No Yes No

Data Source(s)

Date of Lease(s)

Location

Actual Age

Condition

Gross Building Area

Unit BreakdownMonthly Rent Monthly Rent Monthly RentRm Count

SizeSq. Ft. Rm Count



SizeSq. Ft.

Tot Br Ba Tot Br Ba Tot Br Ba Tot Br Ba

Unit # 1 $ $ $

Unit # 2 $ $ $

Unit # 3 $ $ $

Unit # 4 $ $ $

Utilities Included

Analysis of rental data and support for estimated market rents for the individual subject units reported below (including the adequacy of the comparables, rental concessions,

etc.)

Rent Schedule: The appraiser must reconcile the applicable indicated monthly market rents to provide an opinion of the market rent for each unit in the subject property.

Leases Actual Rents Opinion of Market Rent

Lease Date Per Unit TotalRents

Per Unit TotalRentsUnit # Begin Date End Date Unfurnished Furnished Unfurnished Furnished

1

2

3

4

$ $ $ $ $ $

Comment on lease data Total Actual Monthly Rent $ Total Gross Monthly Rent $

Other Monthly Income (itemize) $ Other Monthly Income (itemize) $

Total Actual Monthly Income $ Total Estimated Monthly Income $

Utilities included in estimated rents Electric Water Sewer Gas Oil Trash collection Cable Other

Comments on actual or estimated rents and other monthly income (including personal property)

I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

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)

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)

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

Price of Prior Sale/Transfer

Data Source(s)

Effective Date of Data Source(s)

Analysis of prior sale or transfer history of the subject property and comparable sales



197-8923481

200199

12 349,800 949,000

33 375,000 980,000

1372 W 2nd St

Pomona, CA 91766

650,000

295.00

3,175

204.72

59,091

130,000

RESIDENTIAL

Fee Simple

6,215 sf

RESIDENTIAL

TRADITIONAL

Q4

108

AVERAGE

2,202

5 3 1

3 1 1

3 1 1

0

0

AVERAGE

WF/NONE

NONE

0

PATIO/PORCH

OTHER NONE

DOC#

COE

1379 S Gibbs St

Pomona, CA 91766

1.42 miles SE

750,000

223.21

3,250

230.77

250,000

57,692

107,143

CRMLS#CV19255040;DOM 13

INSPECTION/REALIST

ARMS-LENGTH 0

CASH; 0 0

12/20/2019 0

RESIDENTIAL

Fee Simple

19852 -13,600

RESIDENTIAL

TRADITIONAL

Q4

62 0

AVERAGE

3,360 -52,100

5 3 2 -5,000

4 2 1

4 2 1 -5,000

0sf 0

0 0

AVERAGE

WF/NONE

NONE

4 GARAGE -8,000

PATIO/PORCH

NONE

1426291 0

12/20/2019 0

-83,700

11.2

11.2 666,300

222,100

51,254

95,186

551 E 12th St

Pomona, CA 91766

1.50 miles SE

700,000

286.89

3,250

215.38

233,333

63,636

140,000

CRMLS#CV19169213;DOM 6

INSPECTION/REALIST

ARMS-LENGTH 0

CONV;0 0

01/02/2020 0

RESIDENTIAL

Fee Simple

11041 sf 0

RESIDENTIAL

TRADITIONAL

Q4

64 0

AVERAGE

2,440 -10,700

5 3 1

3 1 1

3 1 1

0sf 0

0 0

AVERAGE

NONE NOTED 0

NONE

0

PATIO/PORCH

NONE

2517 0

01/02/2020 0

-10,700

1.5

1.5 689,300

229,767

62,664

137,860

383 E Jefferson Ave

Pomona, CA 91767

1.58 miles NE

612,000

278.69

2,900

211.03

306,000

87,429

204,000

CRMLS#PW19036908;DOM 25

INSPECTION/REALIST

ARMS-LENGTH 0

CONV; 0 0

04/05/2019 +4,500

RESIDENTIAL

Fee Simple

7451 0

RESIDENTIAL

TRADITIONAL

Q4

96 0

AVG/SOME UPDATE -5,000

2,196

4 2 2 -5,000

3 1 1

+5,000

0sf 0

0 0

AVERAGE

NONE NOTED 0

NONE

2 GARAGE -4,000

PATIO/PORCH

NONE

300590 0

04/05/2019 0

-4,500

0.7

3.8 607,500

303,750

86,786

202,500

252,000 3 756,000 280 2,202 616,560

60,000 11 660,000 130,000 5 650,000

THE SUBJECT IS LOCATED IN AN AREA OF PRIMARILY

INDUSTRIAL FACILITIES (SEE PHOTO ADDEND OF FRONT VIEW AND STREET VIEW) AND BRACKETS A LARGE RAIL LINE TO THE NORTH AND

HIGHWAY 71 TO THE WEST AND SOUTH (SEE LOCATION MAP). AS NOTED ON THE ATTACHED 1004MC FORM MOST AVAILABLE TRANSFERS IN THE

IMMEDIATE AREA, AND LISTED IN THE CRMLS RESIDENTIAL INCOME, ARE 5-6 UNIT PROPERTIES. THIS MADE IT NECESSARY TO EXPAND

NEIGHBORHOOD BOUNDARIES AS WELL AS USE OF ANY SLIGHTLY DATED AND/OR USE OF ANY TRANSFERS SLIGHTLY FARTHER THAN DESIRABLE.

SALES ONE AND TWO ARE THE MOST OVERALL REFLECTIVE, CLOSEST AND RECENT AT THIS TIME AS SALE TWO IS SIMILAR IN GLA, UNIT

COUNT AND ROOM COUNT AND WAS GIVEN MOST WEIGHT AND CONSIDERATION. FIVE AND SIX ARE **CONT ON FOLLOWING PAGE***

650,000

3,175 205 650,875

THE RECONCILED GRM IS WELL SUPPORTED BY THE SALES BUT CONSIDERED WEAK

DUE TO THE ABSENCE OF CURRENT RENTS FOR SOME OF THE COMPARABLES AND STATED LONG TERM TENANCY IN SOME LISTINGS.

