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AUCAMP DELLENBACK & WHITNEY


3998 FAU BLVD., SUITE 300

BOCA RATON, FL 33431

Invoice #: A8-0379

Date Invoiced 3/31/08

Terms:

Date Due:

To: 1ST METROPOLITAN MORTGAGE

12 MAIN STREET

Borrower: SMITH, CHRISTOPHER

For Property located at

410 N. OCEAN BLVD

DELRAY BEACH FL 33483

Fee: $ 1,000.00

FEE FOR APPRAISAL OF ABOVE REFERENCED PROPERTY

**PAID IN FULL***

Remittance Copy

Please remit payment to: AUCAMP DELLENBACK & WHITNEY

3998 FAU BLVD., SUITE 300

BOCA RATON, FL 33431

Invoice #: A8-0379

File #: A8-0379

Total Amount Due: $ 0.00

Amount Remitted (if different) $





A8-0379

A P P R A I S A L O F

A SINGLE FAMILY RESIDENCE

L O C A T I O N :410 N. OCEAN BLVD

DELRAY BEACH FL 33483

C L I E N T :1ST METROPOLITAN MORTGAGE

12 MAIN STREET

AS OF DATE :MARCH 14, 2008

A P P R A I S E R :DAVID AUCAMP, ST.CERT.RES.REA RD366



Uniform Residential Appraisal Report


File # A8-0379

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.

Page 1 of 6 Fannie Mae Form 1004 March 2005Freddie Mac Form 70 March 2005

S U

B J E C T

Property Address 410 N. OCEAN BLVD City DELRAY BEACH State FL Zip Code 33483

County PALM BEACHBorrower SMITH, CHRISTOPHER Owner of Public Record SMITH

Legal Description LENGTHY - SEE ATTACHED COMMENTS

Assessor's Parcel # 12-43-46-09-38-000-0122 Tax Year 2007 R.E. Taxes $ 127,083.68

Map Reference 43-46-09 Census Tract 74.01Neighborhood Name DELRAY BEACH

Special Assessments $ N/AOccupant OwnerX Tenant Vacant PUD HOA $ per year per month

Property Rights Appraised Fee SimpleX Leasehold Other (descr ibe)

Assignment Type Purchase Transaction Refinance TransactionX Other (describe)

Lender/Client 1ST METROPOLITAN MORTGAGE Address 12 MAIN STREET COLUMBIANA OH 44408

Is the subject property current ly offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? YesX No

Report data source(s) used, offering price(s), and date(s). THE SUBJECT IS CURRENTLY OFFERED FOR $8,500,000.

C O N T R A C T

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 notI

performed. N/A

Is the property seller the owner of public record? Yes NoContract Price $ Date of Contract 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 to tal dollar amount and describe the items to be paid. N/A

N E I G H B O R H O O D

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

One-Unit Housing Present Land Use %Neighborhood Characteristics One-Unit Housing Trends

PRICE AGE %One-Unit 70Location Urban SuburbanX Rural Property Values Increasing Stable

X Declining

$ (000) (yrs) %2-4 UnitBuilt-Up Over 75% 25-75%X Under 25% Demand/Supply Shortage In BalanceX Over Supply

600 Low 0 %Multi-Family 20Growth Rapid StableX Slow Marketing Time Under 3 mths 3-6 mths Over 6 mthsX

15,000 High 90 %Commercial 5Neighborhood Boundaries THE SUBJECT NEIGHBORHOOD LIES SOUTH OF GEORGE BUSH BLVD, NORTH OF

ATLANTIC AVENUE, EAST OF THE INTRACOASTAL WATERWAY AND WEST OF THE ATLANTIC OCEAN. 1,500 Pred. 45 %Other 5

Neighborhood Description SEE ADDENDUM

Market Conditions (including support for the above conclusions) SALES IN THE SUBJECT MARKET HAVE BEEN SLOWING OVER THE PAST

TWELVE MONTHS. THERE ARE INDICATIONS OF STABILIZING PROPERTY VALUES AFTER A FEW YEARS OF RAPIDLY APPRECIATING PRICES. CASH OR

CONVENTIONAL FINANCING PREVALENT IN THE SUBJECT MARKET WITH NO EVIDENCE OF SELLER FINANCING.

S I T E

Dimensions 101.57' X 373.93' X 100' X 392' Area 38,597 SF Shape IRREGULAR View ATLANTIC OCEAN

Specific Zoning Classification R-1AAA Zoning Description SINGLE FAMILY RESIDENTIAL

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

Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? YesX No If No, describe

Utilities Public Other (describe) Public Other (describe) Off-site Improvements--Type Public Private

Electricity X Water X Street ASPHALT X

Gas X Sanitary Sewer X Alley NONE

FEMA Special Flood Hazard Area Yes NoX FEMA Flood Zone X FEMA Map # 1251020002D FEMA Map Date 1/5/89

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

Are there any adverse site condit ions or external factors (easements , encroachments , environmental condit ions , land uses, etc. )? Yes No If Yes , descr ibeX

EASEMENTS OF RECORD. NO ADVERSE CONDITIONS OR ENCROACHMENTS NOTED VIA INSPECTION OF THE SUBJECT PROPERTY.

