bpo merge sample

CompTrend Agent Agreement Indicator MergeValue Confidence Score

High

Average Average Average Average% Variance % Variance % Variance % Variance

.196 miles

193 days

$476,500

2,559

3.83

3.33

0.14 acres

8 years

.200 miles

67 days

$479,816

2,899

5

4

0.14 acres

7.5 years

.175 miles

116 days

$477,333

2,776

4.39

3.6

0.14 acres

7 years

-2.03%

-14.9%

-23.0%

-5.0%

22.8%

14.0%

-1.0%

-0.8%

0.0%

13.0%

22.8%

6.7%

-5.0%

-12.0%

4.0%

22.8%

6.7%

Days Since Sale/Days on Market

Sal

e P

rice/

List

Pric

e ($

)

Sold Comparables Listed Comparables

As-Is Value

Quick-Sale Value

As-Repaired Value

Cost to Cure

Range of Sold Comparables

Range of Listed Comparables

Neighborhood Market Trend

Overall Market Trend

Comparable Metric

Proximity to Subject

Age of Sale

Comp Price

Gross Living Area

Bedrooms

Bathrooms

Site Size

Age of Home

Subject

PROPERTY ADDRESS:

1770 Star Crest Pl, San Marcos, CA 92078REFERENCE NUMBER:

#201291029LENDER NAME: REPORT DATE:

01/16/2012

www.kirchmeyergroup.com Order: 192102 | /16

TopCompsListed and sold comparables selected by multiple agents.

Subject Photo

$490,000

$451,000

n/a

$0

$450,000 - $522,000

$475,000 - $529,000

Stable -

Stable -

$467,000

$433,000

n/a

$0

$450,000 - $510,000

$435,000 - $485,000

Stable -

Stable -

$475,000

$450,000

n/a

$ 0

$450,000 - $500,000

$ 475,000 - $499,900

Declining -

Declining -

$480,000

$445,000

n/a

$0

$450,000-$522,000

$435,000-$529,000

Stable -

Stable -

.128 Miles

86 days

$492,500

2,870

4.33

3.58

0.14 acres

7 years

2,922

5

3.5

0.11 acres

7 years

-0.51%

-1.8%

-13.0%

2.0%

22.8%

0.0%

Agent A Agent B Agent C MergeValue

1710 Weatherwood Ct San Marcos, CA 92078Comp Type: SoldSold Price: $450,000Proximity: .26 miles

2523 Blue Oak Cl San Marcos, CA 92078Comp Type: SoldSold Price: $500,000Proximity: .12 miles

1758 Weatherwood Ct San Marcos, CA 92078Comp Type: ListedSold Price: $529,000Proximity: .08 miles

= Designates average comparable value closest to the subject property

1

2

3

High

%%

MV

A

B C5%10%15%

Summary

While there was relative consensus between all three agents, Agent B’s lower value assessment is not supported by the more recent sales and listings in the neighborhood. Agents A&C have indicated while that this market was heavily hit by foreclosures and short sales, it has begun to stabilize. A recent listing for a smaller property accross the street is currently listed at $479,000. It’s a bank owned, REO property, but even if there were consessions and price reductions, it is much smaller than the subject property. Along with the overall sales trend, it’s my opinion that a reconciled value is supported by the evidence supplied. It’s likely that in the near future this market will stabilize and gain some mild appreciation in 2012.

As-Is Value

Quick-Sale Value

As-Repaired Value

Cost to Cure

Neighborhood Market Trend

Overall Market Trend

PROPERTY ADDRESS:



01/16/2012


$485,000

$451,000

n/a

$0

Stable -

Stable -

Reconciled Value Comments

Reconciliation

Subject Property Reconciled Value

1710 Weatherwood Ct $450,000

Selected Comps Proximity Type Price

1710 Weatherwood Ct 0.26 mi Sold $450,000

2523 Blue Oak Cl 0.12 mi Sold $500,000

1758 Weatherwood Ct 0.08 mi Listed $529,000

1771 Star Crest Pl .012 mi Listed $479,000

R1

R1

R2 R2

R3 R3

R4

S

S

R4

PROPERTY ADDRESS:



01/16/2012


S2

Location Map

Subject Property Agents Proximity MergeValue

1770 Star Crest Pl. n/a $480,000

Top Comps A B C Proximity Price

1710 Weatherwood Ct S1 S1 S1 0.26 mi $450,000

2523 Blue Oak Cl S2 S3 0.12 mi $500,000

1758 Weatherwood Ct L2 L2 0.08 mi $529,000

Unique Sold Comparables A B C Proximity Price

1784 Star Crest Pl S3 0.03 mi $537,000

1782 Weatherwood Ct S2 0.07 mi $500,000

1435 Rivercrest Rd S3 0.30 mi $510,000

1707 Weatherwood Ct S2 0.26 mi $475,000

Unique Listed Comparables A B C Proximity Price

2622 Fallsview Rd L1 0.20 mi $512,000

1751 Weatherwood Ct L3 0.08 mi $529,000

1544 Black Walnut Dr L1 0.43 mi $447,000

1771 Star Crest Pl L2 0.02 mi $479,000

1774 Weatherwood Cr L3 0.06 mi $485,000

2519 Rockdale Pl L1 0.18 mi $575,000

1686 Sagewood Way L3 0.30 mi $649,000

S

T1

T1

S1

S1

L1

L1 S2

L2

L2

S3

S3

L3

L3

T2

T2

T3

T3

S4

S4

L4

L4

L5

L5

L6

L6

L7

L7

S

PROPERTY ADDRESS:



01/16/2012


Subject Photo

Property Inspection Summary

Neighborhood Valuation Drivers

Structural Assessment

RepairsSummarize all repairs needed to bring this property from its present “as is” condition to average for the neighborhood. Check those repairs you recommend that we perform for successful marketing of the property.

Comments

Property Use

Exterior Condition

Condition Relative to Adjacent Properties

Subject Visible From Street

Style Typical of Neighborhood

Occupancy Status

Boarded Home

Property Under Construction of Renovation

Real Estate Agent/For Sale Sign Visible

Parking Type

Garage/Carport Capacity

Water/Property View

Golf Course View

Other

Neighborhood Type

Neighborhood Condition

Foreclosure Activity

Boarded Homes

Audible Freeway/Highway Noise

Overhead Powerlines

Commercial Uses

Structural Damage

Broken Doors/Windows

Major Cracks in Foundation/Walls

Estimated Total of All Repairs

Agent Name License Number Inspection Date

The subject is in the desirable San Elijo Old Ranch community. The neighborhood is well maintained, compared to other neighborhoods with similar foreclosure/short sale problems. The subject property appears occupied, and very well maintained. The high pride in ownership supports a value on the mid- to higher- end of the comparable range. No repairs were visible from the exterior.

Estimated Days to Complete Repairs

Railroad Tracks

Airport/Flightpath

Waste Management Facilities

Gated Community

Community Pool/Park

Nearby Schools

Other

Evidence of Fire Damage

Evidence of Flood/Water Damage

Evidence of Natural DisasterSingle-Family Detached

Good

Similar

Yes

Yes

Owner Occupied

No

No

No

Garage

2

No

No

Partial Mountain View

Suburban

Good

High

No

No

No

No

No

No

No

$ 0

$

$

$

No repairs Required/Observed

S. Graydon Carter CA 00891045 1/15/2011

No

No

Yes

No

No

Good

No

No

No

$

$

$

60 - 90 Days

Exterior Inspection

PROPERTY ADDRESS:



01/16/2012


Subject Street View Left Profile RIght Profile

Street Scene (Left) Street Scene (Right) Subject Address

Exterior Inspection

PROPERTY ADDRESS:



01/16/2012


Subject NeighborhoodPROPERTY ADDRESS:

1770 Star Crest Pl, San Marcos, CA 92078MORTGAGER NAME:

UnkREFERENCE NUMBER:

T3REPORT DATE:

01/16/2012

Subject Neighborhood View

www.valuationvision.com Order: 6 | Page 5/5

PROPERTY ADDRESS:



01/16/2012


Agent APROPERTY ADDRESS:



T1REPORT DATE:

01/16/2012Broker/Agent Estimate Market Overview Comments

Subject Overview

As-Is Value $ 490,000Quick-Sale Value $ 451,000

Cost-to-Cure n/a

As-Repaired Value n/a

Is the Subject Listed? No

Bank Owned/REO No

Neighborhood Market Trend Stable

Overall Market Trend Stable

Range of Comparable Sales $ 450,000 - $ 522,000

Range of Comparable Listings $ 475,000 - $ 529,000

Market Supply Normal

Foreclosure Activity High

Subject is a 5/3.5 sfr located in the suburban City of San MarcosCounty of San Diego Ca. Located in the beautiful foothills of northernSan Diego County is San Marcos. From miles of trails in the local hills,to unique dining and shopping opportunit...see page 6 for complete comments

Agent Name S. Graydon Carter

License Number CA 00891045

Valuation Date 01/16/2012

Subject Property Sold Comparables Listed Comparables

Street Address 1770 Star Crest PlSan Marcos, CA92078

1710 Weatherwood CtSan Marcos, CA92078

2523 Blue Oak PlSan Marcos, CA92078

1784 Star Crest PlSan Marcos, CA92078

2622 Fallsview RdSan Marcos, CA92078



Proximity to Subject n/a 0.259 Miles 0.121 Miles 0.030 Miles 0.204 Miles 0.081 Miles 0.075 MilesSale Price n/a $ 450,000 $ 500,000 $ 522,000 n/a n/a n/aSale Date n/a 11/4/2011 12/1/2011 09/2/2011 n/a n/a n/aREO/Short Sale No Short Sale Short Sale No Short Sale Short Sale Short SaleOriginal List Price n/a $ 575,000 $ 524,000 $ 537,000 $ 512,000 $ 479,000 $ 529,000Original List Date n/a 03/19/2011 09/01/2011 07/10/2011 12/03/2011 11/09/2011 12/01/2011Current List Price n/a n/a n/a n/a $ 475,000 $ 479,000 $ 529,000Current List Date n/a n/a n/a n/a 12/23/2011 11/09/2011 12/01/2011Days on Market n/a 181 74 7 24 68 46Year Built 2005 2005 2005 2005 2005 2005 2005Gross Living Area 2,922 2,935 2,898 2,710 3,152 2,935 2,590Total Basement Area n/a n/a n/a n/a n/a n/a n/aBedroom Count 5 5 4 4 5 4 4Bathroom Count 3.50 4.50 3.00 3.50 3.50 4.00 3.00Site Size 0.115 Acres 0.128 Acres 0.172 Acres 0.125 Acres 0.149 Acres 0.149 Acres 0.133 AcresGarage Capacity 2 2 2 2 2 2 2As Compared to Subject n/a Superior Inferior Similar or Model Match Similar or Model Match Inferior Similar or Model MatchAmenities


See page 16 for complete comments

PROPERTY ADDRESS:



01/16/2012





T1REPORT DATE:

01/16/2012

Sold Comparables

1710 Weatherwood Ct NASan Marcos, CA 92078

2523 Blue Oak Pl NASan Marcos, CA 92078

1784 Star Crest Pl NASan Marcos, CA 92078

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PROPERTY ADDRESS:



01/16/2012





T1REPORT DATE:

01/16/2012

Listed Comparables

2622 Fallsview RdSan Marcos, CA 92078

1758 Weatherwood CtSan Marcos, CA 92078


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PROPERTY ADDRESS:



01/16/2012


Agent BPROPERTY ADDRESS:



T2REPORT DATE:


Subject Overview


Cost-to-Cure n/a



Bank Owned/REO Yes

Neighborhood Market Trend Stable

Overall Market Trend Stable



Market Supply Undersupply

Foreclosure Activity

San Marcos, San Elijo Old Creek Ranch Community. Highly desirablewhen built about 7 years ago. The housing debacle plusunemployment affected many homeowners here as home valuestumbled. Being well informed consumers/high income earners, manysough...see page 6 for complete commentsAgent Name Thessy Onyenedum