650,000 650,875 652,040

ALL APPROACHES TO VALUE WERE GIVEN SOME CONSIDERATION WITH MOST WEIGHT PLACED ON THE MARKET COMPARISON APPROACH AND

SUPPORTED WELL BY THE INCOME APPROACH. THE REPRODUCTION COST APPROACH IS NOT CONSIDERED A VIABLE APPROACH TO VALUE IN

THIS ASSIGNMENT. ******REPAIR LIST: MITIGATE FRONT MISSING/BOARDED WINDOW IN UNIT 1378. MITIGATE LEAK IN UNIT 1374

BATHROOM AND DAMAGED BASEBOARDS/WALL/AREA. INSTALL PERMANENT HEATING UNIT TO UNIT 1378 AND ALL WALL FURNACES TO BE IN

WORKING CONDITION. MITIGATE DISCOLORATION IN UNIT 1378 CEILING AREAS. INTERIOR ACCESS TO BEDROOM 3**************

SEE REPAIR LIST IN ABOVE

AREA AFTER *** NOTATION

650,000 01/18/2020



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There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ .

There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ .

FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3

Address


Sale Price

Sale Price/Gross Bldg. Area sq.ft. sq.ft. sq.ft. sq.ft.

Gross Monthly Rent

Gross Rent Multiplier

Price per Unit

Price per Room

Price per Bedroom

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$


Data Source(s)

Verification Source(s)

VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(–) Adjustment DESCRIPTION +(–) Adjustment DESCRIPTION +(–) Adjustment

Sale or Financing

Concessions

Date of Sale/Time

Location

Leasehold/Fee Simple

Site

View

Design (Style)

Quality of Construction

Actual Age

Condition

Gross Building Area

Unit Breakdown Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths

Unit # 1

Unit # 2

Unit # 3

Unit # 4

Basement Description

Basement Finished Rooms

Functional Utility

Heating/Cooling

Energy Efficient Items

Parking On/Off Site

Porch/Patio/Deck

Net Adjustment (Total) + – + – + –$ $ $

Adjusted Sale Price

$ $ $of Comparables

Adjusted Price Per Unit (Adj. SP Comp / # of Comp Units) $ $ $

Adjusted Price Per Room (Adj. SP Comp / # of Comp Rooms) $ $ $

Adjusted Price Per Bedrm (Adj. SP Comp / # of Comp Bedrooms) $ $ $

Value per Unit $ X Units = $ Value per GBA $ X GBA = $

Value per Rm. $ X Rooms = $ Value per Bdrms. $ X Bdrms. = $

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Summary of Sales Comparison Approach including reconciliation of the above indicators of value.

Indicated Value by Sales Comparison Approach $

Total gross monthly rent $ X gross rent multiplier (GRM) = $ Indicated value by the Income Approach

Comments on income approach including reconciliation of the GRM

Indicated Value by: Sales Comparison Approach $ Income Approach $ Cost Approach (if developed) $

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:

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limitingconditions, 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$ , as of , which is the date of inspection and the effective date of this appraisal.



197-8923481

200199

THE OBSERVATION OF THE SUBJECT'S CONDITION IS NOT TO BE CONSTRUED AS A HOME INSPECTION. THE APPRAISER IS NOT A QUALIFIED

HOME INSPECTOR OR CONTRACTOR. IF THE CONDITION IS A CONCERN A HOME INSPECTION BY A QUALIFIED PROFESSIONAL IS SUGGESTED.

THE SUBJECT'S SKETCH IS PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY AND THE DIMENSIONS ARE APPROXIMATE. WHERE DATA WAS

UNAVAILABLE TO SUPPORT ADJUSTMENTS THE APPRAISER HAS RELIED ON PAST EXPERIENCE AND HISTORICALLY RECOGNIZED ADJUSTMENTS.

LAST TRANSFER REPORTED WAS MOST RECENT AVAILABLE. PUBLIC RECORDS INFORMATION IS PROVIDED BY VARIOUS DATA SERVICES AND

CONSIDERED RELIABLE BUT NOT GUARANTEED.

DECLARATION: I HAVE NOT PERFORMED A PREVIOUS APPRAISAL, REVIEW, OR CONSULTING ASSIGNMENT REGARDING THE SUBJECT PROPERTY

IN THE PREVIOUS THREE YEARS.

EXPOSURE TIME: THE REASONABLE EXPOSURE TIME FOR THE SUBJECT IS ESTIMATED AT 38-79 DAYS AT A LIST PRICE NOT TO EXCEED

100% OF MARKET VALUE.

THE USER OF THIS REPORT IS LIBERTY HOME EQUITY SOLUTIONS, INC. IASAO AND FHA/HUD.

***SALES RECONCILIATION CONTINUED: THE CLOSEST AND MOST OVERALL SIMILAR LISTINGS AT THIS TIME AND CONSISTENT WITH TRENDS

AND TRANSFERS OF SIMILARLY SIZED MULTI FAMILY HOMES AT THIS TIME. NO BEDROOM COUNT ADJUSTMENT ATTEMPTED AS ANY DIFFERENCE

WOULD BE ABSORBED IN THE GLA ADJUSTMENT. ANY TIME ADJUSTMENT WARRANTED GIVEN OVERALL TRENDS FOUND ON THE ATTACHED 1004MC

FORM. ALL ADJUSTMENT METHODOLOGY WAS MADE BASED ON HISTORIC DATA FROM PAST AND PRESENT KNOWLEDGE AND WORK IN THIS

IMMEDIATE MARKET AS ADJUSTMENTS ARE ALSO BASED ON A SIDE BY SIDE COMPARISON AND MARKET REACTION TO LOCATION, GLA, ROOM

COUNT, AND GARAGE/AMENITIES FOR THIS LOCALE AS SOME ADJUSTMENTS BEING DERIVED GIVEN NEIGHBORHOOD CONDITIONS. ANY AND ALL

ADJUSTMENTS ARE CONSISTENT WITH ANY AND ALL HOMES IN THIS AREA. THE VALUE RANGE IS NARROW AS THE SUBJECTS SIZE, LOCATION

AND SOME RECENT UPDATING (SEE UNIT 1972 AND UNIT 1974 KITCHEN AND BATHROOM PHOTOS) WELL SUPPORT THE FINAL ESTIMATE OF

VALUE AS THE COMPARABLES ALSO SUPPORT THE NEGOTIATED PURCHASE PRICE.