I M P R O V E M E N T S

GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials/condition INTERIOR materials/condition

Units OneX One with Accessory Unit Concrete SlabX Crawl Space Foundation Walls RIC/GOOD Floors WOOD, MARBLE/GOOD

Exterior Walls CBS/GOOD# of Stories THREE Full Basement Partial Basement Walls DRYWALL/GOOD

Roof Surface "S" TILE/GOODType Det.X Att. S-Det./End Unit Basement Area NONE sq. ft. Trim/Finish WOOD/GOOD

Gutters & Downspouts ALUMINUM/GOODExistingX Proposed Under Const. Basement Finish N/A % Bath Floor MBL,TILE/GOOD

Window Type CASEMENT/GOODDesign (Style) CONTEMPORARY Outside Entry/Exit Sump Pump Bath Wainscot MBL,TILE/GOOD

Year Built 2005 Evidence of Infestation Storm Sash/Insulated IMPACT GLASS/GD Car Storage None

Effective Age (Yrs) 1-2 Dampness Settlement Screens YES/GOOD Driveway # of Cars

Amenities WoodStove(s) #Heating FWAX HWBB RadiantAttic None Driveway Surface BRICK

GarageX No. of Cars 4Fireplace(s) #X 1 FenceXOther Fuel ELECDrop Stair Stairs

Carport No. o f CarsPatio/Deck X PorchCooling Central Air ConditioningXFloor ScuttleX

Att.PoolX OtherX Det.XIndividual OtherFinished Heated Spa Built-in

OtherAppliances RefrigeratorX Range/OvenX DishwasherX DisposalX MicrowaveX Washer/DryerP (describe)

Finished area Rooms11 Bedrooms4 Bath(s)5.2 Square Feet of Gross Living Area Above Grade8,292above grade contains:

Additional features (special energy efficient items, etc.): SEE ADDENDUM

Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). THE SUBJECT HOME IS IN GOOD

CONDITION AND HAS BEEN WELL MAINTAINED.

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

PER AN INSPECTION, THERE APPEAR TO BE NO PHYSICAL DEFICIENCIES OR ADVERSE CONDITIONS THAT AFFECT THE PROPERTY.

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

THE SUBJECT PROPERTY CONFORMS WITH THE NEIGHBORHOOD AND MARKET.



Uniform Residential Appraisal Report File # A8-0379


S A L E S

C O M P A

R I S O N

A P P R O A C H

COMPARABLE SALE # 1

995 S. OCEAN BLVD

DELRAY BEACH

1.6 MI S

$ 10,200,000

$ 1,565.38 sq. ft.

FARES REAP / MLS

DESCRIPTION +(-) $ Adjustment

NONE NOTED

03-26-2007

DELRAY BEACH

FEE SIMPLE

36,590 SF

100' DIRECT OCEA -3,025,000

GOOD

GOOD

1990/2005

GOOD

Total Bdrms. Baths

10 5 5.0 20,000

sq. ft.6,516 444,000

NONE 209,400

GOOD

CENTRAL

NONE

3 CAR GARAGE 25,000

COMPARABLE

COMPARABLE

NONE 25,000

+ -X $ -2,301,600

Net Adj. -22.56 %

Gross Adj. 36.75 % $ 7,898,400

COMPARABLE SALE # 2

808 SEASAGE DRIVE

DELRAY BEACH

1.4 MI SSW

$ 7,100,000

$ 848.47 sq. ft.

FARES REAP / MLS

BROKER


NONE NOTED

12-18-2007

SEAGATE

FEE SIMPLE

22,500 SF 950,000

150' BASIN/ICWW

GOOD

GOOD

2005

GOOD

Total Bdrms. Baths

12 6 6.1 -15,000

sq. ft.8,368 -19,000

NONE 209,400

GOOD

CENTRAL

NONE

4 CAR GARAGE

COMPARABLE

COMPARABLE

NONE 25,000

+X - $ 1,150,400

Net Adj. 16.20 %

Gross Adj. 17.16 % $ 8,250,400

COMPARABLE SALE # 3

1033 WATERWAY LANE

DELRAY BEACH

0.26 MI WSW

$ 8,250,000

$ 1,029.83 sq. ft.

FARES REAP / MLS

BROKER


NONE NOTED

FURNISHINGS -200,000

08-31-2007

WATERWAY LANE

FEE SIMPLE

28,440 SF 275,000

158' BASIN/ICWW

GOOD

GOOD

2006

GOOD

Total Bdrms. Baths

13 6 6.1 -15,000

sq. ft.8,011 70,300

NONE 209,400

GOOD

CENTRAL

NONE

4 CAR GARAGE

COMPARABLE

COMPARABLE

NONE 25,000

+X - $ 364,700

Net Adj. 4.42 %

Gross Adj. 9.63 % $ 8,614,700

There are 4comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 5,750,000 to $ 17,500,000 .

There are 3comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 5,446,000 to $ 19,000,000 .

FEATURE SUBJECT

Address 410 N. OCEAN BLVD

DELRAY BEACH

Proximity to Subject

Sale Price $ N/A

Sale Price/Gross Liv. Area $ N/A sq. ft.

