Appraisal Sample, San Diego, CA - Sample 1

ClickFORMS Appraisal Software 800-622-8727

File No.

Borrower

Property Address

City County State Zip Code

Lender/Client Address

Page of

Brian Ward Appraisal CONFIDENTIAL

Case No. CONFIDENTIAL

CONFIDENTIAL

CONFIDENTIAL

San Diego San Diego CA 92127

CONFIDENTIAL CONFIDENTIAL, CONFIDENTIAL

1 28


File No.

Table of Contents

Page Title Page #

Brian Ward Appraisal

CONFIDENTIAL


Brian Ward Appraisal 1

Table of Contents 2

Transmittal Letter 3

Comments / Scope of Work 4

URAR Page 1 5

URAR 6

URAR Page 3 7

Extra Comps 4-5-6 8

FNMA 1004MC 9

URAR Page 4 10

URAR Page 5 11

URAR Page 6 12

Photo Subject Lg 13

Photo Subject Extra 14






Photo Comparables 1-2-3 20

Photo Comparables 4-5-6 21

Residential Cost Analysis 22

Sketch 23

Location Map 24

Plat Map 25

Brian Ward Appraisal - License 26

Brian Ward Appraisal - Insurance 27

Invoice 28

RE:

File No.

Case No.

Dear

In accordance with your request, I have personally inspected and prepared an appraisal report of the real

property located at:

The purpose of this appraisal is to estimate the market value of the property described in the body of this

appraisal report.

Enclosed, please find the appraisal report which describes certain data gathered during our investigation

of the property. The methods of approach and reasoning in the valuation of the various physical and

economic factors of the subject property are contained in this report.

An inspection of the property and a study of pertinent factors, including valuation trends and an analysis of

neighborhood data, led the appraiser to the conclusion that the market value, as of

is:

$

The opinion of value expressed in this report is contingent upon the limiting conditions attached to this

report.

It has been a pleasure to assist you. If I may be of further service to you in the future, please let me know.

Respectfully submitted,

Signature:


16358 Calloway Dr

San Diego, CA 92127

Loan File: 476538

6/22/2009

CONFIDENTIAL

CONFIDENTIAL

CONFIDENTIAL

CONFIDENTIAL

CONFIDENTIAL

San Diego, CA 92127

CONFIDENTIAL

CONFIDENTIAL

Amerisave Mortgage Corporation,

CONFIDENTIAL, San Diego, CA 92127

06/22/2009

745,000

Brian A. Ward


COMMENT ADDENDUMFile No.

Borrower

Property Address



Page of


CONFIDENTIAL


CONFIDENTIAL

CONFIDENTIAL



SCOPE OF WORK

NO PERSONAL PROPERTY IS INCLUDED IN THIS VALUATION, INCLUDING THE PERSONAL PROPERTY DECLARED IN THE PURCHASE CONTRACT AND AN

ABOVE GROUND SPA PRESENT ON THE PROPERTY.

The purpose of this appraisal report is to develop an opinion of the market value of the fee simple interest of the real property rights of the property

identified as the "subject property" or 'subject" in the body of this report.

The Intended User of this appraisal report is the Lender/Client, or assignee. The Intended Use is to evaluate the property that is the subject of this

appraisal for a mortgage finance transaction, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal

report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser.

In this report, the subject property is identified by physical address, tax assessor parcel number, and legal description, where available. The subject

property has been inspected by the appraiser which includes the personal physical examination of the visible exterior and interior areas of the subject

property without the disassembly or relocation of any portion or feature at the property and the physical examination of the areas external to the

subject, the subject's neighborhood, and nearby neighborhoods. The inspection was focused on the features, condition, safety, suitability,

compatibility, limitations, and quality of the subject property and its neighborhood, and on any other value influences external to the subject's site.

Any observed/discovered physical, functional, or external value influences have been noted and considered in the relevant approaches to value,

analysis, comments, and reconciliation areas of the attached appraisal form.