*** CONDITION CONTINUED: AND PER CITY PLANNING ALSO IN AN S-OVERLAY AREA. IF ANY DAMAGE TO THE PROPERTY THE SUBJECT CAN

BE REBUILT SUBJECT TO THE S OVERLAY GENERAL PLAN AT THE TIME OF THE INCIDENT. IF THIS IS A CONCERN SUGGEST TO CONTACT

CITY OF POMONA PLANNING AS THIS WAS CONFIRMED VIA PHONE CALL WITH THE PLANNING DEPARTMENT AS IF DAMAGE WERE TO HAPPEN TO

THE PROPERTY THEY WOULD NEED TO BE CONTACTED REGARDING A REBUILD AND SPECS. NO INTERIOR ACCESS TO BEDROOM 3 (SEE SKETCH

FOR ROOM LOCATIONS) AT THE TIME OF THE INSPECTION. THE SUBJECT WAS PHYSICALLY HAND TAPE MEASURED. THE GROSS LIVING AREA

IS SLIGHTLY LARGER THAN PUBLIC RECORDS WITH NO OBVIOUS ADDITIONS NOR MODIFICATIONS OBSERVED AS ROOM COUNT MATCHES PUBLIC

RECORDS. THERE IS A QUASI BATHROOM IN THE LAUNDRY AREA OF UNIT 1378. NO ADVERSE CONDITIONS OBSERVED BUT NOT FIGURED INTO

ROOM COUNT NOR ASSESSED CREDIT.

**************LAND TO VALUE RATIO IS TYPICAL FOR THIS LOCATION**************

LOCAL CONTRACTORS

AVG 01/01/2020

510,000

2,202 120.00 264,240

0

PORCH/DECK/PATIO 15,000

660 70.00 46,200

325,440

203,400 203,400

122,040

20,000

652,040

THE COST APPROACH WAS CONSIDERED BUT NOT RELIABLE FOR THIS

TYPE/AGE PROPERTY HENCE IT WAS NOT CONSIDERED IN THE FINAL

VALUE ESTIMATE. FNMA DOES NOT REQUIRE THIS APPROACH.

LAND TO VALUE RATIO IS TYPICAL FOR THIS LOCATION. LAND VALUE

METHODOLOGY ATTAINED BY VACANT LAND SALES OF MOST SIMILAR

STOCK AND LOCATION IN THE AREA.

30



AD

DIT

ION

AL

CO

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EN

TS

CO

ST

AP

PR

OA

CH

PU

D IN

FO

RM

AT

ION

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)

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW

Source of cost data

Quality rating from cost service Effective date of cost data

Comments on Cost Approach (gross building area calculations, depreciation, etc.)

OPINION OF SITE VALUE =$

DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$

=$

Garage/Carport Sq.Ft. @ $ =$

Total Estimate of Cost-New =$

Less Physical Functional External

Depreciation =$( )

Depreciated Cost of Improvements =$

"As-is" Value of Site Improvements =$

INDICATED VALUE BY COST APPROACH =$Estimated Remaining Economic Life (HUD and VA only) Years

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

Total number of phases Total number of units Total number of units sold

Total number of units rented Total number of units for sale Data source(s)

Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion.

Does the project contain any multi-dwelling units? Yes No Data Source

Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion.

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

Describe common elements and recreational facilities.



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This report form is designed to report an appraisal of a two- to four-unit property, including a two- to four-unit property in aplanned unit development (PUD). A two- to four-unit property located in either a condominium or cooperative projectrequires the appraiser to inspect the project and complete the project information section of the Individual CondominiumUnit Appraisal Report or the Individual Cooperative Interest Appraisal Report and attach it as an addendum to this report.

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 intendeduse, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser mayexpand the scope of work to include any additional research or analysis necessary based on the complexity of thisappraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additionalcertifications that do not constitute material alterations to this appraisal report, such as those required by law or thoserelated 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 andthe reporting requirements of this appraisal report form, including the following definition of market value, statement ofassumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visualinspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of thecomparable 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 thesubject of this appraisal for a mortgage finance transaction.

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

DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and openmarket under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assumingthe price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date andthe passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) bothparties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) areasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or interms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the propertysold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.

*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments arenecessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs arereadily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financingadjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutionallender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanicaldollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate themarket’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 issubject to the following assumptions and limiting conditions:

1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or thetitle 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,including each of the units. The sketch is included only to assist the reader in visualizing the property and understanding theappraiser’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 anidentified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express orimplied, regarding this determination.

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.

5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he orshe became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisalreport, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of theproperty (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 nosuch conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for anysuch conditions that do exist or for any engineering or testing that might be required to discover whether such conditionsexist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not beconsidered 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 tosatisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subjectproperty will be performed in a professional manner.



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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 inthis appraisal report.

2. I performed a complete visual inspection of the interior and exterior areas of the subject property, including all units. Ireported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies thatcould 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 AppraisalPractice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that werein 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 salescomparison and income approaches to value. I have adequate market data to develop reliable sales comparison andincome approaches to value for this appraisal assignment. I further certify that I considered the cost approach to value butdid not develop it, 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 forsale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of thesubject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in thisreport.

