Broker Price Opinion - BPO # N 15th St, Coeur d Alene, ID Kootenai Loan# Debtor: Dr. Timothy J Stoddard

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1 Broker Price Opinion - BPO # N 15th St, Coeur d Alene, ID Kootenai Loan# Debtor: Dr. Timothy J Stoddard Interior BPO completed by Brent Covey Keller Williams, Completed on: 4/22/2010 Client: UPF Services-Commercial

2 Broker Price Opinion: Subject Property 1802 N 15th St, Coeur d Alene, ID Loan #: Interior BPO completed by Brent Covey Debtor: Dr. Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized: mixed use Client: UPF Services-Commercial FC Sale Date: Parcel Number: 50N03W Occupancy Status: Occupied # of Units: 1 Comments Unit 1 # Occupants: 0 Unit 1 Unit #: Unit 1 Sq. Ft.: Property Secured: Yes Suggested Pricing Listing Price Selling Price Est. Mkt. Time As Is $795,000 $700, days Repaired $795,000 $700, days As Is 30 day Quick sale $699,000 $650, days Annual Tax Amount: Delinquent tax amount: Type of Financing: Seller Concession: Property has not been Listed in the last 12 months Total # of properties, of the same property type, on market in the same zip code as subject listed in the MLS: 14 Total # of properties, of the same property type, closed in the last three months, in the same zip code as subject: 0 Property has not been Sold in the last 12 months Currently Listed: No Original List Price: Sale Date: Sale Price: List Date: Last List Price: Days On Market: Days on Market: MLS#: MLS#: Listing Agent Name: Agent Phone: Property Information Primary source of Property Information: MLS Type of Ownership: Property Description Property Location Property Zoned Current Use Approximate Lot Size 5 Year Built 1992 Type of Heating and Cooling # of Energy Efficient Items Quality of Construction Age typical for area? Architectural Style Style's Market Appeal Style typical for area? Ext. Bldg. Material Garage Type Approximate Above Grade Living Area Total # Above Grade Rooms Distant Suburban GFA CAC Yes Contemporary Avg Yes Wood, cars 4438 sq.ft. Above Grade Rooms Beds / Baths: 0 / 5. 0 Below grade rooms adding value Basement Type Other Amenities Market Conditions Market area local economy Market area employment Market area property inventory Property values are Will new construction in area affect resale 14 Partial, Sq.ft.: 1440 % finished: 100 Fireplace, Deck/Patio, Somewhat Weak Somewhat Weak Over Supply Decreasing Somewhat No Average marketing time 50 Sale Price range for property type in the last 3 months in $0 - $0 Listing Agent Name: Agent Phone: Condition Are there any visible or known problems? Projected Market Rent(Monthly): Marketing Strategy AS-IS Estimated days to complete repairs Does agent feel there will be a resale problem: Overall Ratings General condition Exterior appeal Lot Characteristics View Location Interior appeal Floor plan Marketability Location factors adding to marketability/value Neighborhood value trend: Monthly rate (%) change: # months of trend: Number of competing listings in subject s zip code that are REO or Corporate owned Owner occupied % in zip 70 Location factors detracting marketability/value Located in Most likely buyer? Good Good Excellent Good Good Good Fair None noted Declining No problems noted Between and days High-tension wires: NoNumber of Boarded-up homes: 0 Boarded-up homes: No answer Commercial uses: Yes Railroad tracks: No Freeway/highway: No Airport/flight path: No Waste facilities: No Vandalism Risk: Low Slide area: No Flood plain: No Earthquake zone: No End User

3 zip List Price range for property type in zip Absorption Rate Comments $535,000 - $1,350,000 New construction affects market ability of subject Describe any economic obsolescence Describe any functional obsolescence No Describe in detail subject property, exterior condition and neighborhood The subject property is an exceptionally unique property. The building is located on a 5 acre site which is very unusual for a commercial office building. The site has black top with 34 parking spaces, extensive landscaping and large tree growth. The building was a home conversion with extensive modifications (the conversations and modification yield an upper end look with a specific tenant in mind. The of 5 baths which access was gained to only 3 are ADA compliant, the ADA access to the building is from the back of the eastside of the building. The floor coverings upstairs are very high end but not designed for high level usage.) The overall layout is not conducive to a single end user, the design lends itself to multiple tenants (the building does not have separate meters for electric and has only two gas furnaces with limited zone heat and 3 central AC units. These factors will play out in the overall acquisition of the property). The lower unit, in its current state, is not conducive to business use due to a lack of natural light, exposed duct work, lack of an ADA approved restroom, and noncommercial grade floor coverings. (Access was only gained into the reception area and the bath). The lower level also houses a theater room with seating for 18 which is indicative of a high end home and not commercial use. Also, located within the theater area are two large ADA restrooms and a small high end kitchenette with granite tile. The upper level has two wings of which both are access via stairs. The west wing does not have an ADA access or an ADA restroom (this is the new addition). The west wing houses a large reception area with 8 offices (access was gained to only 5 offices). The east wing has the ADA access, 6 offices, large reception area with a gas fireplace, higher end kitchenette with granite tile and stainless appliances and two restrooms (one ADA ).

