Market Conditions Addendum to the Appraisal Report

Transcription

1 Market Conditions Addendum to the Appraisal Report File No. veronica377 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, 29. Property Address 377 VERONICA AVENUE City PERRIS State CA Zip Code Borrower MARIA LIMONES 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 etent 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 eplanation. It is recognized that not all data sources will be able to MARKET RESEARCH & ANALYSIS provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide 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 eplain 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) Stable Declining X Increasing Absorption Rate (Total Sales/Months) Increasing Stable Declining X Total # of Comparable Active Listings Declining Increasing X Stable Months of Housing Supply (Total Listings/Ab.Rate) Median Sale & List Price, DOM, Sale/List % Median Comparable Sale Price Median Comparable Sales Days on Market Median Comparable List Price 4. Prior 7 12 Months 1.2 Prior 4 6 Months.33 Current 3 Months 151, , % X Yes 15, 1 142, % 185, , 78 1.% Median Comparable Listings Days on Market Median Sale Price as % of List Price Seller-(developer, builder, etc.)paid financial assistance prevalent? No Declining X Increasing Declining X Increasing X Declining Increasing Declining X Stable Overall Trend Stable X Stable Stable Stable X Stable X Stable Increasing Declining Increasing Declining Increasing Declining Increasing Eplain in detail the 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.). IT IS TYPICAL IN THIS MARKET FOR SELLER'S TO PAY TO TO 6% OF SALES PRICE FOR BUYER'S CLOSING COSTS. Are foreclosure sales (REO sales) a factor in the market? X Yes No If yes, eplain (including the trends in listings and sales of foreclosed properties). SHORT SALES AND FORECLOSURES ARE STILL PRESENT IN THE MARKET BUT NO LONGER DOMINATE THIS MARKET AREA. Cite data sources for above information. TRULIA.COM, CRMLS, REALQUEST PRO. 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 epired and withdrawn listings, to formulate your conclusions, provide both an eplanation and support for your conclusions. SEE ADDENDUM. APPRAISER CONDO / CO-OP PROJECTS If the subject is a unit in a condominium or cooperative project, complete the following: Subject Project Data Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Active Comparable Listings Months of Unit Supply (Total Listings/Ab. Rate) Are foreclosure sales (REO sales) a factor in the project? Prior 7 12 Months Yes No Prior 4 6 Months Project Name: Current 3 Months Overall Trend Increasing Stable Declining Increasing Stable Declining Declining Stable Increasing Declining Stable Increasing If yes, indicate the number of REO listings and eplain the trends in listings and sales of foreclosed properties. Summarize the above trends and address the impact on the subject unit and project. APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name STACY HOWE Company Name VALUEQUEST PRO P.C. Company Address TOEHEE ST Signature Name Company Name Company Address PERRIS, CA 9257 State License/Certification # AR5611 Address stacyjhowe@aol.com Freddie Mac Form 71 March 29 State CA State License/Certification # Address Page 1 of 1 State Fannie Mae Form 14MC March 29 14MC_29 999

2 ADDENDUM State: CA Market Analysis Comments MARKET ANALYSIS MARKET ANALYSIS BASED ON THE FOLLOWING PARAMETERS: ACT, PEND, BACK-UP, CONT & SOLD SINGLE FAMILY RESIDENCES AFTER 9/18/213 YEAR BUILT SQUARE FOOTAGE NORTH OF NUEVO SOUTH OF RAMONA EXPRESSWAY EAST OF PERRIS WEST OF RAMONA EXPRESSWAY LOCAL REAL ESTATE PROFESSIONALS INDICATE THAT THERE IS A SHORTAGE OF LISTINGS IN THIS MARKET AREA AND HIGH DEMAND. THIS MEANS SUPPLY AND DEMAND ARE OUT OF BALANCE. VALUES ARE CURRENTLY INCREASING. Addendum Page 1 of 1

