Broker Price Opinion

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Broker Price Opinion + Exterior Inspection Interior Inspection Property Address: 6536 Wells Springs St Vendor ID: 4258067 City, State, Zip: Mira Loma, CA Deal Name: Loan Number: 6536WellsSpringsSt

1 Broker Price Opinion + Exterior Inspection Interior Inspection Property Address: 6536 Wells Springs St Vendor ID: City, State, Zip: Mira Loma, CA Deal Name: Loan Number: 6536WellsSpringsSt Inspection Date: 6/09/2017 2nd Loan / Client #: Subject APN: Property Occupancy Status Owner Does the Property Appear Secure? Yes Est. Monthly Rent $3,750 Currently Listed Yes Currently List Broker SOUTH COUNTY List Broker Contact # Initial List Price $535,000 Initial List Date 5/02/2017 Current List Price $535,000 DOM / CDOM 24 / 24 Is the Subject Listing Currently Pending? No Date of Contract CDOM to Contract Sold in the last 12 Months? Sale Price: Sale Date: No Subject Property Comments / External Influences conforms well Subject Sold Comp 1 Sold Comp 2 Sold Comp 3 List Comp 1 List Comp 2 List Comp 3 Address 6536 Wells Springs 6830 Delaware 6576 Wells Spring White Horse Marble Way Berlyn Dove 6959 Delaware St Mira Loma, CA River Dr St Ct Ct Ct River Dr Proximity 0.42 Miles 0.06 Miles 0.08 Miles 0.13 Miles 0.71 Miles 0.56 Miles Sale/List Price $565,000 $550,000 $525,000 $519,999 $620,000 $578,000 Sale Date 4/5/2017 4/28/2017 1/27/2017 Price Per Sq.ft. $ $ $ $ $ $ $ Initial List Price $535,000 $565,000 $560,000 $525,000 $519,999 $620,000 $615,000 Initial List Date 5/02/2017 2/6/2017 3/2/2017 1/13/2017 4/27/2017 5/9/2017 4/25/2017 Current/Final List $535,000 $565,000 $560,000 $525,000 $519,999 $620,000 $578,000 DOM/CDOM 24 / / / 36 4 / 4 43 / / / 45 Sales Type Fair Market Fair Market Fair Market Fair Market Fair Market Fair Market Finance Incentives n/a n/a n/a n/a n/a n/a n/a Living Area #Rooms/Bed/Bath 1 9 / 4 / 3 9 / 5 / 3 9 / 5 / 4 9 / 4 / 3 9 / 5 / 3 9 / 5 / 3 9 / 5 / 3 Year Built Bsmnt SF/% Finished Lot Size 0.16ac 0.21ac 0.17ac 0.18ac 0.17ac 0.17ac 0.19ac Property Type SF Detach SF Detach SF Detach SF Detach SF Detach SF Detach SF Detach Style / Quality 2-Story Conv / Q3 2-Story Conv / Q3 2-Story Conv / Q3 2-Story Conv / Q3 2-Story Conv / Q3 2-Story Conv / Q3 2-Story Conv / Q3 # of Units Condition C4 C4 C4 C4 C4 C4 C4 Pool/Spa None No / No No / No No / No No / No No / No No / No View Residential Residential Residential Residential Residential Residential Residential Porch/Patio/Deck Yes / Yes / No Yes / Yes / No Yes / Yes / No Yes / Yes / No Yes / Yes / No Yes / Yes / No Yes / Yes / No Fireplace Yes Yes Yes Yes Yes Yes Yes Garage 3 Attached 3 Attached 3 Attached 3 Attached 3 Attached 3 Attached 3 Attached Other Features n/a n/a n/a n/a n/a n/a n/a HOA Fees 0/mo 0/yr 0/yr 0/yr 0/yr 0/yr 0/yr Subdivision Riverbend Riverbend Riverbend Riverbend Riverbend Riverbend Riverbend School District Corona-Norco Corona-Norco Corona-Norco Corona-Norco Corona-Norco Corona-Norco Corona-Norco Data Source - ID County Tax - MLS - TR MLS - PW MLS - IV MLS - PW MLS MLS - TR Market Time days As-Is Price Estimate As-Repaired Price Estimate Land Only Price Anticipated Sale Price $550,000 $550,000 $55,000 Recommended List Price $555,000 $555,000 Recommended Sales Strategy: As - Is Repaired + Page 1 of 10

Address City BR BA Lot Size Sale/List Date Year Built Sale/List Price Distance 6536 Wells Springs St Mira Loma 4 3 0.16ac 2006 1 6830 Delaware River Dr Eastvale 5 3 0.21ac 4/5/2017 2005 $565,000 0.