6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year priorto the date of sale of the comparable sale, unless otherwise indicated in this report.

7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.

8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of ahome that has been built or will be built on the land.

9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between thesubject property and the comparable sales.

10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest inthe sale or financing of the subject property.

11. I have knowledge and experience in appraising this type of property in this market area.

12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listingservices, 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 reportfrom 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 property, and the proximity of the subject property to adverse influences in the development of my opinion of marketvalue. 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 theinspection of the subject property or that I became aware of during the research involved in performing this appraisal. I haveconsidered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditionson the value and marketability of the subject property.

15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, allstatements 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, whichare 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 prospectivepersonal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, myanalysis 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 present owners oroccupants 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 notconditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) apredetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the causeof any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of apending mortgage loan application).

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

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



197-8923481

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SIGNATURE AND DATA ARE DIGITALLY PROTECTED


Accurate Realty Services LLC

7349 MILLIKEN AVE. #140-202, RANCHO

CUCAMONGA, CA 91730

(909) 989-8528

[email protected]

01/29/2020

01/18/2020

AR030945

CA

06/05/2021

1372 W 2nd St

Pomona, CA 91766

650,000

NO AMC


3435 WILSHIRE BLVD. , SUITE 470 , LOS

ANGELES, CA 90010



21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of theborrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; othersecondary 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 toobtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisalreport may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, publicrelations, 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 certainlaws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practicethat 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, mortgageinsurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as partof 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 aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/orcriminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United StatesCode, Section 1001, et seq., or similar state laws.

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

1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’sanalysis, opinions, statements, conclusions, and the appraiser’s certification.

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.

3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or theappraisal 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 andpromulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisalreport was prepared.

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

APPRAISER

Signature

Name

Company Name

Company Address

Telephone Number

Email Address

Date of Signature and Report

Effective Date of Appraisal

State Certification #

or State License #

or Other (describe) State #

State

Expiration Date of Certification or License

ADDRESS OF PROPERTY APPRAISED

APPRAISED VALUE OF SUBJECT PROPERTY $

LENDER/CLIENT

Name

Company Name

Company Address

Email Address

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature

Name

Company Name

Company Address

Telephone Number

Email Address

Date of Signature

State Certification #

or State License #

State

Expiration Date of Certification or License

SUBJECT PROPERTY

Did not inspect subject property

Did inspect exterior of subject property from street

Date of Inspection

Did inspect interior and exterior of subject property

Date of Inspection

COMPARABLE SALES

Did not inspect exterior of comparable sales from street

Did inspect exterior of comparable sales from street

Date of Inspection



197-8923481

200199

1372 W 2nd St

Pomona, CA 91766

650,000

295.00

3,175

204.72

59,091

130,000

RESIDENTIAL

Fee Simple

6,215 sf

RESIDENTIAL

TRADITIONAL

Q4

108

AVERAGE

2,202

5 3 1

3 1 1

3 1 1

0

0

AVERAGE

WF/NONE

NONE

0

PATIO/PORCH

OTHER NONE

DOC#

COE

264 Lincoln Ave

Pomona, CA 91767

1.49 miles NE

875,000

369.51

3,075

284.55

218,750

67,308

175,000

CRMLS#WS19155187;DOM 51

INSPECTION/REALIST

ARMS-LENGTH 0

CASH; 0 0

10/01/2019 0

RESIDENTIAL

Fee Simple

8151 0

RESIDENTIAL

TRADITIONAL

Q4

71 0

AVERAGE/UPDATE -10,000

2,368 -7,500

4 2 1 0

3 1 1

3 1 1 0

3 1 1 -5,000

0sf 0

0 0

AVERAGE

NONE NOTED 0

NONE

4 GARAGE -8,000

PATIO/PORCH

NONE

1031286 0

10/01/2019 0

-30,500

3.5

3.5 844,500

211,125

64,962

168,900

725 N Gordon St

Pomona, CA 91768

1.03 miles NE

765,000

276.77

5,950

128.57

191,250

63,750

191,250

CRMLS#OC19150339;DOM 218

INSPECTION/REALIST

PENDING SALE 0

BUSY ROAD +5,000

Fee Simple

10568 0

RESIDENTIAL

TRADITIONAL

Q4

57 0

AVERAGE/UPDATE -10,000

2,764 -25,300

3 1 1 0

3 1 1 0

3 1 1 0

3 1 1 -5,000

0sf 0

0

Average

NONE NOTED 0

NONE

1 GARAGE -2,000

PATIO/PORCH

NONE 0

NONE 0

NONE 0

-37,300

4.9

6.2 727,700

181,925

60,642

181,925

1578 S Garey Ave

Pomona, CA 91766

1.51 miles SE

875,000

242.25

5,180

168.92

218,750

54,688

109,375

CRMLS#SB19277588;DOM 53

INSPECTION/REALIST

ACTIVE LISTING 0

RESIDENTIAL

Fee Simple

11739 0

RESIDENTIAL

TRADITIONAL

Q4

123 0

AVERAGE

3,612 -63,500

4 2 1 0

4 2 1 0

4 2 1 0

4 2 1 -5,000

0sf 0

0

Average

NONE NOTED 0

NONE

4 GARAGE -8,000

PATIO/PORCH

NONE 0

NONE 0

NONE 0

-76,500

8.7

8.7 798,500

199,625

49,906

99,813

4 5 6

4 5 6

REALIST/TITLE CO

01/18/2020

REALIST/TITLE CO

01/18/2020

REALIST/TITLE CO

10/22/2019

REALIST/TITLE CO

10/22/2019

PER MLS, IT APPEARS SOME INTERIOR AND EXTERIOR UPDATING TO

COMPARABLE FOUR HAS BEEN COMPLETED SINCE PRIOR TRANSFER.