3 USPAP ADDENDUM City: PERRIS County: RIVERSIDE State: CA File No. veronica377 Zip Code: Reasonable Eposure Time My opinion of a reasonable eposure time for the subject property at the market value stated in this report is: 43 DAYS The most probable price which a property should bring in a competitive an 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 her or she considers his or her own best interest; (3) a reasonable time is allowed for eposure 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 Additional Certifications X I have performed NO services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. Additional Comments APPRAISER: SUPERVISORY APPRAISER (only if required): Signature: Name: STACY HOWE Date Signed: 9/19/213 State Certification #: AR5611 or State License #: or Other (describe): State #: State: CA Epiration Date of Certification or License: 5/28/214 Effective Date of Appraisal: 9/17/213 Signature: Name: Date Signed: State Certification #: or State License #: State: Epiration Date of Certification or License: Supervisory Appraiser inspection of Subject Property: Did Not Eterior-only from street Interior and Eterior USPAP_12NT

4 Uniform Residential Appraisal Report File No. veronica377 SUBJECT 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. Property Address 377 VERONICA AVENUE Borrower MARIA LIMONES Legal Description LOT 221 TRACT Assessor's Parcel # Neighborhood Name PERRIS City PERRIS Owner of Public Record SEAN FEINBERG State CA Zip Code County RIVERSIDE Ta Year 212 Map Reference 777J2 R.E. Taes 3,672 Census Tract Occupant Owner Tenant X Vacant Special Assessments PUD HOA Property Rights Appraised X Fee Simple Leasehold Other (describe) Assignment Type X Purchase Transaction Refinance Transaction Other (describe) Lender/Client FEDERAL HOME LOAN CORP Address 554 RUFFIN RD, SAN DIEGO, CA 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? X Yes per year per month No CONTRACT Report data source(s) used, offering price(s), and date(s). DOM 11;Has a pending sale as of 8/16/213 for 175,. The reference number is #IV as provided by CRMLS, days on market is 11. THE SUBJECT HAS BEEN LISTED IN THE LOCAL CRMLS DURING THE LAST 12 MONTHS. PER < continued in addendum > I X did did not analyze the contract for sale for the subject purchase transaction. Eplain the results of the analysis of the contract for sale or why the analysis was not performed. Arms length sale;standard CONTRACT OF SALE Contract Price 18, Date of Contract 8/14/213 Is the property seller the owner of public record? X Yes No Data Source(s) REALQUEST 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 X No If Yes, report the total dollar amount and describe the items to be paid. ;; Note: Race and the racial composition of the neighborhood are not appraisal factors. SITE NEIGHBORHOOD Neighborhood Characteristics Location Built-Up Growth Urban Over 75% Rapid Utilities Public One-Unit Housing Trends One-Unit Housing Present Land Use % X Suburban Rural Property Values X Increasing Stable Declining PRICE AGE One-Unit 7 % X 25-75% Under 25% Demand/Supply X Shortage In Balance Over Supply () (yrs) 2-4 Unit 1 % X Stable Slow Marketing Time X Under 3 mths 3-6 mths Over 6 mths 15 Low Multi-Family 1 % Neighborhood Boundaries NORTH OF CITRUS AVE, SOUTH AND WEST OF RAMONA EXPRESSWAY, EAST 22 High 5 Commercial 3 % OF PERRIS BLVD. 18 Pred. 4 Other VCNT 25 % Neighborhood Description THE SUBJECT IS LOCATED WITHIN 1 MILE OF LAKE PERRIS REGIONAL PARK. NEIGHBORHOOD CONSISTS OF ONE AND TWO STORY, SINGLE FAMILY RESIDENCES OF SIMILAR STYLE \ DESIGN & AGES AND QUALITY. SUPPORT FACILITIES SUCH AS SCHOOLS, EMERGENCY SERVICES, MEDICAL SERVICES, COMMERCIAL SHOPPING, EMPLOYMENT AND PLACES OF WORSHIP ARE ALL IN CLOSE PROXIMITY. Market Conditions (including support for the above conclusions) MARKET CONDITION CONCLUSIONS NOTED ABOVE IN "ONE UNIT HOUSING TRENDS" REPRESENTS AN ANALYSIS OF PROPERTIES THAT ARE COMPETITIVE WITH THE SUBJECT PROPERTY. SEE THE APPRAISAL ADDENDUM FOR THE SPECIFIC PARAMETERS USED, SUPPORTING DATA AND ANALYSIS