Data Source(s) INSPECTION

Verification Source(s)

VALUE ADJUSTMENTS DESCRIPTION

Sale or Financing

Concessions

Date of Sale/Time

Location DELRAY BEACH

Leasehold/Fee Simple FEE SIMPLE

Site 38,597 SF

View 102' A1A/OCEAN

Design (Style) GOOD

Quality of Construction GOOD

Actual Age 2005

Condition GOOD

Above Grade Total Bdrms. Baths

Room Count 11 4 5.2

Gross Living Area sq. ft.8,292

Basement & Finished 2,094 SF 2/1 SUITE AND

Rooms Below Grade GAME ROOM OVER GAR.

Functional Utility GOOD

Heating/Cooling CENTRAL

Energy Efficient Items NONE

Garage/Carport 4 CAR GARAGE

Porch/Patio/Deck OPEN PATIO

Pool, etc. POOL/SPA

Tennis Court TENNIS COURT

Net Adjustment (Total)

Adjusted Sale Price

of Comparables

did

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

THE APPRAISER HAS RESEARCHED THE SUBJECTS SALES HISTORY INFORMATION FOR THE PRECEDING THREE YEAR PERIOD AND THE

COMPARABLE SALES IN THE PRECEDING ONE YEAR PERIOD, IN COMPLIANCE WITH USPAP STANDARD RULE 1-5.

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.

X

Data source(s) FARES REAP, MULTIPLE LISTING SERVICE, PUBLIC RECORDS.

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.

X

Data source(s) FARES REAP, MULTIPLE LISTING SERVICE, PUBLIC RECORDS.

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 N/A N/A N/AN/A

Price of Prior Sale/Transfer N/A N/A N/AN/A

Data Source(s) PUBLIC RECORDS PUBLIC RECORDS PUBLIC RECORDSPUBLIC RECORDS

Effective Date of Data Source(s) 3/08 3/08 3/083/08

Analysis of prior sale or transfer history of the subject property and comparable sales THE APPRAISER HAS RESEARCHED THE SUBJECTS SALES

HISTORY INFORMATION FOR THE PRECEDING THREE YEAR PERIOD, IN COMPLIANCE WITH USPAP STANDARD RULE 1-5.

Summary of Sales Comparison Approach SEE ADDENDUM

Indicated Value by Sales Comparison Approach $ 7,900,000

R E C

O N C I L I A T I O N

Indicated Value by: Sales Comparison Approach $ 7,900,000Cost Approach (if developed) $ 7,452,400 Income Approach (if developed)

DIRECT SALES COMPARISON ANALYSIS IS GIVEN GREATEST EMPHASIS AS IT BEST REFLECTS THE ATTITUDES OF THE TYPICAL BUYER IN THE SUBJECT

MARKET. THE COST APPROACH IS GIVEN LESS EMPHASIS BECAUSE OF THE LACK OF COMPARABLE SITES ON WHICH TO BUILD SUCH A HOME. THE INCOME

APPROACH IS NOT CONSIDERED APPLICABLE, AS HOUSES IN THE AREA ARE GENERALLY OWNER OCCUPIED.

This appraisal is made "as is",X 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:

SEE ADDENDUM

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting

conditions, 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

$ 7,900,000 ,which is the date of inspection and the effective date of this appraisal.MARCH 14, 2008as of



File # A8-0379Uniform Residential Appraisal Report


A D D I T I O N A L C O M M E N T S

C O S T

A P P

R O A C H

COST APPROACH TO VALUE (not required by Fannie Mae)

Provide adequate information for the lender/client to replicate your cost figures and calculations.

Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) SEE ATTACHED SITE SALES.

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEWX OPINION OF SITE VALUE .................................................................. = $ 3,475,000

Source of cost data MARSHALL VALUATION SERVICE Dwelling 8,292 Sq. Ft. @ 350.00 ....................... = $ 2,902,200

Quality rating from cost service GOOD Effective date of cost data 2008 Guest 2,094 Sq. Ft. @ 350.00 ....................... = $ 732,900

POOL/SPA, PATIO, TENNIS COURT 100,000Comments on Cost Approach (gross living area calculations, depreciation, etc.)

SEE THE ATTACHED SKETCH SHOWING THE FLOOR PLAN AND LIVING AREA

CALCULATIONS FOR THE SUBJECT PROPERTY.

Garage/Carport 1,047 Sq. Ft. @ 200.00 ....................... = $ 209,400

Total Estimate of Cost-New ................................................................... = $ 3,944,500

Less Physical Functional External

Depreciation 67,100 = $ ( 67,100 )

Depreciated Cost of Improvements ........................................................ = $ 3,877,400

"As Is" Value of Site Improvements ...................................................... = $ 100,000

INDICATED VALUE BY COST APPROACH ............................... = $ 7,452,400Estimated Remaining Economic Life (HUD and VA only) 59 Years

I N C O M E INCOME APPROACH TO VALUE (not required by Fannie Mae)

Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach

Summary of Income Approach (including support for market rent and GRM)

P U D

I N F O R M A T I O N

PROJECT INFORMATION FOR PUDs (if applicable)

Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Detached AttachedUnit type(s)

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(s)

Are the units, common elements , and recrea tion facili ties complete? Yes No If No, describe status of complet ion.