Form 1025.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


SA

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SA

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AN

ALY

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FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #

Address


Sale Price

Sale Price/Gross Bldg. Area sq.ft. sq.ft. sq.ft. sq.ft.

Gross Monthly Rent

Gross Rent Multiplier

Price per Unit

Price per Room

Price per Bedroom

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$

$


Data Source(s)

Verification Source(s)

VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(–) Adjustment DESCRIPTION +(–) Adjustment DESCRIPTION +(–) Adjustment

Sale or Financing

Concessions

Date of Sale/Time

Location

Leasehold/Fee Simple

Site

View

Design (Style)

Quality of Construction

Actual Age

Condition

Gross Building Area

Unit Breakdown Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths

Unit # 1

Unit # 2

Unit # 3

Unit # 4

Basement Description

Basement Finished Rooms

Functional Utility

Heating/Cooling

Energy Efficient Items

Parking On/Off Site

Porch/Patio/Deck

Net Adjustment (Total) + – + – + –$ $ $

Adjusted Sale Price

$ $ $of Comparables

Adjusted Price Per Unit (Adj. SP Comp / # of Comp Units) $ $ $

Adjusted Price Per Room (Adj. SP Comp / # of Comp Rooms) $ $ $

Adjusted Price Per Bedrm (Adj. SP Comp / # of Comp Bedrooms) $ $ $

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

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 # COMPARABLE SALE # COMPARABLE SALE #

Date of Prior Sale/Transfer

Price of Prior Sale/Transfer

Data Source(s)

Effective Date of Data Source(s)

Analysis of prior sale or transfer history of the subject property and comparable sales

Analysis/Comments

Freddie Mac Form 72 March 2005 Fannie Mae Form 1025 March 2005


Form INC2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

YSRAEL RANGEL

200199


UNAV 2,025 1,550

UNAV 1,050 900

UNAV 980 725

4,055 3,175

(Market) 38,100

38,100

762 2

37,338

400

300

500

500

2,320

4,020

Operating Income StatementOne- to Four-Family Investment Property and Two- to Four-Family Owner-Occupied Property

Property Address

Street City State Zip Code

General Instructions: This form is to be prepared jointly by the loan applicant, the appraiser, and the lender's underwriter. The applicant mustcomplete the following schedule indicating each unit's rental status, lease expiration date, current rent, market rent, and the responsibility forutility expenses. Rental figures must be based on the rent for an "unfurnished" unit.

CurrentlyRented

Unit No. 1

Unit No. 2

Unit No. 3

Unit No. 4

Total

Yes

Yes

Yes

Yes

No

No

No

No

ExpirationDate

Current RentPer Month

$

$

$

$

$

Market RentPer Month

$

$

$

$

$

Utility Expense

Electricity

Gas

Fuel Oil

Fuel (Other)

Water/Sewer

Trash Removal

PaidBy Owner

PaidBy Tenant

The applicant should complete all of the income and expense projections and for existing properties provide actual year-end operating statements for

the past two years (for new properties the applicant's projected income and expenses must be provided). This Operating Income Statement and any

previous operating statements the applicant provides must then be sent to the appraiser for review, comment, and/or adjustments next to the

applicant's figures (e.g. Applicant/Appraiser 288/300). If the appraiser is retained to complete the form instead of the applicant, the lender must

provide to the appraiser the aforementioned operating statements, mortgage insurance premium, HOA dues, leasehold payments, subordinate

financing, and/or any other relevant information as to the income and expenses of the subject property received from the applicant to substantiate the

projections. The underwriter should carefully review the applicant's/appraiser's projections and the appraiser's comments concerning those

projections. The underwriter should make any final adjustments that are necessary to more accurately reflect any income or expense items that

appear unreasonable for the market. (Real estate taxes and insurance on these types of properties are included in PITI and not calculated as an

annual expense item) Income should be based on the current rents, but should not exceed market rents. When there are no current rents because

the property is proposed, new, or currently vacant, market rents should be used.

Annual Income and Expense Projection for Next 12 months

Income (Do not include income for owner-occupied units) By Applicant/AppraiserAdjustments by

Lender's Underwriter

Gross Annual Rental (from unit(s) to be rented) $ $

Other Income (include sources) + +

Total $ $

Less Vacancy/Rent Loss – ( %) – ( %)

Effective Gross Income $ $

Expenses (Do not include expenses for owner-occupied units)

Electricity

Gas

Fuel Oil

Fuel (Type - )

Water/Sewer

Trash Removal

Pest Control

Other Taxes or Licenses

Casual Labor

This includes the costs for public area cleaning, snow removal, etc., even

though the applicant may not elect to contract for such services.

Interior Paint/Decorating

This includes the costs of contract labor and materials that are required to

maintain the interiors of the living unit.

General Repairs/Maintenance

This includes the costs of contract labor and materials that are required to

maintain the public corridors, stairways, roofs, mechanical systems,

grounds, etc.

Management Expenses

These are the customer expenses that a professional management

company would charge to manage the property.

Supplies

This includes the costs of items like light bulbs, janitorial supplies, etc.

Total Replacement Reserves - See Schedule on Pg. 2

Miscellaneous

Total Operating Expenses $ $

Freddie Mac

Form 998 Aug 88

This Form Must Be Reproduced By Seller

Page 1 of 2Fannie Mae

Form 216 Aug 88


Form INC2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

700 10 3 210

800 10 3 240

1,500 10 3 450

20,000 20 1,000

140 15 05 420

2,320

37,338 4,020 33,318 2,777

2,777

COST ESTIMATES WERE TAKEN FROM APPRAISER REPRODUCTION MANUALS AND A VISUAL INSPECTION OF THE SUBJECTS COMPONENTS. THE

COSTS ARE TYPICAL OF SIMILAR OWNER MANAGED SINGLE FAMILY RENTALS. THE INCOME FORECASTED IS SUPPORTED BY A RECENT RENTAL

SURVEY OF THE NEIGHBORHOOD.