RECONCILIATION. Dimensions SEE PLAT MAP Area 4356 sf Shape RECTANGULAR View N;Res; Specific Zoning Classification R1 Zoning Description SINGLE FAMILY RESIDENTIAL Zoning Compliance X Legal 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? X Yes No If No, describe. Other (describe) Public Other (describe) Off-site Improvements Type Public Private Electricity X Water X Street ASPHALT X Gas X Sanitary Sewer X Alley FEMA Special Flood Hazard Area Yes X No FEMA Flood Zone X FEMA Map # 665C143G FEMA Map Date 8/28/28 Are the utilities and off-site improvements typical for the market area? X Yes No If No, describe. Are there any adverse site conditions or eternal factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes X No If Yes, describe. SUBJECT BACKS A FLOOD CANAL. BUFFERED BY A 6' CHAIN LINK FENCE AND SOME OPEN SPACE. MINIMAL IMPACT ON MARKETABILITY. GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials/condition INTERIOR materials/condition X One One with Accessory Unit X Concrete Slab Crawl Space Foundation Walls CONCRETE\AVG Floors VINYL\CRPT\AVG # of Stories 1 Full Basement Partial Basement Eterior Walls STUCCO\AVG Walls DRYWALL\AVG Type X Det. Att. S-Det./End Unit Basement Area sq. ft. Roof Surface TILE\AVG Trim/Finish WOOD\AVG X Eisting Proposed Under Const. Basement Finish % Gutters & Downspouts \AVG Bath Floor VINYL\AVG Design (Style) CALIF SPANISH Outside Entry/Eit Sump Pump Window Type VINYL\AVG Bath Wainscot FBGLS\AVG Year Built 29 Evidence of Infestation Storm Sash/Insulated \N\A Car Storage None Effective Age (Yrs) 2 Dampness Settlement Screens YES\AVG X Driveway # of Cars 2 Attic None Heating X FWA HWBB Radiant Amenities WoodStove(s) # Driveway Surface CONCRETE Drop Stair Stairs Other Fuel GAS X Fireplace(s) # 1 X Fence WOOD X Garage # of Cars 2 Floor X Scuttle Cooling X Central Air Conditioning Patio/Deck X Porch COV Carport # of Cars Finished Heated Individual Other Pool Other X Att. Det. Built-in Appliances Refrigerator X Range/Oven X Dishwasher X Disposal X Microwave Washer/Dryer Other (describe) Finished area above grade contains: 5 Rooms 3 Bedrooms 2. Bath(s) 1,278 Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). See Attached Addendum IMPROVEMENTS Units Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). OPERATIONAL. C3;No updates in the prior 15 years;utilities WERE NOT ON AND Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes X No If Yes, describe. THERE WERE NO OBVIOUS PHYSICAL DEFICIENCIES. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes X No If No, describe. SUBJECT PROPERTY IS COMPATIBLE AND CONFORMING IN THE SUBJECT NEIGHBORHOOD. MARKETABILITY AND ACCEPTABILITY IS AVERAGE.. Freddie Mac Form 7 March 25 UAD Version 9/211 Page 1 of 6 Fannie Mae Form 14 March 25 14_5UAD 98211

5 Uniform Residential Appraisal Report There are 1 comparable properties currently offered for sale in the subject neighborhood ranging in price from File No. veronica377 to 22, 13, There are 23 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from 12, FEATURE SUBJECT COMPARABLE SALE NO. 1 COMPARABLE SALE NO VERONICA AVENUE 373 AVONDALE STREET 1147 BLUESTEM TRAIL Address PERRIS, CA PERRIS, CA PERRIS, CA Proimity to Subject.64 miles E.95 miles SE Sale Price Sale Price/Gross Liv. Area Data Source(s) Verification Source(s) VALUE ADJUSTMENTS Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age SALES COMPARISON APPROACH Condition Above Grade Room Count Gross Living Area 25 Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck EXTRA AMENITY DAYS ON MARKET. to 25,. COMPARABLE SALE NO CALTHA WAY PERRIS, CA miles ESE 18, 185, sq. ft sq. ft. CRMLS #IV132948;DOM 128 REALQUEST DOC# DESCRIPTION DESCRIPTION +(-) Adjustment REO FHA; s8/13;c7/13 N;Res; N;Res; FEE SIMPLE FEE SIMPLE 4356 sf 4356 sf N;Res; N;Res; CALIF SPANISH CALIF SPANISH Q4 Q , C3 C3 185, 145, sq. ft sq. ft. CRMLS #CV ;DOM 25 CRMLS #SW ;DOM 1 REALQUEST DOC#42231 REALQUEST DOC# DESCRIPTION +(-) Adjustment DESCRIPTION +(-) Adjustment Total Bdrms. Total Bdrms. 