Are the common elements leased to or by the Homeowners' Associa tion? Yes No If Yes , descr ibe the rental terms and options.

Describe common elements and recreational facilities.




APPRAISER'S CERTIFICATION: The Appraiser cetifies 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. I reported the conditionof the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect thelivability, 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 were inplace 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 approach to value. I have adequate comparable market data to develop a reliable sales comparison approachfor this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not developthem, 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 the subject.

property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.

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 a home thathas 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 the subjectproperty 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 report fromreliable 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, subjectproperty, and the proximity of the subject property to adverse influences in the development of my opinion of market value. Ihave noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of thesubject property or that I became aware of during the research involved in performing this appraisal. I have considered theseadverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value andmarketability 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 orprospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially orcompletely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, maritalstatus, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of thepresent owners or occupants 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 cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pendingmortgage 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 to makea change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take noresponsibility 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.





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 to

obtain 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 SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature Signature

Name DAVID AUCAMP, ST.CERT.RES.REA RD366 Name

Company Name AUCAMP, DELLENBACK & WHITNEY Company Name

Company Address 3998 FAU BLVD., SUITE 300 Company Address

BOCA RATON FL 33431

Telephone NumberTelephone Number 561-998-9326

Email AddressEmail Address [email protected]

Date of SignatureDate of Signature and Report MARCH 31, 2008

State Certification #Effective Date of Appraisal MARCH 14, 2008

or State License #State Certification # RD366

Stateor State License #

Expiration Date of Certification or Licenseor Other (describe) State #

State FL

SUBJECT PROPERTYExpiration Date of Certification or License 11/30/2008

Did not inspect subject propertyADDRESS OF PROPERTY APPRAISED

Did inspect exterior of subject property from street410 N. OCEAN BLVD

Date of InspectionDELRAY BEACH FL 33483

Did inspect interior and exterior of subject propertyAPPRAISED VALUE OF SUBJECT PROPERTY $ 7,900,000

Date of InspectionLENDER/CLIENT

COMPARABLE SALESName

Did not inspect exterior of comparable sales from streetCompany Name 1ST METROPOLITAN MORTGAGE

Did inspect exterior of comparable sales from streetCompany Address 12 MAIN STREET

Date of InspectionCOLUMBIANA OH 44408

Email Address




Legal Description:THE PORTION OF LOT 12 LYING WEST OF STATE ROAD A1A, LESS WEST 175 FEET THEREOF, REPLAT OF THE SOUTH 316.3FEET OF SEGERS ADDITION IN PLAT BOOK 16, PAGE 82.

Neighborhood factors:THE SUBJECT IS LOCATED IN THE BEACH AREA OF DELRAY BEACH. THE PROXIMITY TO THE OCEAN AND ATLANTICAVENUES SHOPS AND RESTAURANTS MAKE IT APPEALING. HOMES ALONG THE OCEAN ARE INDICATIVE OF THE UPPEREND OF THE SUBJECT MARKET, WHILE THOSE ON DEEPWATER CANALS OR THE INTRACOASTAL WATERWAY ARE NOT FARBEHIND. HOMES ON INTERIOR SITES ARE THE LEAST EXPENSIVE, BUT STILL COMMAND A PREMIUM BECAUSE OF THEBEACH AREA.

AS DEMAND FOR THIS AREA HAS GROWN, MANY OLDER HOMES HAVE BEEN RAZED AND REPLACED WITH NEWCONTEMPORARY HOMES. THIS IS THE TREND THROUGHOUT SOUTH FLORIDA AND IS PREVALENT IN THE WATERFRONTAND BEACH FRONT AREAS.

LOCAL SHOPPING AND SERVICES ARE ALL LOCATED WITHIN CONVENIENT DRIVING DISTANCE TO THE SOUTH IN DELRAYBEACH OR TO THE NORTH IN BOYNTON BEACH.

Additional features (special energy efficient items, etc.):THE SUBJECT IS NEWER CONSTRUCTION AND IS A MEDITERRANEAN DESIGN HOME. THE HOME IS LOCATED ALONGNORTH OCEAN BLVD AND HAS VIEWS OF THE OCEAN ACROSS THE STREET. THE HOME IS ORIENTED IN A MANNER WITHTHE REAR OF THE HOME FACING THE OCEAN AND THE STREET (SEE ATTACHED AERIAL PHOTO). THIS IS NOT UNCOMMONFOR THE AREA AND THERE ARE OTHER HOMES WITH SIMILAR EXPOSURES. FEATURES OF THE HOME INCLUDE A TENNISCOURT, OPEN PATIO, POOL/SPA, IMPACT GLASS WINDOWS AND DOORS THROUGHOUT, CROWN MOLDINGS AND MILLWORKTHROUGHOUT THE HOME, BOX COFFER CEILINGS, BARREL AND GROIN VAULTED CEILINGS, WOOD, MARBLE, TERRACOTTA TILE FLOORS, SOUND SYSTEM THROUGHOUT THE HOME, HOME THEATER, PRECAST COLUMNS AND BANDINGS,ELEVATOR, PECKY CYPRESS BEAM CEILING IN LIVING ROOM, MAHOGANY LIBRARY, SECURITY ALARM SYSTEM, CENTRALVACUUM, FAUX FINISHES THROUGHOUT THE HOME, GRANITE COUNTERS, UPGRADED APPLIANCE PACKAGE, FURNITUREGRADE CABINETS THROUGHOUT, UPGRADED HARDWARE, ETC. (SEE ATTACHED SALES BROCHURE). THE MAIN LIVINGAREA CONSISTS OF 8,292 SF PLUS A 2,094 SF GUEST SUITE AND RECREATION ROOM OVER THE GARAGE AREA THAT ISACCESSIBLE VIA A COVERED BREEZEWAY FROM THE MAIN HOME. THE BUILD OUT AND FINISHES OF THESE AREAS ARECOMPARABLE TO THOSE IN THE MAIN HOUSE. FEATURES ARE TYPICAL OF THE HIGH END RESIDENTIAL MARKET FOR THEAREA.