Commonly used and accepted data and research were utilized in the this report. In this report, First American Title, National Data Collective, and the

local Multiple Listing Service have been employed for data collection and the compilation of statistical data. In addition to these data services, other

services identified below under the Data services/Software heading may also be utilized. When possible and relevant, interviews and data collection

from local agents, the client, the borrower, the owner, and local governmental authorities are also conducted and utilized. The specific research and

data sources used are indicated on the relevant areas of the attached appraisal form. The appraiser relies on information supplied by parties

knowledgeable about the subject property, such as the owner, borrower, or sales agent, and the terms and conditions of any past or present sale but

does not guarantee the accuracy of the information. Examples include motivations of buyers and sellers, legality or permit status of site

improvements, and home owner's association fees.

A sketch of the subject property has been provided as a supporting document for the purpose of illustrating the basic configuration (size and shape)

of the subject property, and reflects the physical measurements of the property on the day of the inspection. It is intended for illustration only. It is

not unusual to see minor discrepancies between public records and actual measurements as a result of inexact construction methods or exterior

cosmetic features - such as a stone veneers. Features that add significantly to size but do not contribute to living space have been removed from the

sketch. Adjustments for size in the comparable sales grid provide for a tolerance to account for minor variations, (and other such concerns.)

Significant discrepancies between physical measurements and public record will be reconciled and noted in the addendum. In the event that physical

measurements are confirmed to be significantly less than or greater than public record, the actual measured size will be used in the report,

superseding public record. Room locations are approximate. Rooms may have more than one use, and may be labeled in more than one way on the

sketch. Rooms are labeled first to reflect public record and second to match the use of space observed at the time of the inspection. Pool, spa,

patio(s,) balcony(s) and driveway(s) are not to necessarily scale. Relative position of any exterior amenities is approximate, unless noted otherwise.

About Quality and Condition in the Sales Comparison

Quality describes a degree of worth and the character of the workmanship and material used and describes the structure and the features - such as

counter tops and flooring. In contrast, condition is used to describe the degree of defects or physical deterioration present, also in the structure and

in the features. Every effort is made to adhere as closely as possible to the Marshall & Swift definitions of quality and condition, but it is also common

for the descriptions to be relative references between properties to accurately illustrate the differences in property quality and condition.

Comparable property photographs with a palm tree watermark are from the local MLS and are included due to property photograph restrictions such

as people being present in front of a property which could support a racial bias.

Data Services/Software:

First American Title / Realist

Fidelity National Title

Desert Area MLS (Coachella Valley/Riverside, CA & High Desert /San Bernardino, CA)

High Desert MLS (High Desert /San Bernardino, CA)

MRMLS (Inland Empire of Southern California)

SocalMLS

SandicorMLS

Google Maps

Microsoft MapPoint, Streets & Trips, and Live Mapping

Map references taken from "The Thomas Guide" or represent latitude or longitude

County Property Information and Tax Websites

Other resources utilized are specifically identified in the attached report.

4 28


File No.

Uniform Residential Appraisal ReportThe 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)


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, offerings price(s), and date(s).

SU

BJE

CT

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.

CO

NT

RA

CT

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

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

Location Urban Suburban Rural Property Values Increasing Stable Declining PRICE AGE One-Unit %

Built-Up Over 75% 25-75% Under 25% Demand/Supply Shortage In Balance Over Supply $ (000) (yrs) 2-4 Unit %

Growth Rapid Stable Slow Marketing Time Under 3 mths 3-6 mths Over 6 mths Low Multi-Family %

Neighborhood Boundaries High Commercial %

Pred. Other %

Neighborhood Description

Market Conditions (including support for the above conclusions)

NE

IGH

BO

RH

OO

D

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) Off-site Improvements--Type Public Private

Electricity Water Street

Gas Sanitary Sewer 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.

SIT

E

General Description Foundation Exterior Description materials/condition Interior materials/condition

Units One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Floors

# of Stories Full Basement Partial Basement Exterior Walls Walls

Type Det. Att. S-Det./End Unit Basement Area sq. ft. Roof Surface Trim/Finish

Existing Proposed Under Const. Basement Finish % Gutters & Downspouts Bath Floor

Design (Style) Outside Entry/Exit Sump Pump Window Type Bath Wainscot

Year Built Evidence of Infestation Storm Sash/Insulated Car Storage None

Effective Age (Yrs) Dampness Settlement Screens Driveway # of Cars

Attic None Heating FWA HWBB Radiant Amenities Woodstove(s) # Driveway Surface

Drop Stair Stairs Other Fuel Fireplace(s) # Fence Garage # of Cars

Floor Scuttle Cooling Central Air Conditioning Patio/Deck Porch Carport # of Cars

Finished Heated Individual Other Pool Other Att. Det. Built-in

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

Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade

Additional features (special energy efficient items, etc.)