5 3 Baths Total Bdrms. 2. 1,278 sq. ft. 5 3 Baths 2. 1,47 sq. ft. sf sf FUNCTIONAL FAU\CAC 2 GARAGE PORCH 11/11 FUNCTIONAL FAU\CAC 2 GARAGE PORCH 128/128 ArmLth Conv; s8/13;c7/13 N;Res; FEE SIMPLE 4356 sf N;Res; CALIF SPANISH Q4 1 C , REO FHA; s4/13;c12/12 N;Res; FEE SIMPLE 8712 sf N;Res; CALIF SPANISH Q4 3, 3 C3 Baths 2. 1,538 sq. ft. Total Bdrms. 5-7, sf 3 35, -2,5 Baths 2. 1,23 sq. ft. sf FUNCTIONAL FAU\CAC 2 GARAGE PORCH 25/222 FUNCTIONAL FAU\CAC 2 GARAGE PORCH 1/13 3, + X 4, X + 32,5 1.6 % Net Adj % Net Adj % 4.9 % 188, Gross Adj. 5.4 % 181, Gross Adj % 177,5 I X did did not research the sale or transfer history of the subject property and comparable sales. If not, eplain SALES AND LISTING HISTORY OF THE SUBJECT AND COMPARABLES WERE REVIEWED. SUBJECT HAS BEEN LISTED FOR SALE DURING THE LAST 3 YEARS. SEE PAGE 1. Net Adjustment (Total) Adjusted Sale Price of Comparables X + Net Adj. Gross Adj. My research did X 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) REALQUEST\MLS\TITLE CO. My research X 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) REALQUEST\MLS\TITLE CO. SOME COMPS ARE BANK OWNED OR INVESTOR FLIPS. 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 NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3 Date of Prior Sale/Transfer 2/2/29 12/4/212 2/16/211 8/1/212 Price of Prior Sale/Transfer Data Source(s) 162,5 289,45 REALQUEST DOC #81711 REALQUEST DOC # Effective Date of Data Source(s) 9/18/213 9/18/213 Analysis of prior sale or transfer history of the subject property and comparable sales SEE ADDENDUM. 154, REALQUEST DOC # /18/ ,94 REALQUEST DOC # /18/213 Summary of Sales Comparison Approach. See Attached Addendum RECONCILIATION Indicated Value by Sales Comparison Approach 18, Indicated Value by: Sales Comparison Approach 18, Cost Approach (if developed) 18, MARKET APPROACH IS GIVEN THE MOST WEIGHT. MOST WEIGHT GIVEN TO COMP #1 Income Approach (if developed) This appraisal is made X "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 etraordinary assumption that the condition or deficiency does not require alteration or repair: SEE ADDENDUM. Based on a complete visual inspection of the interior and eterior 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 as of Freddie Mac Form 7 March 25 18,, which is the date of inspection and the effective date of this appraisal. 9/17/213 UAD Version 9/211 Page 2 of 6 ValueQuest Pro Fannie Mae Form 14 March 25 14_5UAD 98211

6 Uniform Residential Appraisal Report File No. veronica COST APPROACH; THE COST APPROACH IS BASED UPON THE PRESENT REPLACEMENT COST TO REPLACE THE BUILDING WITH ANOTHER BUILDING HAVING THE SAME UTILITY. THE COST APPROACH IS ALSO CONSIDERED A SUPPORTIVE APPROACH TO THE MARKET APPROACH. 2. MARKET APPROACH; THE MARKET APPROACH IS THE MAIN SUPPORTER OF VALUE. IT IS PRIMARILY BASED ON THE SALES OF SIMILAR TYPE PROPERTIES IN THE SUBJECTS MARKET AREA, THIS IS KNOW AS THE PRINCIPLE OF SUBSTITUTION. THE ADJUSTMENTS BEING MADE FOR THE DIFFERENCES IN THE COMPARABLES, COMPARED TO THE SUBJECT PROPERTY, IS BASED UPON MATCHED PAIR SALES ANALYSIS OR HISTORICAL ANALYSIS. THIS DETERMINES WHAT THE MARKET WOULD RETURN IN VALUE, OF THAT PARTICULAR DIFFERENCE, OR POSSIBLE AMENITY, TO THE PROPERTY. THIS IS KNOWN AS THE PRINCIPLE OF CONTRIBUTION. THE GREATEST WEIGHT WAS GIVEN TO THE MOST SIMILAR SALE, OR SALES, AS NOTED IN THE REPORT. ADDITIONAL COMMENTS 3. FINAL RECONCILIATION; AFTER REVIEWING AND ANALYZING ALL THREE APPROACHES, THE MARKET, COST AND INCOME APPROACHES, THE MARKET APPROACH WAS DETERMINED TO BE THE STRONGEST SUPPORTER OF VALUE. THE COST APPROACH WAS CONSIDERED SUPPORTIVE. THE INCOME APPROACH WAS NOT APPLICABLE FOR THIS TYPE OF PROPERTY. 