Broker Price Opinion - Premiermoneysource


Exterior InspectionInterior InspectionProperty Address: 2717 Sandpiper Dr Broker Price OpinionVendor ID: 3931614City, State, Zip: Costa Mesa, CA 92626Deal Name:Loan Number: 2717SANDPIPERDRInspection Date: 6/17/20162nd Loan / Client #:Subject APN: 139-533-36Property Occupancy Status VacantDoes the Property Appear Secure? YesEst. Monthly Rent 3,800Currently Listed Currently List BrokerSold in the lastList Broker Contact # Initial List Price Initial List Date Current List Price DOM / CDOM 12 Months?Yes(888) 876-3372Real Home ServicesIs the Subject Listing Currently Pending? Yes 949,00011/18/2015Date of Contract 5/12/2016 875,000141 / 213NoSale Price:Sale Date:CDOM to Contract 176Subject Property Comments / External InfluencesExterior front and sides appear in average condition. Landscaping is browned out.SubjectSold Comp 1Address2717 Sandpiper Dr 21081 ChubascoCosta Mesa, CALn92626Huntington Beach,CA 92646Proximity1.39 MilesSale/List Price 940,000Sale Date5/20/2016Price Per Sq.ft. 269.78 293.47Initial List Price 949,000 975,000Initial List Date11/18/20153/11/2016Current/Final List 875,000 975,000DOM/CDOM141 / 21352 / 52Sales TypeFair MarketFinance IncentivesUnknown0Living Area33363203#Rooms/Bed/Bath 110 / 7 / 3.08 / 4 / 4.0Year Built19671969Sold Comp 2Sold Comp 320581 Queens2750 Starbird DrPark LnCosta Mesa, CAHuntington Beach, 92626CA 926460.88 Miles0.96 Miles 900,000 941,0005/24/20163/28/2016 295.18 263.81 925,000 968,0003/16/20161/3/2016 925,000 968,00056 / 5683 / 58Fair MarketFair Market00304935678 / 4 / 3.08 / 4 / 4.019721975List Comp 120192 RunningSpringsHuntington Beach,CA 926460.57 Miles 889,000List Comp 2List Comp 39541 Chevy Chase 9952 Kite DrDrHuntington Beach,Huntington Beach, CA 92646CA 926461.46 Miles0.97 Miles 957,000 965,000 312.92 920,0002/15/2016 889,000104 / 104Fair Market028418 / 4 / 2.51972 319.00 975,0004/26/2016 957,00051 / 51Fair Market030008 / 4 / 2.01969 315.77 1,055,0002/16/2016 965,000227 / 121Fair Market030568 / 4 / 3.01971Bsmnt SF/% FinishedLot SizeProperty TypeStyle / Quality# of eGarageOther FeaturesHOA FeesSubdivisionSchool DistrictData Source - ID0.19ac0.14ac0.14ac0.13ac0.14ac0.15ac0.15acSF DetachSF DetachSF DetachSF DetachSF DetachSF DetachSF Detach2-Story Conv / Q4 2-Story Conv / Q4 2-Story Conv / Q4 2-Story Conv / Q4 2-Story Conv / Q4 2-Story Conv / Q4 2-Story Conv / Q41111111C4C3C3C3C3C3C3NoneNo / NoNo / NoYes / NoNo / NoNo / NoNo / NeighborhoodNeighborhoodNeighborhoodNo / Yes / NoYes / Yes / NoYes / Yes / NoYes / Yes / NoYes / Yes / NoYes / Yes / NoYes / Yes / NoYesYesYesYesYesYesYes2 Attached2 Attached2 Attached3 Attached3 Attached2 Attached2 AttachedNoneNoneNoneNoneBackup ownLa CuestaLa CuestaUnknownUnknownShowcaseUnknownNewport MesaHuntington Beach Huntington BeachNewport MesaHuntington Beach Huntington Beach Huntington BeachCounty Tax MLS MLS MLS MLS - LG16031236MLS MLS C16033107Market Time 30-90 daysAs-Repaired Price EstimateLand Only Price 900,000 904,000 285,000Recommended List Price 900,000 904,000Page 1 of 10Recommended Sales Strategy:As - Is As-Is Price EstimateAnticipated Sale PriceRepaired