Site Sales:ADDRESS SALE DATE SALE PRICE SITE SIZE / FRONTAGE418 N. OCEAN BLVD 5/07 $3,500,000 39,000 SF / 100 FEET502 N. OCEAN BLVD 6/05 $4,900,000 47,360 SF / 111 FEET

THESE ARE THE TWO MOST RECENT SITE SALES IN THE SUBJECT MARKET AND INDICATE A VALUE RANGE OF $90-$103/SFAND $35,000-$44,144/FRONT FOOT. BASED ON THESE SALES, THE PRICE PER SQUARE FOOT IS CONSIDERED TO MOSTACCURATELY REFLECT THE SUBJECT MARKET AND A VALUE OF $90/SF IS ASSIGNED.

Comments on Sales ComparisonTHERE ARE A LIMITED NUMBER OF PROPERTIES IN THE AREA WITH SIMILAR OCEAN EXPOSURES AND NONE HAVE SOLDRECENTLY, NOR ARE ANY LISTED AT THIS TIME. BECAUSE OF THIS, SALES OF HOMES DIRECTLY ON THE OCEAN WERECONSIDERED AS WELL AS HOMES ON DEEP WATER SITES ON THE BARRIER ISLAND. THE SALES USED ARE CONSIDEREDTO BE THE BEST AVAILABLE AND ARE ALL LOCATED ON PREMIUM SITES IN THE DELRAY BEACH MARKET. EACH OF THESALES/LISTINGS IS ADJUSTED FOR SITE/VIEW IN A SINGLE LINE ITEM ADJUSTMENT AND TAKES INTO CONSIDERATION THEDIFFERENCES IN LOCATION, SITE SIZE, AND VIEW BY COMPARING THEIR RESPECTIVE SITE VALUES WITH THAT OF THESUBJECT. OTHER ADJUSTMENTS ARE PRIMARILY FOR DIFFERENCES IN LIVING AREA SIZE AND ROOM COUNT. THESUBJECT GUEST SUITE/GAME ROOM LIVING AREA IS BROKEN OUT SEPARATELY BECAUSE IT IS DETACHED FROM THE MAINLIVING AREA. COMPARABLE 5 IS THE ONLY PROEPRTY WITH A SIMILAR AREA OVER THE GARAGE.

IN RECONCILING THE SALES, EMPHASIS IS GIVEN TO SALE 1 BECAUSE IT HAS AN OCEAN VIEW. NO TIME ADJUSTMENTSHAVE BEEN MADE BECAUSE OF THE RELATIVE STABILITY OF THE HIGH END RESIDENTIAL MARKET ($5,000,000+) IN THEAREA. WHILE PRICES HAVE DECLINED IN THE LOWER PRICE RANGES, THE UPPER END OF THE MARKET HAS REMAINEDSTABLE AND THERE IS NO EVIDENCE TO SUPPORT A NEGATIVE TIME ADJUSTMENT IN THE SUBJECT MARKET.

BECAUSE OF THE LARGE ADJUSTMENTS REQUIRED FOR SITE, LIVING AREA SIZE, ETC., IT IS NOT UNCOMMON TO HAVELARGE SINGLE LINE, GROSS AND/OR NET ADJUSTMENTS THAT MAY BE IN EXCESS OF DESIRED RANGES. THESEADJUSTMENTS ARE UNAVOIDABLE IN THE APPRAISAL OF THE SUBJECT PROPERTY AND THE BEST SALES AVAILABLE HAVEBEEN USED IN DERIVING THE MARKET VALUE FOR THE SUBJECT PROPERTY. THE ADJUSTMENTS ARE CONSIDEREDINDICATIVE OF THE SUBJECT MARKET AND BEST REFLECT IT. SALES IN EXCESS OF SIX MONTH OLD ARE CONSIDERED TOBE RELIABLE INDICATORS OF VALUE AND ARE AMONG THE BEST AVAILABLE IN THE SUBJECT MARKET. THEY ARE USED,DESPITE AGE, BECAUSE OF THE LACK OF MORE RECENT COMPARABLE SALES AND ARE CONSIDERED TO BE RELIABLEINDICATORS OF VALUE. SALES IN EXCESS OF ONE MILE FROM THE SUBJECT ARE ALSO CONSIDERED TO BE AMONG THEBEST AVAILABLE SALES AND ARE WITHIN THE SUBJECT MARKET. THEY ARE USED, DESPITE THEIR DISTANCE FROM THESUBJECT, BECAUSE OF THE LACK OF BETTER COMPARABLE SALES CLOSER IN PROXIMITY TO THE SUBJECT.