4. EXTRAORDINARY ASSUMPTION/HYPOTHETICAL CONDITION; ALL STRUCTURES/UPGRADES GIVEN VALUE IN THIS REPORT ARE ASSUMED TO HAVE FINAL PERMITS. THE LAND IS ASSUMED TO HAVE NO UNKNOWN GEOLOGICAL OR ENVIRONMENTAL ADVERSE ISSUES. THE ZONING AS INDICATED IN REALQUEST IS ASSUMED TO BE AS STATED. THE FLOOD MAP INFORMATION, PROVIDED BY MY SOFTWARE COMPANY, IS ASSUMED TO BE ACCURATE. THE COST APPROACH DATA FIGURES ARE ASSUMED TO BE AS STATED. THE LEGAL AGE OF THE HOME IS ASSUMED TO BE A S STATED. THE TYPE AND CONDITION OF UTILITIES IS ASSUMED TO BE A STATED BY REALQUEST DATA OR THE OWNER. IN THE CASE OF NON- OWNER OCCUPIED PROPERTY IT IS ASSUMED THE RENTAL CONTRACT HAS NO ADVERSITIES, OR A LEASE OPTION TO BUY THAT WOULD AFFECT MY APPRAISAL. THE PHYSICAL CHARACTERISTICS OF THE COMPARABLES ARE ASSUMED TO BE AS STATED BY REALQUEST OR LOCAL MLS DATA. SUBJECT MECHANICAL SYSTEMS SUCH AS ELECTRICAL, PLUMBING, GAS LINES AND HEATING\COOLING UNITS, WITHIN THE STRUCTURE ARE ASSUMED TO BE FUNCTIONING PROPERLY. THE CC & R'S, IF APPLICABLE, WERE NOT REVIEWED AND ARE ASSUMED TO CONTAIN NO ADVERSITIES. I ASSUME THE HOME HAS NO MOLD, MILDEW, TOXIC CHEMICALS OR INFESTATIONS. IF ANY OF THESE ITEMS ARE FOUND TO BE INCORRECT, I RESERVE THE RIGHT TO CHANGE MY APPRAISAL. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER\CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR A PRIVATE HARD MONEY LENDER, 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. COST APPROACH TO VALUE (not required by Fannie Mae) COST APPROACH Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) /DUE TO THIS AREA BEING MOSTLY DEVELOPED, THE ABSTRACTION METHOD WAS USED FOR ESTIMATING LAND VALUE, AS ACTUAL LAND SALES ARE LIMITED, OR ARE NOT AVAILABLE. THIS IS CONSIDERED TYPICAL FOR THIS TYPE OF PROPERTY. ESTIMATED REPRODUCTION OR X REPLACEMENT COST NEW Source of cost data MARSHALL & SWIFT\LOCAL BUILDERS Quality rating from cost service AVG Effective date of cost data 9/17/213 Comments on Cost Approach (gross living area calculations, depreciation, etc.) INCOME Sq. 1. GLA CALCULATIONS WERE BASED ON PHYSICAL MEASUREMENTS. 2. THE ECONOMIC LIFE IS ESTIMATED AT 75 YEARS. THE REMAINING ECONOMIC LIFE IS BASED ON THE EFFECTIVE AGE OF THE SUBJECT PROPERTY. 3. FUNCTIONAL OBSOLESCE: 4.EXTERNAL OBSOLESCE: ACTUAL COST OF NEW CONSTRUCTION CAN NOT BE RE-CAPTURED IN THE CURRENT MARKET. Estimated Remaining Economic Life (HUD and VA only) 45, 14, Garage/Carport 431 Sq Total Estimate of Cost-New Less 5 Physical Functional Eternal Depreciation 1, 4,2 Depreciated Cost of Improvements "As-is" Value of Site Improvements Years INDICATED VALUE BY COST APPROACH INCOME APPROACH TO VALUE (not required by Fannie Mae) 8,62 149,2 ( 14,2 ) 135, 18, Estimated Monthly Market Rent X Gross Rent Multiplier Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM) THE INCOME APPROACH IS NOT APPLICABLE FORE PREDOMINANT OWNER OCCUPIED SINGLE FAMILY RESIDENCES. PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)? PUD INFORMATION OPINION OF SITE VALUE Dwelling 1,278 Sq 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 an eisting 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 recreation facilities complete? Are the common elements leased to or by the Homeowners' Association? Yes No Yes If No, describe the status of completion. No If Yes, describe the rental terms and options. Describe common elements and recreational facilities. Freddie Mac Form 7 March 25 UAD Version 9/211 Page 3 of 6 Fannie Mae Form 14 March 25 14_5UAD 98211

7 Uniform Residential Appraisal Report File No. veronica377 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 epand the scope of work to include any additional research or analysis necessary based on the compleity 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 compleity 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 eterior 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. INTENDED USER: The intended user of this appraisal report is the lender/client. 