4 Broker Price Opinion: Repair Estimate 1802 N 15th St, Coeur d Alene, ID Loan #: Interior BPO completed by Brent Covey Debtor: Dr. Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized: mixed use Client: UPF Services-Commercial FC Sale Date: Parcel Number: 50N03W INTERIOR Description and Comments Estimated Cost Reco? Photos Paint $ Flooring $ Doors/Windows $ Plumbing $ Water Heater $ Kitchen $ Bath 1 $ Bath 2 $ Other $ Other $ Other $ EXTERIOR Description and Comments Estimated Cost Reco? Photos Exterior Paint $ Windows/Doors $ Siding/Trim $ Roof $ Landscape Issues $ Garage $ Other $ Other $ Other $ GENERAL Description and Comments Estimated Cost Reco? Photos Settlement $ Structural $ HVAC $ Electrical $ Well/Septic $ Dry Rot $ Pest Damage $ Other $ Other $ Other $ Describe any evidence of water seepage Inspections recommended: Appliances requiring replacement: Additional repair comments TOTAL Repair Estimate: $ 0 TOTAL Recommended: $ 0

Broker Price Opinion: Competitive Listings 1802 N 15th St, Coeur d Alene, ID 83814 Loan #: 106879001 Interior BPO completed by Brent Covey Debtor: Dr.

5 Broker Price Opinion: Competitive Listings 1802 N 15th St, Coeur d Alene, ID Loan #: Interior BPO completed by Brent Covey Debtor: Dr. Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized: mixed use Client: UPF Services-Commercial FC Sale Date: Parcel Number: 50N03W Item Subject Listing #1 Listing #2 Listing #3 Address View: Satellite 1802 N 15th St Coeur d Alene, ID N Ironwood Pl 2448 Merritt Creek Loop 3.2 / 0.81 Exception 521 W Emma Ave Estimated / Calculated Proximity to Subject (in miles) 2.9 / 3.97 Exception Original List Price $879,000 $980,000 $999,000 Current List Price $791,000 $980,000 $999,000 Days Since Last Price Change / 2 Exception Primary Property Information MLS MLS MLS MLS Source Property Type Specialized: mixed Specialized: mixed Specialized: mixed Specialized: mixed use use use use Property Style Contemporary Contemporary Contemporary Contemporary Value Adjustments Description +/- Adj Description +/- Adj Description +/- Adj Days on Market Location Distant Suburban Urban 0 Urban 0 Urban 0 Location Distant Suburban Urban 0 Urban 0 Urban 0 Lot Size View Good Design Appeal Avg Avg 0 Avg 0 Avg 0 Building Material Wood Stucco 0 Wood Stone 0 Brick 0 Construction Quality Average 0 Average 0 Average 0 Year Built # Above-Grade Rooms Bedrooms/Baths 0 / / / / Basement Approximate Above-Grade Living Area Type:Partial Sq.ft.:1440 % finished:100 Type:Partial Sq.ft.:1496 % finished: Type:Partial Sq.ft.:1500 % finished: Type:Partial Sq.ft.:4182 % finished: Functional Utility True True 0 True 0 True 0 Heating/Cooling GFA CAC GFA CAC 0 GFA CAC 0 GFA CAC 0 Energy Efficient Items Car Storage Type Other amenities Detracting Factors Fireplace Deck/Patio Commercial uses, Commercial uses, Commercial uses, 0 Commercial uses, Overall Condition Good Avg 0 Avg 0 Avg 0 Total Adjustments Property is an REO No No No Description Listing #1 Comp is newer than subject but has less square feet and a much small lot. Description Listing #2 Comp is newer than subject, less square feet, much smaller lot. Description Listing #3 Comp is older than subject and is on a smaller lot, but has more square feet. 0 Subject Property As Is Repaired

6 Sales Price $700,000 $700,000 Suggested List Price $795,000 $795, Day Quick Sale $650,000

Broker Price Opinion: Comparable Sales 1802 N 15th St, Coeur d Alene, ID 83814 Loan# 106879001 Debtor: Dr.