TEXT ADDENDUM File No. A8-0379

Borrower: SMITH, CHRISTOPHERProperty Address: 410 N. OCEAN BLVD County: PALM BEACHCity: DELRAY BEACH State: FL Zip Code: 33483Lender: 1ST METROPOLITAN MORTGAGE



THE SALES PRICES SHOWN IN THE REPORT ARE THOSE THAT HAVE BEEN VERIFIED WITH THE SELLING AND/OR BUYERSBROKER OR WERE TAKEN FROM THE APPRAISAL FILES DONE BY THIS OFFICE AND ARE CONSIDERED TO BE THE MOSTACCURATE FIGURES. THE PRICES THAT ARE RECORDED IN THE PUBLIC RECORDS OFTEN DIFFER, AS MANY HOME SALES

IN THIS MULTI-MILLION DOLLAR PRICE RANGE ARE RECORDED AT LOWER PRICES TO HELP IN KEEPING DOWN THE REALESTATE TAXES, DOCUMENTARY STAMP AND RECORDING FEES, COMMISSIONS, ETC.. THIS PRACTICE IS NOT UNCOMMONIN THE SUBJECT MARKET.

Marketing Time:A MARKETING TIME OF IN EXCESS OF SIX MONTHS IS TYPICAL OF THE SUBJECT MARKET AND HAS NO NEGATIVE IMPACTON THE MARKET VALUE ESTIMATE REPORTED. IT IS TYPICAL OF HOMES IN THE MULTIMILLION DOLLAR PRICE RANGE INSOUTH FLORIDA TO HAVE SUCH EXTENDED MARKETING TIMES.

Predominate Value:THE SUBJECT VALUE ESTIMATE IS ABOVE THE PREDOMINANT VALUE FOR THE NEIGHBORHOOD BUT IS WELL WITHIN THEVALUE RANGE AND THERE ARE SIMILAR PROPERTIES THAT ARE OF EQUAL AND GREATER VALUE.

Conditions of appraisal:THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER/CLIENT. THE INTENDED USE IS TO EVALUATE THEPROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR A MORTGAGE FINANCE TRANSACTION, SUBJECT TO THESTATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THE APPRAISAL REPORT, ANDDEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. ALL SALES ARECLOSED UNLESS OTHERWISE NOTED. THE HIGH LAND TO VALUE RATIO IS TYPICAL OF THE SUBJECT MARKET AND HAS NOADVERSE EFFECT ON THE VALUE OR MARKETABILITY OF THE SUBJECT PROPERTY.

ADDITIONAL COMMENTS AND CONDITIONS OF THE APPRAISAL REPORT:THIS APPRAISAL IS CONSIDERED TO BE A "SUMMARY APPRAISAL REPORT", AS DEFINED BY THE UNIFORM STANDARDS OFPROFESSIONAL APPRAISAL PRACTICE (USPAP). THE REPORT CONFORMS TO APPLICABLE FIRREA GUIDELINES AND/ORREQUIREMENTS.

APPRAISAL PROCESS:SALES COMPARISON APPROACH: BASED ON THE COMPARISON OF THE SUBJECT PROPERTY WITH SALES OF COMPARABLEPROPERTIES CONSIDERED TO BE WITHIN THE SUBJECT MARKET. AFTER COMPARISON, ADJUSTMENTS ARE MADE TOEQUATE ANY DIFFERENCES BETWEEN THE SUBJECT AND THE SALES. THIS IS TYPICALLY CONSIDERED THE MOSTRELIABLE APPROACH TO VALUE FOR THE TYPICAL RESIDENTIAL PROPERTY.