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 eposure 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 approimate 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, ecept 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 approimate 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 eamined 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, epress 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, toic 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, toic 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, epress or implied. The appraiser will not be responsible for any such conditions that do eist or for any engineering or testing that might be required to discover whether such conditions eist. Because the appraiser is not an epert 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. Freddie Mac Form 7 March 25 UAD Version 9/211 Page 4 of 6 Fannie Mae Form 14 March 25 14_5UAD 98211

8 Uniform Residential Appraisal Report File No. veronica377 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 eterior 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. 1. 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 eperience 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, ta 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 epressed 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 proimity 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, toic 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, se, 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. 2. 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. 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). Freddie Mac Form 7 March 25 UAD Version 9/211 Page 5 of 6 Fannie Mae Form 14 March 25 14_5UAD 98211

9 Uniform Residential Appraisal Report File No. veronica 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 (ecluding 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 11, 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 (ecluding 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 Name STACY HOWE Company Name VALUEQUEST PRO P.C. Company Address TOEHEE ST Signature Name Company Name Company Address PERRIS, CA 9257 Telephone Number Address stacyjhowe@aol.com Date of Signature and Report 9/19/213 Effective Date of Appraisal 9/17/213 State Certification # AR5611 or State License # or Other (describe) State # State CA Epiration Date of Certification or License 5/28/214 Telephone Number Address Date of Signature State Certification # or State License # State Epiration Date of Certification or License ADDRESS OF PROPERTY APPRAISED SUBJECT PROPERTY Did not inspect subject property Did inspect eterior of subject property from street Date of Inspection Did inspect interior and eterior of subject property Date of Inspection 377 VERONICA AVENUE PERRIS, CA APPRAISED VALUE OF SUBJECT PROPERTY 18, LENDER/CLIENT Name FEDERAL HOME LOAN CORP \ PRIVATE Company Name FEDERAL HOME LOAN CORP Company Address 554 RUFFIN RD SAN DIEGO, CA Address TERRI@FHLCORP.COM Freddie Mac Form 7 March 25 UAD Version 9/211 COMPARABLE SALES Did not inspect eterior of comparable sales from street Did inspect eterior of comparable sales from street Date of Inspection Page 6 of 6 ValueQuest Pro Fannie Mae Form 14 March 25 14_5UAD 98211

10 SALES COMPARISON APPROACH Uniform Residential Appraisal Report File No. veronica377 FEATURE SUBJECT 377 VERONICA AVENUE Address PERRIS, CA Proimity to Subject Sale Price 18, Sale Price/Gross Liv. Area sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location N;Res; Leasehold/Fee Simple FEE SIMPLE Site 4356 sf View N;Res; Design (Style) CALIF SPANISH Quality of Construction Q4 Actual Age 4 Condition C3 Above Grade Total Bdrms. Baths Room Count Gross Living Area 25 1,278 sq. ft. Basement & Finished sf Rooms Below Grade Functional Utility FUNCTIONAL Heating/Cooling FAU\CAC Energy Efficient Items Garage/Carport 2 GARAGE Porch/Patio/Deck PORCH EXTRA AMENITY DAYS ON MARKET 11/11 COMPARABLE SALE NO ALBILLO LOOP PERRIS, CA miles E 15, sq. ft. CRMLS #SW ;DOM 1 REALQUEST DOC# DESCRIPTION +(-) Adjustment ArmLth