AddressCityBR BALot SizeSale/List DateYear BuiltSale/List PriceDistance 2717 Sandpiper DrCosta Mesa730.19ac121081 Chubasco LnHuntington Beach440.14ac5/20/201619671969 940,0001.39 Miles220581 Queens Park LnHuntington Beach430.14ac5/24/20161972 900,0000.88 Miles32750 Starbird DrCosta Mesa440.13ac3/28/20161975 941,0000.96 Miles120192 Running SpringsHuntington Beach42.50.14ac2/15/20161972 889,0000.57 Miles29541 Chevy Chase DrHuntington Beach420.15ac4/26/20161969 957,0001.46 Miles39952 Kite DrHuntington Beach430.15ac2/16/20161971 965,0000.97 MilesNeighborhood Data:Location Type: SuburbanHousing Supply: DecliningMarket Trend: StableEconomic Trend: StableNeighborhood Trend: StableCrime/Vandalism: Low RiskREO Driven? NoAvg Age of Home: 45Neighborhood Pride of Ownership: AveragePrice Range: 765,000to 1,260,000Avg Marketing Time of Comparable Listings: Under 3 Mos.Median Price: 1,000,000Predominate Value: 1,000,000Number of units for rent:Number of units in complex for sale:Negative Neighborhood Factors that will detract from the subject:None NotedNeighborhood Comments:All two story detached single family built mostly between years 1965 to 1972.Marketability of Subject:Most Likely Buyer: Investor or move upAverage DOM: 90Types of Financing the Subject will NOT qualify for: UnknownWill this be a problem for resale? If yes, please explain:None NotedPage 2 of 10

Comparables:Sale 1New paint inside and out, dual pane windows, updated bathrooms, kitchen pantry.CommentsSale 2Formal dining, kitchen pantry, newer roof, laundry room, carpet tile wood.CommentsSale 3Carpet and hardwood, shutters, master with retreat, breakfast counter.CommentsList 1New carpet and paint, formal dining, kitchen nook, bonus room.CommentsList 2Dual pane windows, master retreat, updated bathrooms, bonus room.CommentsList 3Kitchen granite counter, carpet tile wood, media niche, new paint inside and out.CommentsComments:Service Provider Comments:Vacant and for sale as and REO. Front door, rear door, and sliders all all unlocked. Interior shows very rough with much need of maintenance and repairs.Exterior has metal or cement shingle siding partially in front and sides that was replaced only a few years back according to neighbor. Resale price would beover 1,000,000 if interior was completely rehabbed and remodeled.Vendor Comments:Service ProviderSignature/s/ Steve SoukupBPO Effective Date6/17/2016Service ProviderCompanyEvergreen Realty & AssociatesService Provider Lic.Num.01358256Page 3 of 10

RepairsRecommended Repairs would bring the subject to: 904,000Internal RepairsCommentTotalPaint0 0Walls/Ceiling0 0Carpet/Floors0 0Cabinets/Countertops0 0Plumbing0 0Electrical0 0Heating/AC0 0Appliances0 0Doors/Trim0 0Cleaning0 0Other0 0Internal Repair Total:External RepairsComment 0TotalRoof0 0Siding/Trim0 0Structural0 0Windows/Doors0 0PaintPeeling on roof wood trim.Foundation0Garage0LandscapingBrowned out lawn / landscaping.Fence0 0Other0 0 1,000 0 0 1,500Page 4 of 10External Repair Total: 2,500Repair Total: 2,500

Subject Front2717 Sandpiper DrCosta Mesa, CA 92626AddressSidePage 5 of 10

SideStreetStreetPage 6 of 10

Damage PhotoDamage PhotoView across streetPage 7 of 10

Comparable Sale #121081 Chubasco LnHuntington Beach, CA 92646Sale Date: 5/20/2016Sale Price: 940,000Comparable Sale #220581 Queens Park LnHuntington Beach, CA 92646Sale Date: 5/24/2016Sale Price: 900,000Comparable Sale #32750 Starbird DrCosta Mesa, CA 92626Sale Date: 3/28/2016Sale Price: 941,000Page 8 of 10

Comparable Listing #120192 Running SpringsHuntington Beach, CA 92646Current List: 889,000Comparable Listing #29541 Chevy Chase DrHuntington Beach, CA 92646Current List: 957,000Comparable Listing #39952 Kite DrHuntington Beach, CA 92646Current List: 965,000Page 9 of 10

Neither eMortgage Logic nor any of its affiliates, members, managers or contractors makes any representation or warranty as to the accuracy or completeness ofthe information contained in this broker price opinion. You should use good faith efforts in determining that the content of all information to be provided to orobtained by you is accurate. This analysis has been performed by a licensed real estate professional and is intended for the benefit of the addressee only. TheBrokers Price Opinion is not to be construed as an appraisal and may not be used as such for any purpose. The purpose of this BPO is to provide an estimate ofthe probable sales price of the property, utilizing the sales comparison approach methodology and will not be used for loan origination. This opinion may not beused by any party as the primary basis to determine the value of a parcel of real property for a mortgage loan origination, including first and second mortgages,refinances or equity lines of credit. Notwithstanding any preprinted language to the contrary, this opinion is not an appraisal of the market value of the property. Ifan appraisal is desired, the services of a licensed appraiser must be obtained.Page 10 of 10

Address City BR BA Lot Size Sale/List Date Year Built Sale/List Price Distance 2717 Sandpiper Dr Costa Mesa 7 3 0.19ac 1967 1 21081 Chubasco Ln Huntington Beach 4 4 0.14ac 5/20/2016 1969 940,000 1.39 Miles 2 20581 Queens Park Ln Huntington Beach 4 3 0.14ac 5/24/2016 1972 900,000 0.88 Miles 3 2750 Starbird Dr