COST APPROACH: BASED ON THE ESTIMATED REPLACEMENT COST OF THE SUBJECT PROPERTY. CONSTRUCTION COSTSARE TAKEN FROM MARSHALL-SWIFT VALUATION SERVICE AND SUPPLEMENTED WITH LOCAL CONTRACTOR INFORMATIONWHEN AVAILABLE. SITE VALUE IS DERIVED VIA A REVIEW OF RECENT SITE SALES (WHEN AVAILABLE) IN THE SUBJECTNEIGHBORHOOD OR MARKET, LAND ABSTRACTION, AND/OR SITE TO VALUE RATIOS. THE COST APPROACH HAS ONLYBEEN DEVELOPED BY THE APPRAISER AS AN ANALYSIS TO SUPPORT THEIR OPINION OF THE PROPERTY'S MARKET VALUE.USE OF THIS DATA, IN WHOLE OR PART, FOR OTHER PURPOSES IS NOT INTENDED BY THE APPRAISER. NOTHING SETFORTH IN THE COST APPROACH OF THIS APPRAISAL SHOULD BE RELIED UPON FOR THE PURPOSE OF DETERMINING THEAMOUNT OR TYPE OF INSURANCE COVERAGE TO BE PLACED ON THE SUBJECT PROPERTY. THE APPRAISER ASSUMES NOLIABILITY FOR AND DOES NOT GUARANTEE THAT ANY INSURABLE VALUE ESTIMATE INFERRED FROM THIS REPORT WILLRESULT IN THE SUBJECT PROPERTY BEING FULLY INSURED FOR ANY LOSS THAT MAY BE SUSTAINED. FURTHER, THECOST APPROACH MAY NOT BE A RELIABLE INDICATION OF REPLACEMENT OR REPRODUCTION COST FOR ANY DATEOTHER THAN THE EFFECTIVE DATE OF THIS APPRAISAL DUE TO CHANGING COSTS OF LABOR AND MATERIALS AND DUETO CHANGING BUILDING CODES AND GOVERNMENTAL REGULATIONS AND REQUIREMENTS.

INCOME APPROACH: BASED ON ESTIMATING THE VALUE OF INCOME PRODUCING PROPERTIES BY ANALYZING THE PRICEWILLING INVESTORS PAY FOR POTENTIAL INCOME STREAMS. THIS APPROACH IS TYPICALLY NOT APPLIED AS BUYERS AREPURCHASING PROPERTIES IN THE MARKET FOR THE ENJOYMENT OF HOME OWNERSHIP AND BECAUSE OF THE LACK OFSUFFICIENT RENTAL DATA. NOT APPLICABLE IN THIS APPRAISAL REPORT.

HIGHEST AND BEST USE OF THE SUBJECT PROPERTY:THE HIGHEST AND BEST USE OF THE SUBJECT PROPERTY IS DETERMINED BY WHAT WILL PROVIDE THE HIGHEST NETRETURN OR PRESENT WORTH OF THE SUBJECT PROPERTY. FACTORS CONSIDERED ARE:1. POSSIBLE: THOSE PHYSICALLY POSSIBLE USES TO WHICH THE SITE IS SUITED.2. PERMISSIBLE: THOSE POSSIBLE USES PERMITTED BY ZONING OR DEED RESTRICTIONS.3. FEASIBLE: THOSE USES WHICH WILL PRODUCE A NET RETURN OR PRESENT WORTH TO THE OWNER.4. HIGHEST AND BEST USE: THOSE FEASIBLE USES WHICH WILL PRODUCE THE HIGHEST NET RETURN OR NET WORTH.

THE SUBJECT IS BEING UTILIZED TO ITS HIGHEST AND BEST USE, AS ITS ZONING PERMITS THIS USE AND IT PRODUCESTHE HIGHEST RETURN.

PERSONAL PROPERTY AND/OR INTANGIBLE NON-REALTY ITEMS:ITEMS OF PERSONAL PROPERTY AND/OR OTHER INTANGIBLE NON-REALTY ITEMS ARE NOT INCLUDED IN THE APPRAISALOF THE SUBJECT PROPERTY. THE INDICATED MARKET VALUE ESTIMATE FOR THE SUBJECT PROPERTY DOES NOTINCLUDE ANY OF THESE ITEMS.





DEPRECIATION:PHYSICAL DEPRECIATION IS BASED ON THE AGE/LIFE METHOD OF ACCRUED DEPRECIATION UTILIZING A TOTAL ECONOMICLIFE OF 60 YEARS, UNLESS OTHERWISE NOTED. FUNCTIONAL OR EXTERNAL DEPRECIATION, IF PRESENT, IS SPECIFICALLY

ADDRESSED IN THE APPRAISAL REPORT.

IMPROVEMENTS TO THE SUBJECT SITE:THE APPRAISAL IS NOT A HOME INSPECTION AND IS NOT TO BE CONFUSED WITH SUCH. THE APPRAISER HAS PERFORMEDA VISUAL INSPECTION ONLY AND THE APPRAISAL CANNOT BE RELIED UPON TO DISCLOSE CONDITIONS AND/OR DEFECTSIN THE PROPERTY. IN ADDITION, THE APPRAISER MAKES NO GUARANTEES OR WARRANTIES AS TO WHETHER ANY OF THEIMPROVEMENTS TO THE SUBJECT SITE HAVE BEEN PROPERLY PERMITTED IN ACCORDANCE WITH THE PROPERGOVERNING BODY. THE APPRAISER ASSUMES THAT ALL IMPROVEMENTS TO THE SUBJECT SITE HAVE BEEN PROPERLYPERMITTED AND ARE IN COMPLIANCE WITH THE PROPER GOVERNING BODY. THE APPRAISER ACCEPTS NORESPONSIBILITY FOR ANY DISPUTES WHICH MAY ARISE OVER ANY SUCH ISSUE.

APPRAISER ACKNOWLEDGEMENT:THE APPRAISER ACKNOWLEDGES AND AGREES IN CONNECTION WITH ELECTRONIC SUBMISSION OF THE APPRAISAL ASFOLLOWS:

• THIS APPRAISAL COMPLIES WITH USPAP AND, WHEN APPLICABLE, TO FEDERAL HOUSING ADMINISTRATION ORDEPARTMENT OF VETERANS AFFAIRS STANDARDS AND REQUIREMENTS.