Conv; s4/13;c2/13 35, N;Res; FEE SIMPLE 392 sf N;Res; CALIF SPANISH Q4 9 2,5 C3 sf COMPARABLE SALE NO TANSY CIRCLE PERRIS, CA miles ESE 215, sq. ft. CRMLS #PW ;DOM 1 PRIOR REALQUEST DOC#24937 DESCRIPTION +(-) Adjustment ArmLth UNKNOWN; c9/13 N;Res; FEE SIMPLE 7841 sf -2, N;Mtn; CALIF SPANISH Q4 3 C2-15, Total Bdrms. Baths -5, ,548 sq. ft. -7, sf COMPARABLE SALE NO BRIGHT WAY PERRIS, CA miles S 166, sq. ft. CRMLS #SW ;DOM 1 PRIOR REALQUEST DOC#52497 DESCRIPTION +(-) Adjustment REO UNKNOWN; c8/13 N;Res; FEE SIMPLE 392 sf N;Mtn; CALIF SPANISH Q4 1 3, C4 15, Total Bdrms. Total Bdrms. FUNCTIONAL FAU\CAC 2 GARAGE PORCH 1/1 FUNCTIONAL FAU\CAC 2 GARAGE PORCH 1/1 Net Adjustment (Total) Adjusted Sale Price of Comparables X + Net Adj. Gross Adj. 5 ITEM Date of Prior Sale/Transfer 3 Baths 2. 1,283 sq. ft. 25. % 25. % SUBJECT 2/2/29 Price of Prior Sale/Transfer 162,5 Data Source(s) REALQUEST DOC #81711 Effective Date of Data Source(s) 9/18/213 Summary of Sales Comparison Approach Freddie Mac Form 7 March 25 UAD Version 9/211 + X Net Adj % 187,5 Gross Adj % 37,5 COMPARABLE SALE NO. 4 5/27/21 124, REALQUEST DOC # /18/ Baths 2. 1,355 sq. ft. sf FUNCTIONAL FAU\CAC 2 GARAGE PORCH 1/1 18, 1.8 % 1.8 % 184, COMPARABLE SALE NO. 6 11/1/ ,227 REALQUEST DOC # /18/213 X + Net Adj. 186, Gross Adj. 29, COMPARABLE SALE NO. 5 5/28/21 191, REALQUEST DOC # /18/213 Fannie Mae Form 14 March 25 14_5UAD 98211

11 SALES COMPARISON APPROACH Uniform Residential Appraisal Report File No. veronica377 FEATURE SUBJECT 377 VERONICA AVENUE Address PERRIS, CA Proimity to Subject Sale Price 18, Sale Price/Gross Liv. Area sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location N;Res; Leasehold/Fee Simple FEE SIMPLE Site 4356 sf View N;Res; Design (Style) CALIF SPANISH Quality of Construction Q4 Actual Age 4 Condition C3 Above Grade Total Bdrms. Baths Room Count Gross Living Area 25 1,278 sq. ft. Basement & Finished sf Rooms Below Grade Functional Utility FUNCTIONAL Heating/Cooling FAU\CAC Energy Efficient Items Garage/Carport 2 GARAGE Porch/Patio/Deck PORCH EXTRA AMENITY DAYS ON MARKET 11/11 COMPARABLE SALE NO MANQUELO COURT PERRIS, CA miles E 18, sq. ft. CRMLS #IV ;DOM 8 PRIOR REALQUEST DOC# DESCRIPTION +(-) Adjustment Short UNKNOWN; c9/13 N;Res; FEE SIMPLE 3485 sf N;Res; CALIF SPANISH Q4 9 2,5 C3 COMPARABLE SALE NO CANTERBURY PLACE PERRIS, CA miles E 19, sq. ft. CRMLS #IV ;DOM PRIOR REALQUEST DOC#41245 DESCRIPTION +(-) Adjustment ArmLth UNKNOWN; c9/13 N;Res; FEE SIMPLE 392 sf N;Res; CALIF SPANISH Q4 18 7, C2-15, Total Bdrms. Total Bdrms. Net Adjustment (Total) Adjusted Sale Price of Comparables + Net Adj. Gross Adj. 5 3 Baths 2.1 1,527 sq. ft. sf 3 Baths 2.1 1,216 sq. ft. FUNCTIONAL FAU\CAC 2 GARAGE PORCH / X -3.1 % 5.8 % SUBJECT 2/2/29 Price of Prior Sale/Transfer 162,5 Data Source(s) REALQUEST DOC #81711 Effective Date of Data Source(s) 9/18/213 Summary of Sales Comparison Approach UAD Version 9/211 5 sq. ft. DESCRIPTION Total Bdrms. -2, +(-) Adjustment Baths sq. ft. sf FUNCTIONAL FAU\CAC 2 GARAGE PORCH 8/8 ITEM Date of Prior Sale/Transfer Freddie Mac Form 7 March 25-2, -6, COMPARABLE SALE NO. 9 + Net Adj. 174,5 Gross Adj. 5,5 COMPARABLE SALE NO. 7 11/19/24 39, REALQUEST DOC # /18/213 X 1, X % Net Adj.. % 12.6 % 18, Gross Adj.. % COMPARABLE SALE NO. 8 COMPARABLE SALE NO. 9 8/22/213 12, REALQUEST DOC # /18/213 Fannie Mae Form 14 March 25 14_5UAD 98211