1435 Rivercrest RdSan Marcos, CA92078

1544 Black Walnut DrSan Marcos, CA92078

1771 Star Crest PlSan Marcos, CA92078


Proximity to Subject n/a 0.259 Miles 0.066 Miles 0.295 Miles 0.427 Miles 0.019 Miles 0.060 MilesSale Price n/a $ 450,000 $ 500,000 $ 510,000 n/a n/a n/aSale Date n/a 10/4/2011 08/2/2011 09/9/2011 n/a n/a n/aREO/Short Sale Short Sale No No No Short Sale REO Short SaleOriginal List Price n/a $ 575,000 $ 514,000 $ 539,000 $ 447,000 $ 479,000 $ 485,000Original List Date n/a 03/19/2011 07/07/2011 08/06/2011 11/25/2011 12/20/2011 01/03/2012Current List Price n/a n/a n/a n/a $ 435,000 $ 479,000 $ 485,000Current List Date n/a n/a n/a n/a 12/13/2011 12/20/2011 01/03/2012Days on Market n/a 199 26 34 32 25 11Year Built 2005 2005 2005 2002 2002 2005 2005Gross Living Area 2,922 2,935 2,373 2,949 2,134 2,373 2,590Total Basement Area n/a n/a n/a n/a n/a n/a n/aBedroom Count 5 5 3 4 4 3 4Bathroom Count 4.00 5.00 3.00 3.00 3.00 3.00 3.00Site Size 0.115 Acres 0.128 Acres 0.153 Acres 0.144 Acres 0.098 Acres 0.200 Acres 0.132 AcresGarage Capacity 2 2 2 2 2 2 2As Compared to Subject n/a Inferior Similar or Model Match Superior Inferior Similar or Model Match SuperiorAmenities FP,Comm P FP,Comm P FP,Comm P



PROPERTY ADDRESS:



01/16/2012





T2REPORT DATE:

01/13/2012

Sold Comparables



1435 Rivercrest RdSan Marcos, CA 92078

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01/16/2012





T2REPORT DATE:

01/13/2012

Listed Comparables

1544 Black Walnut DrSan Marcos, CA 92078

1771 Star Crest PlSan Marcos, CA 92078


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PROPERTY ADDRESS:



01/16/2012


Agent CPROPERTY ADDRESS:



T3REPORT DATE:


Subject Overview


Cost-to-Cure n/a



Bank Owned/REO No

Neighborhood Market Trend Declining

Overall Market Trend Declining



Market Supply Oversupply

Foreclosure Activity High

Agent Name Michelle Thompson







2523 Blue Oak PlSan Marcos, CA92078

2519 Rockdale PlSan Marcos, CA92078


1686 Sagewood WaySan Marcos, CA92078

Proximity to Subject n/a 0.259 Miles 0.260 Miles 0.121 Miles 0.182 Miles 0.081 Miles 0.302 MilesSale Price n/a $ 450,000 $ 475,000 $ 500,000 n/a n/a n/aSale Date n/a 11/4/2011 10/28/2011 12/1/2011 n/a n/a n/aREO/Short Sale No Short Sale Short Sale Short Sale Short Sale Short Sale Short SaleOriginal List Price n/a $ 575,000 $ 499,000 $ 524,000 $ 575,000 $ 479,000 $ 649,900Original List Date n/a 03/19/2011 03/07/2011 09/01/2011 06/17/2011 11/09/2011 07/17/2011Current List Price n/a n/a n/a n/a $ 475,000 $ 479,000 $ 499,900Current List Date n/a n/a n/a n/a 09/14/2011 11/09/2011 10/01/2011Days on Market n/a 186 235 76 122 66 105Year Built 2005 2005 2005 2005 2005 2005 2002Gross Living Area 2,922 2,935 2,590 2,898 3,152 2,935 2,883Total Basement Area n/a n/a n/a n/a n/a n/a n/aBedroom Count 5 5 4 5 5 4 5Bathroom Count 4.00 4.50 2.50 3.00 4.00 3.50 4.00Site Size 0.115 Acres 0.115 Acres 0.124 Acres 0.172 Acres 0.133 Acres 0.135 Acres 0.133 AcresGarage Capacity 2 2 2 2 2 2 2As Compared to Subject n/a Superior Inferior Similar or Model Match Superior Similar or Model Match InferiorAmenities FP,Comm P FP,Comm P FP,Comm P FP,Comm P FP,Comm P FP,Comm P FP,Comm P