2 Address City BR BA Lot Size Sale/List Date Year Built Sale/List Price Distance 6536 Wells Springs St Mira Loma ac Delaware River Dr Eastvale ac 4/5/ $565, Miles Wells Spring St Eastvale ac 4/28/ $550, Miles White Horse Ct Eastvale ac 1/27/ $525, Miles Marble Way Eastvale ac 4/27/ $519, Miles Berlyn Dove Ct Ct Eastvale ac 5/9/ $620, Miles Delaware River Dr Eastvale ac 4/25/ $578, Miles Neighborhood Data: Location Type: Suburban Market Trend: Stable Economic Trend: Stable Neighborhood Trend: Stable Housing Supply: Stable Crime/Vandalism: Low Risk REO Driven? No Avg Age of Home: 10 Neighborhood Pride of Ownership: Average Avg Marketing Time of Comparable Listings: 3 to 6 Mos. Price Range: $470,000 to $675,000 Median Price: $550,000 Predominate Value: $550,000 Average DOM: 98 Number of units for rent: Number of units in complex for sale: Negative Neighborhood Factors that will detract from the subject: None Noted Neighborhood Comments: per tax owner occupied market is stable competitive pricing with for sale sign active listing on local mls Marketability of Subject: Most Likely Buyer: owner Types of Financing the Subject will NOT qualify for: N/a Will this be a problem for resale? If yes, please explain: None Noted Page 2 of 10

3 Comparables: Sale 1 Family Room, Kitchen, Laundry, Living Room, Loft, Master Bathroom, Master Bedroom Comments Sale 2 Dinning room; Family room with Fireplace; Laudry room with Cabinets; extra Media Room; Huge loft and Wet Bar with Granite counter tops Comments Sale 3 inland empire. Features a formal living, dining room, large loft, and master bedroom that is perfect for an oversized bedroom set Comments List 1 with over size full bathroom, and downstairs 1 bed/1 bath for guest. Huge kitchen with built-in appliances beach wood cabinets Comments List 2 Garage - Single Door, Driveway - Concrete, Parking Space, Garage Door Walk-In Closet, Jack & Jill, Master Bathroom, Master Bedroom, Walk-In Comments Pantry, Loft List 3 beautiful two-story single family home, corner lot, 5 Bedrooms and 3 baths, is perfect for large familie Comments Comments: Service Provider Comments: per instructions client is focused on the AS-REPAIRED VALUE for this valuation. Please provide only comps that are in good, marketable condition. The as-is value no HOA Current market is stable with values remaining stable and listings balancing out the sold. Subject property is located in a established neighborhood. No visible deferred maintenance was seen from inspection. Likely buyer would be a first time homeowner. Subject is located within a half a mile of schools and shopping and has easy freeway access. Vendor Comments: Service Provider Signature Service Provider Company /s/ Raylene Brooks BPO Effective Date 6/10/2017 Continental Realty Service Provider Lic. Num Page 3 of 10

4 Repairs Recommended Repairs would bring the subject to: $550,000 Internal Repairs Comment Total Paint $0 Walls/Ceiling $0 Carpet/Floors $0 Cabinets/Countertops $0 Plumbing $0 Electrical $0 Heating/AC $0 Appliances $0 Doors/Trim $0 Cleaning $0 Other $0 Internal Repair Total: External Repairs Comment Total Roof $0 Siding/Trim $0 Structural $0 Windows/Doors $0 Paint $0 Foundation $0 Garage $0 Landscaping $0 Fence $0 Other $0 External Repair Total: Repair Total: Page 4 of 10

5 Subject Front 6536 Wells Springs St Mira Loma, CA Address Side Page 5 of 10

6 Side Street Street Page 6 of 10

7 Page 7 of 10 View across street

8 Comparable Sale # Delaware River Dr Sale Date: 4/5/2017 Sale Price: $565,000 Comparable Sale # Wells Spring St Sale Date: 4/28/2017 Sale Price: $550,000 Comparable Sale # White Horse Ct Sale Date: 1/27/2017 Sale Price: $525,000 Page 8 of 10

9 Comparable Listing # Marble Way Current List: $519,999 Comparable Listing # Berlyn Dove Ct Ct Current List: $620,000 Comparable Listing # Delaware River Dr Current List: $578,000 Page 9 of 10

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

Broker Price Opinion

Broker Price Opinion + Exterior Inspection Interior Inspection Property Address: 7761 Marilyn Dr Vendor ID: 4256035 City, State, Zip: Corona, CA 92880 Deal Name: Loan Number: 000611 Inspection Date: 6/07/2017