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

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

IMP

RO

VE

ME

NT

S

Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005

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CONFIDENTIAL


CONFIDENTIAL San Diego CA 92127

CONFIDENTIAL CONFIDENTIAL San Diego

CONFIDENTIAL

CONFIDENTIAL 2008 11,139.00

4S Ranch 1169-E4 170.32

X 169/Month/Mello Roos X 75 X

X

X


X

CONFIDENTIAL

X

CONFIDENTIAL

CONFIDENTIAL CONFIDENTIAL X First American Title

X

CONFIDENTIAL

X

X

X

X

X

X 385

1,011

765

3

9

6

40

10

20

Schl,Prks 30

The subject's market area located within the master planned community of 4S Ranch, bound

by I15 Freeway (east), Camino del Sur (west), Del Dios Hwy (north), and Black Mountain Park (south).

The neighborhood is a master planned community that appeals to young families. Within the community are elementary schools, multiple parks,

hiking trails, and shopping and commercial areas. Properties are subject to a Mello Roos tax that is used to support the community facilities and helps protect the community

from governmental financial problems, like the current California budget crisis, and provide higher quality services. Properties are newer and are generally well maintained.

The Property Values trend is Declining, evidenced by the median sales price change of -6.1% over the past 9

months (average -0.7%/month). The Demand/Supply trend is in Balance, evidenced by the 12 months of current housing supply. The Marketing Time trend is Under 3

Months, evidenced by the median Days on Market of 44 days over the most recent quarter. Pending sales indicate that these trends will continue.

105 x 101.35 x 114.06 x 10.48 x 33.02 x 10 Assr: 6,999 SqFt Irregular Hills, Valley

RS4 Single Family Residence / 4 Units per Acre

X

X

X

X

X

X

Asphalt X

None

X X 0602841088F 06/19/1997

X

X

No adverse site conditions observed or reported. A title report was not available for review by this appraiser. The value opinion of this report assumes a marketable title.

X

2 Story

X

X

Conventional

2003

6

X Concrete/Good

Stucco/Good

Concrete Tile/Good

Aluminum/Good

Dbl-Hung,Fxd,Sldrs/Good

Alum-Yes/Good

Standard/Good

Wood,Tile,Carpet/Avg+Good

Paint,Drywall/Avg+Good

Wood,Paint/Avg+Good

Tile,Carpet,Wood/Avg+Good

Tile/Good

X

X

Gas

X

X 2

X CvSlb

X Mason,Wood,Iron

X Covrd.Slab

X 3

Concrete

X 3

X

P X X X X P X Double Oven

7 4 3.50 2,925

Crown molding, very good quality wood flooring, professional landscaping, built-in barbecue, built-in sound system,

security system, insulated garage door, ceiling fans, glass facing cabinetry, granite slab kitchen counter top, 6 burner range, extensive patio area

The subject property is in average/good condition and shows

near regular general maintenance. There are no needed repairs, no unusual deterioration, and there has been no remodeling. All minor deferred maintenance, such as nail

holes and minor carpet stains, are included in the condition description of the subject property.

X

X

5 28


Net Adj: 6%

Gross Adj : 8%

Net Adj: 9%

Gross Adj: 12%

Net Adj: -1%

Gross Adj: 3%

File No.

Uniform Residential Appraisal ReportThere 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

Proximity to Subject

Sale Price $ $ $ $

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

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

Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths

Room Count

Gross Living Area sq. ft. sq. ft. sq. ft. sq. ft.

Basement & Finished

Rooms Below Grade

Functional Utility

Heating/Cooling

Energy Efficient Items

Garage/Carport

Porch/Patio/Deck

Net Adjustment (Total) + - $ + - $ + - $

Adjusted Sale Price

of Comparables $ $ $

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

Summary of Sales Comparison Approach

SA

LE

S C

OM

PA

RIS

ON

AN

AL

YS

IS

Indicated Value by Sales Comparison Approach $

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

RE

CO

NC

ILIA

TIO

N

$ , as of , which is the date of inspection and the effective date of this appraisal.