The subject property is located in a desirable neighborhood with highly rated public schools and a maintained community. The subject property last sold in May 2011, for $467,000 after originally being listed for $530,000 in February 2011. The previous recorded sale in March 2005 is recorded at $681,000. Although the surrounding market

PROPERTY ADDRESS:



01/16/2012





T3REPORT DATE:

01/16/2012

Sold Comparables



2523 Blue Oak PlSan Marcos, CA 92078

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PROPERTY ADDRESS:



01/16/2012





T3REPORT DATE:

01/16/2012

Listed Comparables

2519 Rockdale PlSan Marcos, CA 92078


1686 Sagewood WaySan Marcos, CA 92078

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PROPERTY ADDRESS:



01/16/2012


Additional Comments

PROPERTY ADDRESS:



T1REPORT DATE:

01/16/2012

Vendor Comments

Subject is a 5/3.5 sfr located in the suburban City of San Marcos County of San Diego Ca. Located in the beautiful foothills of northern San Diego County is San Marcos. Frommiles of trails in the local hills, to unique dining and shopping opportunities in its retail centers. Just a 35-minute drive south to downtown San Diego; while a short jaunt westacross north county takes you to the majestic shores of the beautiful Pacific Ocean. San Marcos is bisected by SR 78 between Interstates 5 and 15. Other regional arteriesare: San Marcos Blvd/Palomar Airport Road, Rancho Santa Fe Road and Twin Oaks Valley/San Elijo Road. Home to Palomar College and California State University SanMarcos, the City has also become the heart of education in San Diego North. California State University at San Marcos (CSUSM) is currently serving 9,200 students withenrollment increasing annually. Palomar College has an enrollment in excess of 30,000 full and part-time students. A dedication to parks and community services is anotherpriority for the City of San Marcos.

This is a significant REO/SHORT SALES activity area that may have two markets, resulting in a mix of conventional buyers and investors. Subject market is currently beingdriven with distressed sales, which are mostly short sales. Short sales as a form of marketing has grown in popularity due to unemployment and falling prices as is seenwithin subject market area. Longer than average DOM may be caused by the short sale process. Any boarded up and or vacant homes within subject market area, currently,will have no affect on subject value.

Sold at As-is market value would rank subject #15 of 46 COE of similar gla and dna within subject market area within the past 6 months. Subject market area, on the average,is closing 7.6 homes per month of homes with similar gla and DNA as subject. Last recorded sale was 05/12/2011 SP $467k last recorded Mortgage was 03/16/2011 amount$544k second on 03/16/2011 amount $136k. MLS shows subject listed on 02/07/2011 COE on 5/12/2011 DOM 87 OLP $530k SLP $473k SP $467k. There is currently 5.9months of inventory on the market within subject market area of similar homes.


PROPERTY ADDRESS:



T2REPORT DATE:

01/13/2012

Vendor Comments

San Marcos, San Elijo Old Creek Ranch Community. Highly desirable when built about 7 years ago. The housing debacle plus unemployment affected many homeownershere as home values tumbled. Being well informed consumers/high income earners, many sought loan modifications. Those unsuccessful were forced to short sale/beforeclosed on. Declining curb appeal given long DOM. Home prices here not likely to drop further as economy appears to be stabilizing.


Agent A Comments

Agent B Comments

Agent C Comments

The subject property is located in a desirable neighborhood with highly rated public schools and a maintained community. The subject property last sold in May 2011, for $467,000 after originally being listed for $530,000 in February 2011. The previous recorded sale in March 2005 is recorded at $681,000. Although the surrounding market values have decreased significantly since 2005, it appears there is a increased demand for properties in the market and values are slowly starting to appreciate from last year, however, there are still a high number foreclosures and short sales on the market which will affect conventional sales.

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