• THE SOFTWARE UTILIZED BY THE APPRAISER TO GENERATE THE APPRAISAL PROTECTS SIGNATURE SECURITY BYMEANS OF A DIGITAL SIGNATURE SECURITY FEATURE FOR EACH APPRAISER SIGNING THE REPORT, AND EACHAPPRAISER MAINTAINS SOLE CONTROL OF THEIR RELATED SIGNATURE THROUGH A PASSWORD, HARDWARE DEVICE,OR OTHER MEANS.

• THE APPRAISER IS FULLY RESPONSIBLE FOR THE INTEGRITY AND AUTHENTICITY OF DATA AND SIGNATURESTRANSMITTED ELECTRONICALLY AND WILL HOLD THE CLIENT HARMLESS FROM AND AGAINST ANY BREACH ORFAILURE OF DATA INTEGRITY, SIGNATURE AUTHENTICITY, OR BREACH OF DATA SECURITY.

• ADOBE'S DISTILLER SOFTWARE OR EQUIVALENT IS UTILIZED BY THE APPRAISER TO TRANSMIT THIS ENCRYPTED.PDF-FORMATTED APPRAISAL.

• AT A MINIMUM, THE SOFTWARE CONTAINS THE FOLLOWING SECURITY MEASURES:• IDENTIFIES TRANSMISSION ERRORS DURING THE TRANSMISSION PROCESS, AND• CONFIRMS DATE, TIME, AND QUANTITY OF DATA SUBMITTED BY APPRAISER AND THE DATE, TIME AND QUANTITY

OF DATA RECEIVED BY THE CLIENT, AND• SECURES DATA FROM EDITING BY MEANS OF A PASSWORD, HARDWARE DEVICE, OR OTHER MEANS THAT

REMAINS IN THE SOLE CONTROL OF THE TRANSMITTING APPRAISER.• ALL SUCH TRANSMISSIONS SHALL BE ROUTED ONLY TO THE CLIENT AT THE EMAIL ADDRESS PROVIDED IN THE

ASSIGNMENT REQUEST AT THE TIME THE ORDER WAS PLACED, UNLESS SUBSEQUENTLY DIRECTED OTHERWISE BYTHE CLIENT. THE APPRAISER AGREES THAT NO SUCH SUBSEQUENT TRANSMISSION WILL RESULT IN ADDITIONALFEES BILLED TO THE CLIENT, UNLESS AGREED TO BY THE CLIENT BEFORE SAID SUBSEQUENT TRANSMISSION.

• NO DUPLICATE TRANSMISSION OF THIS REPORT WILL BE MADE AND NO DELIVERY OF A HARD COPY OF THIS REPORTWILL BE MADE, UNTIL THE APPRAISER HAS RECEIVED THE CLIENT'S WRITTEN INSTRUCTIONS THERETO.





ADDITIONAL ATTACHMENT


Borrower SMITH, CHRISTOPHER

Property Address 410 N. OCEAN BLVD

City DELRAY BEACH County PALM BEACH State FL Zip Code 33483

Lender/Client 1ST METROPOLITAN MORTGAGE

A8-0379









A8-0379



SUBJECT PHOTOGRAPH ADDENDUM






FRONT OF

REAR OF

STREET SCENE

SUBJECT PROPERTY

SUBJECT PROPERTY

A8-0379



INTERIOR PHOTOGRAPH ADDENDUM






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A8-0379



ADDITIONAL PHOTOGRAPH ADDENDUM






POOL/SPA LOOKING TOWARD

OCEAN

TENNIS COURT

GARAGE

A8-0379



COMPARABLES PHOTOGRAPH ADDENDUM






COMPARABLE SALE # 1

995 S. OCEAN BLVD

DELRAY BEACH

Date of Sale : 03-26-2007

Sale Price : 10,200,000

Sq. Ft. : 6516

$ / Sq. Ft. : 1,565.38

COMPARABLE SALE # 2

808 SEASAGE DRIVE

DELRAY BEACH


Sale Price : 7100000

Sq. Ft. : 8368

$ / Sq. Ft. : 848.47

COMPARABLE SALE # 3

1033 WATERWAY LANE

DELRAY BEACH



Sq. Ft. : 8011

$ / Sq. Ft. : 1,029.83

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COMPARABLES 4 5 6 PHOTOGRAPH ADDENDUM






COMPARABLE SALE # 4

1020 SEASAGE DRIVE

DELRAY BEACH



Sq. Ft. : 6943

$ / Sq. Ft. : 864.18

COMPARABLE SALE # 5

1005 LEWIS COVE

DELRAY BEACH

Date of Sale : N/A


Sq. Ft. : 8489

$ / Sq. Ft. : 930.62

COMPARABLE SALE # 6

Date of Sale :

Sale Price :

Sq. Ft. :

$ / Sq. Ft. :

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LOCATION MAP ADDENDUM





File No: A8-0379

refinance delray beach2

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