CLAY RANGEL, CERTIFIED APPRAISER 01/29/2020

Replacement Reserve Schedule

Adequate replacement reserves must be calculated regardless of whether actual reserves are provided for on the owner's operating statements

or are customary in the local market. This represents the total average yearly reserves. Generally, all equipment and components that have

a remaining life of more than one year - such as refrigerators, stoves, clothes washers/dryers, trash compactors, furnaces, roofs, and carpeting,

etc. - should be expensed on a replacement cost basis.

Equipment Replacement

Cost

Remaining

Life

By Applicant/

Appraiser

Lender

Adjustments

Stoves/Ranges @ $ ea. ÷ Yrs. x Units = $ $

Refrigerators @ $ ea. ÷ Yrs. x Units = $ $

Dishwashers @ $ ea. ÷ Yrs. x Units = $ $

A/C Units @ $ ea. ÷ Yrs. x Units = $ $

C. Washer/Dryers @ $ ea. ÷ Yrs. x Units = $ $

HW Heaters @ $ ea. ÷ Yrs. x Units = $ $

Furnace(s) @ $ ea. ÷ Yrs. x Units = $ $

(Other) @ $ ea. ÷ Yrs. x Units = $ $

Roof @ $ ÷ Yrs. x One Bldg. = $ $

Carpeting (Wall to Wall) Remaining

Life

(Units) Total Sq. Yds. @ $ Per Sq. Yd. ÷ Yrs. = $ $

(Public Areas) Total Sq. Yds. @ $ Per Sq. Yd. ÷ Yrs. = $ $

Total Replacement Reserves. (Enter on Pg. 1) $ $

Operating Income Reconciliation

$ – $ = $ ÷ 12 = $

$

Effective Gross Income Total Operating Expenses Operating Income Monthly Operating Income

– $ = $Monthly Operating Income Monthly Housing Expense Net Cash Flow

(Note: Monthly Housing Expense includes principal and interest on the mortgage, hazard insurance premiums, real estate taxes, mortgage

insurance premiums, HOA dues, leasehold payments, and subordinate financing payments.)

Underwriter's instructions for 2-4 Family Owner-Occupied Properties

If Monthly Operating Income is a positive number, enter as "Net Rental Income" in the "Gross Monthly Income" section of

Freddie Mac Form 65/Fannie Mae Form 1003. If Monthly Operating Income is a negative number, it must be included as a

liability for qualification purposes.

The borrower's monthly housing expense-to-income ratio must be calculated by comparing the total Monthly Housing Expense

for the subject property to the borrower's stable monthly income.

Underwriter's instructions for 1-4 Family Investment Properties

If Net Cash Flow is a positive number, enter as "Net Rental Income" in the "Gross Monthly Income" section of Freddie Mac

Form 65/Fannie Mae Form 1003. If Net Cash Flow is a negative number, it must be included as a liability for qualification purposes.

The borrower's monthly housing expense-to-income ratio must be calculated by comparing the total monthly housing expense

for the borrower's primary residence to the borrower's stable monthly income.

Appraiser's Comments (Including sources for data and rationale for the projections)

Appraiser Name Appraiser Signature Date

Underwriter's Comments and Rationale for Adjustments

Underwriter Name Underwriter Signature Date

Freddie Mac

Form 998 Aug 88 Page 2 of 2Fannie Mae

Form 216 Aug 88


197-8923481

200199



17

2.83

18

6.4

543,472

45

542,471

64

100.2

9

3.00

11

3.7

607,778

79

613,532

85

99.1

7

2.33

12

5.2

614,857

38

620,286

71

99

The CRMLS MLS indicates there were 33 closed sales during the past 12 months and 8 of those sales

contained seller concessions in this market area. Prior Months 7-12: 17 Sales; 5 with concessions for this period.

4-6: 9 Sales; 1 with concessions for this period. 0-3: 7 Sales; 2 with concessions for this period. The concessions

ranged between 525 and 12820. The median concession amount is $6,673

The CRMLS MLS indicates there were 33 closed sales during the past 12 months and 0 of those sales were either

foreclosures or short sales in this market area.

The CRMLS MLS was the data source used to complete the Market Conditions Addendum.

TOTAL SALES AND ACTIVE LISTINGS HAVE DECLINED AS MEDIAN SALE AND LIST PRICES HAVE HAVE INCREASED. MEDIAN CONCESSION

AMOUNT @ $6,673. COMPARABLES OF SIMILAR UNIT COUNT AND SIZE ARE SCARCE AT THIS TIME WITHIN THE DEFINED MARKETING

NEIGHBORHOOD. MOST COMPARABLES NOTED IN THE RESIDENTIAL INCOME SECTION OF CRMLS OF SIMILAR LIVING AREA ARE 5-6 UNITS

AND COMMERCIAL. ANY AND ALL 2-4 MULTI FAMILY PROPERTIES IN THE DEFINED MARKETING BOUNDARIES, WHETHER LARGER OR

SMALLER IN AREA, WERE UTILIZED TO ACCURATELY UNDERSTAND TRENDS PREVALENT IN THE AREA AT THIS TIME.

N/A NOT A CONDO

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A


Accurate Realty Services LLC

7349 MILLIKEN AVE. #140-202, RANCHO CUCAMONGA, CA 91730

AR030945 CA

[email protected]

Form 1004MC2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.Market Conditions Addendum to the Appraisal ReportM

AR

KE

T R

ES

EA

RC

H &

AN

ALY

SIS

CO

ND

O/C

O-O

P P

RO

JE

CT

SA

PP

RA

ISE

R

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 City State ZIP Code

Borrower

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

Median Sale & List Price, DOM, Sale/List % Prior 7–12 Months Prior 4–6 Months Current – 3 Months

Total # of Comparable Sales (Settled)

Absorption Rate (Total Sales/Months)

Total # of Comparable Active Listings

Months of Housing Supply (Total Listings/Ab.Rate)

Median Comparable Sale Price

Median Comparable Sales Days on Market

Median Comparable List Price

Median Comparable Listings Days on Market

Median Sale Price as % of List Price

Increasing Stable Declining


Declining Stable Increasing


Overall Trend






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

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.).