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110 615,000 1,395,000

111 579,000 1,350,000

CONFIDENTIAL

San Diego, CA 92127

CONFIDENTIAL

0.00

Very Good/4S Ranch

Fee Simple

Assr: 6,999 SqFt

Hills, Valley

Conventional

Very Good

6 yrs

Average/Good

7 4 3.50

2,925

N/A

N/A

Average

FWA/Central

Not a Value Infl.

3 Car Garage

Patio,Porch

Pool,Spa None

16390 Alipaz Ct

San Diego, CA 92127

0.30 miles E

705,000

232.75

MLS#090024779 ADOM:25

First American/Realist

None

Cash Equivalent

06/11/20009

Good/Bernardo Springs 19,000

Fee Simple

7,565 Sqft

Hills Over Busy Street 15,000

Conventional

Very Good

9 yrs 9,000

Average/Good

7 4 3.00 1,000

3,029 -9,000

N/A

N/A

Average

FWA/Central

Not a Value Infl.

2 Car Garage 5,000

Patio, Porch

None

X 40,000

745,000

10108 Prairie Fawn Dr

San Diego, CA 92127

0.54 miles N

684,000

236.68

MLS#090014725 ADOM:30


None

Cash Equivalent

05/29/2009

Very Good/4S Ranch

Fee Simple

8,671 Sqft -12,000

Hills, Apts,Commer,Street 15,000

Conventional

Good 38,000

7 yrs 3,000

Average 10,000

6 3 2.50 2,000

2,890

N/A

N/A

Average

FWA/Central

Not a Value Infl.

2 Car Garage 5,000

Patio, Porch

None

X 61,000

745,000

16310 Cayenne Ridge Rd

San Diego, CA 92127

0.38 miles E

755,000

252.00

MLS#090015798 ADOM:5


None

Cash Equivalent

05/15/2009

Very Good/4S Ranch

Fee Simple

6,932 Sqft

Hills, Valley

Conventional

Very Good/Excellent

6 yrs

Average/Good

7 4 3.50

2,996

N/A

N/A

Average

FWA/Central

Not a Value Infl.

2 Car Garage 5,000

Patio, Porch

Pool,Spa -15,000

X -10,000

745,000

X

X

First American Data Services/Realist

X

First American Data Services/Realist

CONFIDENTIAL

CONFIDENTIAL


06/23/2009

08/10/2000

$445,000


06/23/2009

05/24/2002

$558,000


06/23/2009

12/01/2003

$627,000


06/23/2009

There are no prior sales or transfers of the subject within 36 months of the effective

date of this report. There are no prior comparables sales or transfers within 12 months of the effective date of this report.

Comparable listing and sales data at the top of this section are derived from properties: within 20% gross livable area of the

subject property, within 10 years of age of the subject property's actual age, and in the subject's zip code.

PLEASE SEE THE ADDITIONAL COMMENTS SECTION ON THE NEXT PAGE FOR THE COMPLETE SUMMARY

745,000

745,000 747,000 N/A

PLEASE SEE THE ADDITIONAL COMMENTS SECTION ON THE NEXT PAGE

X

There are no special conditions of this

appraisal beyond the work scope and attached conditions/certifications/and assumptions.

745,000 06/22/2009

6 28


File No.

Uniform Residential Appraisal Report

AD

DIT

ION

AL

CO

MM

EN

TS

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)

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW OPINION OF SITE VALUE =$

Source of cost data Dwelling Sq. Ft. @ $ =$

Quality rating from cost service Effective date of cost data Sq. Ft. @ $ =$

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

Garage/Carport Sq. Ft. @ $ =$

Total Estimate of Cost-new =$

Less Physical Functional External

Depreciation =$ ( )

Depreciated Cost of Improvements =$

"As-is" Value of Site Improvements =$

CO

ST

AP

PR

OA

CH

Estimated Remaining Economic Life (HUD and VA only) Years Indicated Value By Cost Approach =$

INCOME APPROACH TO VALUE (not required by Fannie Mae.)Estimated Monthly Market Rent $ X Gross Multiplier =$ Indicated Value by Income Approach

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

INC

OM

E

PROJECT INFORMATION FOR PUDs (if applicable)Is the developer/builder in control of the Homeowner's 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 Homeowner's Association? Yes No If Yes, describe the rental terms and options.