7 Broker Price Opinion: Comparable Sales 1802 N 15th St, Coeur d Alene, ID Loan# Debtor: Dr. Timothy J Stoddard Interior BPO completed by Brent Covey Completed on: 4/22/2010 Client: UPF Services-Commercial Item Subject Sale #1 Sale #2 Sale #3 Address View: Satellite 1802 N 15th St Coeur d Alene, ID W Seltice Way 1917 N Lakewood Dr Estimated / Calculated Proximity to Subject (in miles) 4.8 / 3.97 Exception 3.1 / 2.86 Exception 421 E Coeur d' Alene Ave 1.9 / 3.97 Exception Original List Price $1,065,000 $950,000 $749,000 Final List Price N/A $895,000 $950,000 $749,000 Sales Price N/A $850,000 $875,000 $661,500 Under Contract Date N/A 9/10/2009 6/1/2008 2/16/2009 Closing Date N/A 9/11/2009 Exception 7/1/2008 Exception 3/16/2009 Exception Primary Property Information Source MLS MLS MLS MLS Property Type Specialized: mixed use Specialized: mixed use Specialized: mixed use Specialized: mixed use Property Style Contemporary Contemporary Contemporary Contemporary Value Adjustments Description +/- Adj Description +/- Adj Description +/- Adj Days on Market Sales/Financing Concessions Location Distant Suburban Urban 0 Urban 0 Urban 0 Leasehold/Simple Fee Lot Size View Good Avg 0 Avg 0 Avg 0 Design Appeal Avg Avg 0 Avg 0 Avg 0 Building Material Wood Wood Stucco 0 Brick 0 Brick 0 Construction Quality Average 0 Average 0 0 Year Built Construction Quality Average 0 Average 0 0 Bedrooms/Baths 0 / / / / Basement Approximate Above-Grade Living Area Type:Partial Sq.ft.:1440 % finished:100 Type:Slab/None Sq.ft.: % finished: Type:Slab/None Sq.ft.: % finished: Type:Full Sq.ft.:3659 % finished: Functional Utility True True 0 True 0 True 0 Heating/Cooling GFA CAC GFA CAC 0 EFA CAC 0 GFA CAC 0 Energy Efficient Items Car Storage Type Other amenities Detracting Factors Fireplace Deck/Patio Commercial uses, Commercial uses, Commercial uses, 0 Commercial uses, Overall Condition Good Avg 0 Avg 0 Avg 0 Total Adjustments Property was an REO No No No Description Sale #1 This is the most similar to the subject. It is on the same size lot which is rare for this type of property. It does have more square feet. Description Sale #2 Comp is slightly smaller than subject and has a smaller lot. Description Sale #3 Comp has more square feet than subject but a much smaller lot. 0 Subject Property As Is Repaired

8 Sales Price $700,000 $700,000 Suggested List Price $795,000 $795, Day Quick Sale $650,000

Broker Price Opinion: Competitive Listings 1802 N 15th St, Coeur d Alene, ID 83814 Square

Suggested List Price: $795,000 Projected Sale Price: $700,000 Estimated market time: 120 days

address: Estimated Miles from Subject: Square footage: 2448 Merritt Creek Loop 3.2 4115 sq.ft.

9 Broker Price Opinion: Competitive Listings 1802 N 15th St, Coeur d Alene, ID Square footage: 4438 sq.ft. Suggested List Price: $795,000 Projected Sale Price: $700,000 Estimated market time: 120 days Listing #1 Comp address: Estimated Miles from Subject: Square footage: 2204 N Ironwood Pl sq.ft. Original List Price: $879,000 Current List Price: $791,000 Days on Market: 351 Listing #2 Comp address: Estimated Miles from Subject: Square footage: 2448 Merritt Creek Loop sq.ft. Original List Price: $980,000 Current List Price: $980,000 Days on Market: 9 Listing #3 Comp address: Estimated Miles from Subject: Square footage: 521 W Emma Ave sq.ft. Original List Price: $999,000 Current List Price: $999,000 Days on Market: 187

Broker Price Opinion: Comparable Sales 1802 N 15th St, Coeur d Alene, ID 83814 Square footage: 4438 sq.ft.

from Subject: Square footage: 4381 W Seltice Way 4.8 10791 sq.ft.

Miles from Subject: Square footage: 1917 N Lakewood Dr 3.1 6150 sq.ft.