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).

Cite data sources for above information.

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.

If the subject is a unit in a condominium or cooperative project , complete the following: Project Name:

Subject Project Data Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend

Total # of Comparable Sales (Settled)

Absorption Rate (Total Sales/Months)

Months of Unit Supply (Total Listings/Ab.Rate)

Total # of Active Comparable Listings





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

foreclosed properties.

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

Signature

Appraiser Name

Company Name

Company Address

State License/Certification # State

Email Address

Signature

Supervisory Appraiser Name

Company Name

Company Address

State License/Certification # State

Email Address

Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009


197-8923481

200199

Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM(Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements)

Condition Ratings and Definitions

C1

The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are new

and the dwelling features no physical depreciation.

Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings

provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been

rehabilitated/remanufactured into like-new condition. Improvements that have not been previously occupied are not considered “new” if they

have any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without

adequate maintenance or upkeep).

C2

The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components

are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced

with components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated and

are similar in condition to new construction.

Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical

depreciation, or an older property that has been recently completely renovated.

C3

The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every

major building component, may be updated or recently rehabilitated. The structure has been well maintained.

Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is

being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of

short-lived building components have been replaced but not to the level of a complete renovation.

C4

The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been

adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building

components have been adequately maintained and are functionally adequate.

Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building

components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however,

they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property.

C5

The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs,

rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains

useable and functional as a residence.

Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many

of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional.

C6

The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety,

soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many

or most major components.

Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property

with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements.

Quality Ratings and Definitions

Q1

Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such

residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship

and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality

exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes

throughout the dwelling are of exceptionally high quality.

Q2

Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in

this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highly

modified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. The

workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality.

UAD Version 9/2011 (Updated 4/2012)




Quality Ratings and Definitions (continued)

Q3

Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard

residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors

that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been

upgraded from “stock” standards.

Q4

Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans

are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship,

finish, and equipment are of stock or builder grade and may feature some upgrades.

Q5

Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a

plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation

and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials

with limited refinements and upgrades.

Q6

Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings

are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or

expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical

systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions

to the original structure

Definitions of Not Updated, Updated, and Remodeled

Not Updated

Little or no updating or modernization. This description includes, but is not limited to, new homes.

Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major

components have been replaced or updated. Those over fifteen years of age are also considered not updated if the

appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained

and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration.

Updated

The area of the home has been modified to meet current market expectations. These modifications

are limited in terms of both scope and cost.

An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute

updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not

include significant alterations to the existing structure.

Remodeled

Significant finish and/or structural changes have been made that increase utility and appeal through

complete replacement and/or expansion.

A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include

some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation

of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of)

square footage). This would include a complete gutting and rebuild.

Explanation of Bathroom Count

Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are not

included in the bathroom count. The number of full and half baths is reported by separating the two values using a

period, where the full bath count is represented to the left of the period and the half bath count is represented to the

right of the period.

Example:

3.2 indicates three full baths and two half baths.





Abbreviations Used in Data Standardization Text

Abbreviation Full Name Fields Where This Abbreviation May Appearac Acres Area, Site

AdjPrk Adjacent to Park Location

AdjPwr Adjacent to Power Lines Location

A Adverse Location & View

ArmLth Arms Length Sale Sale or Financing Concessions

ba Bathroom(s) Basement & Finished Rooms Below Grade

br Bedroom Basement & Finished Rooms Below Grade

B Beneficial Location & View

Cash Cash Sale or Financing Concessions

CtySky City View Skyline View View

CtyStr City Street View View

Comm Commercial Influence Location

c Contracted Date Date of Sale/Time

Conv Conventional Sale or Financing Concessions

CrtOrd Court Ordered Sale Sale or Financing Concessions

DOM Days On Market Data Sources

e Expiration Date Date of Sale/Time

Estate Estate Sale Sale or Financing Concessions

FHA Federal Housing Authority Sale or Financing Concessions

GlfCse Golf Course Location

Glfvw Golf Course View View

Ind Industrial Location & View

in Interior Only Stairs Basement & Finished Rooms Below Grade

Lndfl Landfill Location

LtdSght Limited Sight View

Listing Listing Sale or Financing Concessions

Mtn Mountain View View

N Neutral Location & View

NonArm Non-Arms Length Sale Sale or Financing Concessions

BsyRd Busy Road Location

o Other Basement & Finished Rooms Below Grade

Prk Park View View

Pstrl Pastoral View View

PwrLn Power Lines View

PubTrn Public Transportation Location

rr Recreational (Rec) Room Basement & Finished Rooms Below Grade

Relo Relocation Sale Sale or Financing Concessions

REO REO Sale Sale or Financing Concessions

Res Residential Location & View

RH USDA - Rural Housing Sale or Financing Concessions

s Settlement Date Date of Sale/Time

Short Short Sale Sale or Financing Concessions

sf Square Feet Area, Site, Basement

sqm Square Meters Area, Site

Unk Unknown Date of Sale/Time

VA Veterans Administration Sale or Financing Concessions

w Withdrawn Date Date of Sale/Time

wo Walk Out Basement Basement & Finished Rooms Below Grade

wu Walk Up Basement Basement & Finished Rooms Below Grade

WtrFr Water Frontage Location

Wtr Water View View

Woods Woods View View

Other Appraiser-Defined Abbreviations

Abbreviation Full Name Fields Where This Abbreviation May Appear



Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Building Sketch


1372 W 2nd St

Pomona LOS ANGELES CA 91766


Borrower

Lender/Client

Sketch by Apex Sketch v5 Standard™

26'