Describe common elements and recreational facilities.

PU

D IN

FO

RM

AT

ION


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CONFIDENTIAL


SUMMARY OF THE SALES COMPARISON

No adjustments for property value changes to comparables 1-3 as there are signs of a recent steading in the market as preferable summer months approach. Each of

these 3 properties sold within the past 38 days.

Notes on the Subject and Comparables:

* Comparables 1 and 4 are not in the subject's master planned community of 4S Ranch and are not entitled to 4S Ranch's superior community features making their

community of Bernardo Springs slightly less desirable, reflected in their Location rows.

* The subject has a desirable elevated view of hills and valleys over other residences. Comparable 1 has an elevated view of a busy street with equal elevation to

properties across the street, rendering their view inferior. Comparable 2 has an elevated view over the busiest street in the market area with commercial areas and high

density apartments within the near view resulting in a less desirable view.

* Comparable 4's Date of Sale/Time adjustment is derived using paired sales analysis.

* Comparable 5 is an actively listed property that is the most aggressively priced, similar, and proximate property to the subject available for comparison that is not a bank

or short sale listing. The comparable does not have a desirable view and there are no similar properties currently listed for sale with desirable views. The Date of

Sale/Time adjustment applied to comparable 5 is derived from the average sales price to list price ratio as detailed on the 1004MC form and over the past quarter.

In developing my opinion of the subject's market value by sales comparison, I place strong emphasis on the following:

* Comparables 1-3 for being strong reflections of the most current market trends.

* Comparables 2, 3, and 5 for being strong reflections of the appeal of the subject's Location within the community of 4S Ranch.

* Comparables 3 and 4 for being the best reflections of the appeal of the subject's view.

* Comparable 5 for supporting that there is no active competition in the market area that indicates a lesser value than the value indicated by the sold properties in this

comparison.

* The mode value of this sales comparison.

* The purchase price. Under typical market conditions the purchase price is a strong indicator of market value because it reflects the actions of market participants on the

subject property. In the case of the current sale of the subject property, the purchase price falls within the range of the comparables indicating that the purchase price is a

reliable indicator of market value.

The property characteristics of the comparables used on this form were collected from listing agents and the MLS. In some cases they differ from what is reported in

public record. In all cases where they differ, except one (public record reports comparable 1 has a 3 car garage), the difference favors a lesser value for the subject

property. In the area, public record is often incorrect due to a significant number builder/buyer options that were chosen after the initial plans were reported to the

planning department and not updated, and I rely on the agents' descriptions because they have first-hand knowledge of the properties.

RECONCILIATION

I place sole emphasis on the sales comparison approach as it reflects the actions of market participants and it satisfies the client's purpose for the appraisal report. The

cost approach supports the sales comparison but it is a less reliable measure of market value when there is an active housing market and because there are no vacant site

sales to derive site value from. The income approach is not considered because properties in the market area are not typically purchased for their income producing

qualities. I interviewed the listing agent for the sale of the subject property and he stated that the subject property initially received 9 offers when listed and the seller

raised the price to its final list price of $749,000 after witnessing the appeal of their house on the market. The listing agent's statement is supported by the low typical

marketing time of similar properties and the scarcity of view properties, like the subject, which could logically be cause for multiple competing offers.

There is not an adequate supply of site sales in the

subject's neighborhood to develop an opinion of site value by site comparison according to local MLS data. Site value can most accurately be developed through

abstraction from improved sales. The indicated value of the subject's site by abstraction is: $300,000.

X

AppraiserBASE/First American Real Estate Solutions

Builder/Custom June 2009

AppraiserBASE Residential Cost Analysis attached. A building sketch with square feet

area calculations attached. Physical depreciation by strait line method. The site to

total value ratio is reasonable for the area. "As-is' Value of Site Improvements

includes any porches, patios, driveways, courtyards, landscaping, decking,

walls/fences, and any other items external to the subject's house. This cost approach

is not intended to be used for insurance purposes and cannot be considered reliable

for that purpose.

54

300,000

2,925 137.00 400,725

694 44.00 30,536

431,261

9

38,813

0

0

0

0 38,813

392,448

55,000

747,000

N/A N/A N/A

The income approach is not considered because the subject property would not typically be

purchased for its income producing qualities.