10 Broker Price Opinion: Comparable Sales 1802 N 15th St, Coeur d Alene, ID Square footage: 4438 sq.ft. Suggested List Price: $795,000 Projected Sale Price: $700,000 Estimated market time: 120 days Sale #1 Comp address: Estimated Miles from Subject: Square footage: 4381 W Seltice Way sq.ft. Original List Price: $1,065,000 Sales Price: $850,000 Closing Date: 9/11/2009 Days on Market: 234 Sale #2 Comp address: Estimated Miles from Subject: Square footage: 1917 N Lakewood Dr sq.ft. Original List Price: $950,000 Sales Price: $875,000 Closing Date: 7/1/2008 Days on Market: 171 Sale #3 Comp address: Estimated Miles from Subject: Square footage: 421 E Coeur d' Alene Ave sq.ft. Original List Price: $749,000 Sales Price: $661,500 Closing Date: 3/16/2009 Days on Market: 73

Broker Price Opinion: MAP View 1802 N 15th St, Coeur d Alene, ID 83814

Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized:

11 Broker Price Opinion: MAP View 1802 N 15th St, Coeur d Alene, ID Loan #: Interior BPO completed by Brent Covey Debtor: Dr. Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized: mixed use Client: UPF Services-Commercial FC Sale Date: Parcel Number: 50N03W075450

12 Broker Price Opinion: Additional Subject Photos 1802 N 15th St, Coeur d Alene, ID Loan #: Interior BPO completed by Brent Covey Debtor: Dr. Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized: mixed use Client: UPF Services-Commercial FC Sale Date: Parcel Number: 50N03W Doors to Theater Room East Back Office - Left East Back Office- Right East Back Office East Reception Area East Wing ADA Restroom East Wing Hall East wing Kitchenette Left

13 East wing Kitchenette Right East Wing Mail Room East Wing New Office - 2 East Wing New Office 1 East Wing Office East Wing Restroom Fireplace Furnace Room

14 Lower Office Lower Reception Area Lower Restroom - Center Lower Restroom - Left Lower Restroom - Right Lower Restroom Office Between East and West - Left Office Between East and West - Right

15 Old Back Entrance Storage Closet Theater Back Theater Front Theater Reception Area Wast Wing Restroom West Wing Office 1 - Left West Wing Office 1 - Right

16 West Wing Office 2 West Wing Office 3 West Wing Office West Wing Private Office - Kitchenette West Wing Private Office - Left West Wing Private Office - Right West Wing Reception - North West Wing Reception Area - East

17 West Wing Reception Area - South West Wing Reception Area - West West Wing Small Office Address Numbers Closeup Street View ADA Access Angle Back

18 East Side East to West Front Right Front Office Building Side Office Building Pond Shed

19 View

20 Broker Price Opinion: Summary 1802 N 15th St, Coeur d Alene, ID Loan #: Interior BPO completed by Brent Covey Debtor: Dr. Timothy J Stoddard Completed on: 4/22/2010 Property Type: Specialized: mixed use Client: UPF Services-Commercial FC Sale Date: Parcel Number: 50N03W Summary of Days On Market #1 #2 #3 Average Competitive Listings Comparable Sales Agent's estimated marketing time for subject as is: 120 Summary of Price/Sq.ft. #1 #2 #3 Subject pricing as is Competitive Listings listing price Comparable Sales selling price Summary of Listing/Sale Prices #1 #2 #3 Average Competitive Listings 791, , , ,333 Comparable Sales 850, , , ,500 Agent's estimated selling price for subject as is: 700,000 Exceptions: 18 Competitive Listings #1 #2 #3 comps. There are no active comps within one mile. comps. There are no active comps within one mile. comps. There are no active comps within one mile. comps. There are no active comps within one mile. Comparable Sales #1 #2 #3 comps. Closing Date Exception: There were no comps sold within the last 6 months. I had to search out 2 years to find good comps. comps. Closing Date Exception: There were no comps sold within the last 6 months. I had to search out 2 years to find good comps. comps. Closing Date Exception: There were no comps sold within the last 6 months. I had to search out 2 years to find good comps. comps. Closing Date Exception: There were no comps sold within the last 6 months. I had to search out 2 years to find good comps. comps There are no active comps within one mile. comps There are no active comps within one mile. comps. There were no sold comps within one mile. Closing Date Exception: There were no comps sold within the last 6 months. I had to search out 2 years to find good comps. comps. There were no sold comps within one mile. Closing Date Exception: There were no comps sold within the last 6 months. I had to search out 2 years to find good comps.

Valuation # rd Street, Earle, AR 72331

Valuation # rd Street, Earle, AR 72331 Valuation # 4760233 Loan# 8736 Arkansas Delta Realty, 870-358-1944 Notwithstanding any preprinted language to the contrary, this is not an appraisal of the market value of the property. If an appraisal