11'

2'

12'

17'

20'

2'

7'

13'

46'

6'

14'

12'

40'

6'

7'

26'

7'

26'

BATH

BATHBATH

BEDROOM

BEDROOM

BEDROOM

BEDROOMBEDROOM

LIVING ROOM

LIVING ROOM

LIVING ROOM

DINING ROOM

KITCHEN

KITCHEN

KITCHEN

DINING AREA

LAUNDRY

COVERED PORCHCOVERED PORCH

COVERED PATIO COVERED PATIO

1

1

2

3

45

23

UNIT 1378

1ST LEVEL

2ND LEVEL

UNIT 1372UNIT 1374

Comments:

AREA CALCULATIONS SUMMARYCode Description Net Size Net Totals

GLA1 UNIT 1378 1078.00GLA2

1078.00UNIT 1372 644.00

GLA3 644.00

UNIT 1374 480.00P/P

480.00Porch 156.00Porch 72.00PATio 182.00PATio 182.00 592.00

Net LIVABLE Area (rounded) 2202

Breakdown Subtotals

LIVING AREA BREAKDOWN

UNIT 1378 26.0 x 11.0 286.00 28.0 x 2.0 56.00 17.0 x 26.0 442.00 3.0 x 28.0 84.00 7.0 x 30.0 210.00

UNIT 1372 46.0 x 14.0 644.00

UNIT 1374 12.0 x 40.0 480.00

7 Items (rounded) 2202

Property Address

City County State Zip Code


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

Location Map


1372 W 2nd St



Borrower

Lender/Client

Property Address



PLAT MAP

Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


Form PIC3x5.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject Photo Page


1372 W 2nd St



SUBJECT FRONT

Sales Price

Gross Living Area

Total Rooms

Borrower

Lender/Client

Location

View

Site

Quality

Age

1372 W 2nd St

650,000

11

5

3

RESIDENTIAL

RESIDENTIAL

6,215 sf

Q4

108

Subject Rear

Subject Street

Borrower

Lender/Client

Property Address



Form GPIC3X5 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Photograph Addendum


1372 W 2nd St



LEFT SIDE

RIGHT SIDE

ADDITIONAL REAR

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



ALLEY VIEW

ELECTRICAL METERS

GAS METERS

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378 WATER HEATER STRAPPED



Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



CRAWLSPACE

VIEW FROM THE FRONT/SECOND

LEVEL

VIEW FROM THE FRONT/SECOND

LEVEL

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378 BEDROOM 1

UNIT 1378 QUASI BATH IN

LAUNDRY AREA

UNIT 1378 KITCHEN

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378 LAUNDRY AREA

UNIT 1378 KITCHEN VIEW 2

UNIT 1378/BATHROOM 1

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



DISCOLORED AREA IN BATHROOM 1

CEILING

DISCOLORED AREA IN BATHROOM 1

LIGHT FIXTURE FROM LEAK ABOVE

UNIT 1378 SMOKE DETECTOR

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378 DISCOLORED CEILING

UNIT 1378 BEDROOM 2

UNIT 1378 DISCOLORED AREA IN

HALLWAY

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378 DISCOLORED AREA IN

CEILING

UNIT 1378 CARBON MONOXIDE

DETECTOR

UNIT 1378 DINING ROOM

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378 DINING ROOM VIEW 2

UNIT 1378 LIVING ROOOM

UNIT 1372/ BATHROOM 2

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1378/BEDROOM 4


UNIT 1372 WALL FURNACE AREA

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1372 LIVING ROOM

UNIT 1372 DINING AREA


Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1372 KITCHEN


UNIT 1374 KITCHEN

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1374 KITCHEN/DINING AREA


UNIT 1374/BEDROOM 5

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1374/BATHROOM 3

UNIT 1374/BATHROOM 3 DAMAGE

UNIT 1374/BATHROOM 3 DAMAGE

Borrower

Lender/Client

Property Address




Photograph Addendum


1372 W 2nd St



UNIT 1374 LIVING ROOM

UNIT 1378 LIVING ROOM AREA

MISSING/BOARDED WINDOW

UNIT 1378 LIVING ROOM AREA

MISSING/BOARDED WINDOW

Borrower

Lender/Client

Property Address



Form DLSTRNT.DM$C - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Rental Photo Page


1372 W 2nd St



RENTAL 1


Gross Building Area

Borrower/Client

Lender

551 E 12th St

1.50 miles SE

2,440

64

Rental 2


Gross Building Area

Age

197 Newman St

0.30 miles NE

2,240

30

Rental 3


Gross Building Area

Age

1065 W 9th St

0.57 miles SE

3,006

59

Borrower

Lender/Client

Property Address



Form PIC3x5.CC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photo Page


1372 W 2nd St



COMPARABLE 1

Sales Price

Gross Building Area

Borrower/Client

Lender

1379 S Gibbs St

750,000

3,360

62

Comparable 2

Sales Price

Gross Building Area

Age

551 E 12th St

700,000

2,440

64

Comparable 3

Sales Price

Gross Building Area

Age

383 E Jefferson Ave

612,000

2,196

96

Borrower

Lender/Client

Property Address



Form PIC3x5.CC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photo Page


1372 W 2nd St



COMPARABLE 4

Sales Price

Gross Building Area

Borrower/Client

Lender

264 Lincoln Ave

875,000

2,368

71

Comparable 5

Sales Price

Gross Building Area

Age

725 N Gordon St

765,000

2,764

57

Comparable 6

Sales Price

Gross Building Area

Age

1578 S Garey Ave

875,000

3,612

123

Borrower

Lender/Client

Property Address



E&O



LICENSE


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