X X X

7 28

Net Adj: -4%

Gross Adj : 11%

Net Adj: 4%

Gross Adj: 19%

Net Adj: 0%

Gross Adj: 0%


File No.

Borrower

Property AddressZip CodeCity County State


FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #

Address

Proximity to Subject

Sale Price $ $ $ $

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

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

Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths

Room Count

Gross Living Area sq. ft. sq. ft. sq. ft. sq. ft.

Basement & Finished

Rooms Below Grade

Functional Utility

Heating/Cooling

Energy Efficient Items

Garage/Carport

Porch/Patio/Deck

Net Adjustment (Total) + - $ + - $ + - $

Adjusted Sale Price

of Comparables $ $ $

Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales

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

Summary of Sales Comparison Approach

SA

LE

S C

OM

PA

RIS

ON

AN

AL

YS

IS

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EXTRA COMPARABLES 4-5-6

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CONFIDENTIAL



CONFIDENTIAL

San Diego, CA 92127

CONFIDENTIAL

0.00

Very Good/4S Ranch

Fee Simple

Assr: 6,999 SqFt

Hills, Valley

Conventional

Very Good

6 yrs

Average/Good

7 4 3.50

2,925

N/A

N/A

Average

FWA/Central

Not a Value Infl.

3 Car Garage

Patio,Porch

Pool,Spa None

4

16608 Santa Mariana Ct

San Diego, CA 92127

0.48 miles NE

780,000

245.82

MLS#090003393 ADOM:6


None

Cash Equivalent

02/23/2009 -30,000

Good/Bernardo Springs 19,000

Fee Simple

6,866 Sqft

Hills, Valley

Conventional

Very Good

8 yrs 6,000

Good -10,000

7 4 3.00 1,000

3,173 -21,000

N/A

N/A

Average

FWA/Central

Not a Value Infl.

3 Car Garage (tandem)

Patio, Porch

None

X -35,000

745,000

5

9842 Deer Ridge Pl

San Diego, CA 92127

0.30 miles NW

749,000

226.97

MLS#090027878 ADOM:39

Agent#(858) 208-7713

None

Cash Equivalent

Active Listing 3.07% -23,000

Very Good/4S Ranch

Fee Simple

7,292 Sqft

No Desirable View 45,000

Conventional

Good 38,000

6 yrs

Average/Good

7 4 3.00 1,000

3,300 -32,000

N/A

N/A

Average

FWA/Central

Not a Value Infl.

3 Car Garage (tandem)

Patio, Porch

None

X 29,000

778,000

6

0

0

CONFIDENTIAL

CONFIDENTIAL


06/23/2009

4

No Prior Sales or Xfer Data

No Prior Sales or Xfer Data


06/23/2009

5

11/19/2002

$495,000


06/23/2009

6

Please see previous analysis section.

Please see previous Summary of Sales Comparison section.

8 28


File No.Market Conditions Addendum to the Appraisal Report

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 that data

in the analysis. If data sources provide all 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

Total # of Comparable Sales (Settled) Increasing Stable Declining

Absorption Rate (Total Sales/Months) Increasing Stable Declining

Total # of Comparable Active Listings Declining Stable Increasing

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

Median Sales & List Price, DOM, Sale/List % Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend

Median Comparable Sales Price Increasing Stable Declining

Median Comparable Sales Days on Market Declining Stable Increasing

Median Comparable List Price Increasing Stable Declining

Median Comparable Listing Days on Market Declining Stable Increasing

Median Sale Price as % of List Price Increasing Stable Declining

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

Explain in detail 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.

MA

RK

ET

RE

SE

AR

CH

& A

NA

LY

SIS

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) Increasing Stable Declining

Absorption Rate (Total Sales/Months) Increasing Stable Declining

Total # of Active Comparable Listings Declining Stable Increasing

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

Are foreclosures 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.

CO

ND

O/C

O.O

P P

RO

JEC

TS

Signature Signature

Appraiser Name Supervisor Name

Company Name Company Name

Company Address Company Address

State License/Certification # State State License/Certification # StateEmail Address Email Address

AP

PR

AIS

ER

Freddie Mac Form 71 March 2009 Fannie Mae Form 1004MC March 2009

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CONFIDENTIAL


CONFIDENTIAL San Diego CA 92127

CONFIDENTIAL

61 28 22 X

10.2 9.3 7.3 X

156 112 110 X

15.29 12.04 15.07 X

715,000 701,000 685,000 X

40 55 43 X

779,000 794,000 777,000 X

82 76 59 X

97.07 95.82 96.97 X

X X

Seller concessions are not common for comparables of the subject property.

X

Foreclosures and short sales have been spurring property value declines over the past 2+ years. According to the local MLS 44.3% of all sales over the past quarter in the

subject's zip code are bank sales or short sales which is an increase from 29.2% 7-12 months ago. The ratio of short sale and bank listings has increased over the past year

and currently 28.9% of all listings are short sale or bank listings which is a change from 22.1% 7-12 months ago. These statistics are derived from the local MLS and rely on

accurate reporting by local real estate agents. While the statistics may not be accurate, the trends indicated by the statistics are the best available and should be reliable.

Real estate sales agents active in the market area, MLS listings, and a review of sales in public record over the past year.

Properties considered comparables on this form are within 20% gross livable area of the subject property, within 10 years of age of the subject property's actual age, and

within the subject's zip code. The descriptive areas of the neighborhood section and the One-Unit Housing statistics are derived using all properties within 1 mile of the

subject property as it is not possible to select properties in the subject's community of 4S Ranch only from the available dataservices. The comparable properties included

on this form represent 31.4% of all sales and 27.7% of all listings in the subject's zip code over the past year. My statistical conclusions in the neighborhood section are

derived by using an analysis similar to this 1004 Form on all properties in the subject's zip code. The descriptive sections of the neighborhood section reflect the subject's

community of 4S Ranch only.

The subject property is not in a condominium or cooperative project.

The subject property is not in a condominium or cooperative project.

Brian A. Ward


16358 Calloway Dr, San Diego, CA 92127

AL036053 CA

[email protected]

9 28


File No.Uniform Residential Appraisal Report

This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit;

including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a

manufactured home or a unit in a condominium or cooperative project.

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 intended

use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may

expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal

assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do

not constitute material alterations to this appraisal report, such as those required by law or those related 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 and the

reporting requirements of this appraisal report form, including the following definition of market value, statement of

assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual

inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the

comparable 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 the

subject of this appraisal for a mortgage finance transaction.

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

DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open

market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming

the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and

the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both

parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a

reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms

of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold

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 are

necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are

readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing

adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional

lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical

dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market'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 is

subject 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 the title

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.

The sketch is included only to assist the reader in visualizing the property and understanding the appraiser'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 an

identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or

implied, 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, the

presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or

she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal

report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the

property (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 no such

conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such

conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.

Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered 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 to satisfactory

completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will

be performed in a professional manner.


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File No.Uniform Residential Appraisal Report

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 in

this appraisal report.

2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition

of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could 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 Appraisal

Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in

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 sales

comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach

for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop

them, 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 for

sale 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 prior

to 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 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 the subject

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 in

the 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 listing

services, 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 from

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 market value. 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 the inspection of the

subject property or that I became aware of during the research involved in performing this appraisal. I have considered these

adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on 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, all

statements 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, which

are 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

prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or

completely, my analysis 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 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 not conditioned

on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined 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 pending mortgage loan application).

19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on

significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the

preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report.

I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item

in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it.

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

ordered and will receive this appraisal report.


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Brian Ward AppraisalCONFIDENTIAL


11 28


File No.

Uniform Residential Appraisal Report

21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the

borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other

secondary 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 appraisal

report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public

relations, 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 certain

laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice

that 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, mortgage

insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part

of 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 are

defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this

appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and

valid 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/or

criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States

Code, 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's

analysis, 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 the

appraisal 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 and

promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal

report was prepared.

5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are

defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this

appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and

valid 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 Name

Company Name Company Name

Company Address Company Address

Telephone Number Telephone Number

Email Address Email Address

Date of Signature and Report Date of Signature

Effective Date of Appraisal State Certification #

State Certification # or State License #

or State License # State

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

State

Expiration Date of Certification or License

SUBJECT PROPERTY

ADDRESS OF PROPERTY APPRAISED

Did not inspect subject property

Did inspect exterior of subject property from street

Date of Inspection

APPRAISED VALUE OF SUBJECT PROPERTY $ Did inspect interior and exterior of subject property

LENDER/CLIENT Date of Inspection

Name

Company Name COMPARABLE SALES

Company Address Did not inspect exterior of comparable sales from street

Did inspect exterior of comparable sales from street

Email Address Date of Inspection


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Brian A. Ward


16358 Calloway Dr

San Diego, CA 92127

(888) 844-1733

[email protected]

06/23/2009

06/22/2009

AL036053

CA

12/30/2010

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San Diego, CA 92127

745,000

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File No.SUBJECT PHOTO ADDENDUM

Borrower

Property Address



FRONT OFSUBJECT PROPERTY

REAR OFSUBJECT PROPERTY

STREET SCENE

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San Diego, CA 92127

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Borrower

Property Address



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View from patio

Additional rear view

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Borrower

Property Address



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Barbecue and yard

Bedroom

Bathroom

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Borrower

Property Address



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Bedroom

Laundry

Bedroom

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Borrower

Property Address



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Bathroom

Bedroom

Interior view

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Borrower

Property Address



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Bathroom

Living room

Family room

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Borrower

Property Address



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1/2 bath + cabinetry

Dining room

Kitchen

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File No.

Borrower

Property Address



COMPARABLE SALE #

COMPARABLE SALE #

COMPARABLE SALE #

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COMPARABLES 1-2-3 CONFIDENTIAL


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1

16390 Alipaz Ct

San Diego, CA 92127

2

10108 Prairie Fawn Dr

San Diego, CA 92127

3

16310 Cayenne Ridge Rd

San Diego, CA 92127

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File No.

Borrower

Property Address



COMPARABLE SALE #

COMPARABLE SALE #

COMPARABLE SALE #

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COMPARABLES 4-5-6 CONFIDENTIAL


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4

16608 Santa Mariana Ct

San Diego, CA 92127

5

9842 Deer Ridge Pl

San Diego, CA 92127

6

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File No.

Borrower

Property Address



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Residential Cost Analysis CONFIDENTIAL


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SKETCH ADDENDUM File No.

Borrower

Property Address



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Sketch by Apex Medina™

40'

33

'

38

.5'

18'5.5

'22'

23

.5'

10.5'

17

'

12.5'1'

20'

29.5'

20

'

55

.5'

19'

11.5'

13

'

3.8'

6.2

'

10'

18

.5'

12.8'

BedroomBedroom Bath

Laundry

Bath

Bath

Bedroom

Second Floor

Garage

Nook

Kitchen

Dining Room

Living Room

1/2 Bath

Family

Bedroom

First Floor

Stairs

Comments:

AREA CALCULATIONS SUMMARYCode Description Net Size Net Totals

GLA1 First Floor 1419.0First Floor 1505.7

GAR 2924.7

Garage 693.5 693.5

Net LIVABLE Area (rounded) 2925

Breakdown Subtotals

LIVING AREA BREAKDOWN

First Floor 33.0 x 40.0 1320.0 5.5 x 18.0 99.0 12.8 x 2.2 28.2 31.8 x 16.3 518.3 20.0 x 29.5 590.0 13.0 x 18.0 234.0 6.2 x 21.8 135.2

7 Items (rounded) 2925

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File No.LOCATION MAP ADDENDUM

Borrower

Property Address



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SUBJECTSALE 1

SALE 2

SALE 3

SALE 4SALE 5

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PLAT MAP File No.

Borrower

Property Address



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File No.

Borrower

Property Address



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Borrower

Property Address



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File No.

INVOICE

Invoice #:Invoice Date:Fee:Due Date:

Lender or Client: Borrower:

Item Cost$$$$$$$$$

Total Amount Due: $

Terms:

Please remit payment to:



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06/22/2009

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San Diego, CA 92127

Form Real Estate Appraisal CONFIDENTIAL

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Brian A. Ward


16358 Calloway Dr

San Diego, CA 92127

P:888-844-1733 F:888-646-4864 [email protected]

Appraisal Sample, San Diego, CA - Sample 1

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Transcript of Appraisal Sample, San Diego, CA - Sample 1