12 Uniform Appraisal Dataset Definitions File No. veronica377 Condition Ratings and Definitions C1 The improvements have been very recently constructed and have not previously been occupied. The entire structure and all components are new and the dwelling features no physical depreciation.* *Note: Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the dwelling is placed on a 1% new foundation and the recycled materials and the recycled components have been rehabilitated/re-manufactured into like-new condition. Recently constructed improvements that have not been previously occupied are not considered "new" if they have any significant physical depreciation (i.e., newly constructed dwellings that have been vacant for an etended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and are similar in condition to new construction. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an eceptionally high level of workmanship and eceptionally high-grade materials throughout the interior and eterior of the structure. The design features eceptionally high-quality eterior refinements and ornamentation, and eceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of eceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residences constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high-quality eterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner's site. The design includes significant eterior ornamentation and interiors that are well finished. The workmanship eceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from "stock" standards. Q4 Dwellings with this quality rating meet or eceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some eterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal eterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inepensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or epanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-eistent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure. Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fitures, and finishes are predominantly dated. An area that is 'Not Updated' may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical /functional deterioration. Updated The area of the home has been modified to meet current market epectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet eisting market epectations. Updates do not include significant alterations to the eisting structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/ or epansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fitures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). This would include a complete gutting and rebuild. Eplanation of Bathroom Count The number of full and half baths is reported by separating the two values by a period. The full bath is represented to the left of the period. The half bath count is represented to the right of the period. Three-quarter baths are to be counted as a full bath in all cases. Quarter baths (baths that feature only toilet) are not to be included in the bathroom count. UAD Version 9/211 Uniform Appraisal Dataset Definitions 14_5UAD 98211

13 Uniform Appraisal Dataset Definitions File No. veronica377 Abbreviations Used in Data Standardization Tet Abbrev. ac AdjPrk AdjPwr A ArmLth ba br B Cash CtySky CtyStr Comm c Conv CrtOrd DOM e Estate FHA GlfCse Glfvw Ind in Lndfl LtdSght Listing Full Name Acres Adjacent to Park Adjacent to Power Lines Adverse Arms Length Sale Bathroom(s) Bedroom Beneficial Cash City View Skyline View City Street View Commercial Influence Contracted Date Conventional Court Ordered Sale Days On Market Epiration Date Estate Sale Federal Housing Authority Golf Course Golf Course View Industrial Interior Only Stairs Landfill Limited Sight Listing Appropriate Fields Area, Site Location Location Location & View Sale or Financing Concessions Basement & Finished Rooms Below Grade Basement & Finished Rooms Below Grade Location & View Sale or Financing Concessions View View Location Date of Sale/Time Sale or Financing Concessions Sale or Financing Concessions Data Sources Date of Sale/Time Sale or Financing Concessions Sale or Financing Concessions Location View Location & View Basement & Finished Rooms Below Grade Location View Sale or Financing Concessions Abbrev. Mtn N NonArm BsyRd o Prk Pstrl PwrLn PubTrn rr Relo REO Res RH s Short sf sqm Unk VA w wo wu WtrFr Wtr Woods Full Name Mountain View Neutral Non-Arms Length Sale Busy Road Other Park View Pastoral View Power Lines Public Transportation Recreational (Rec) Room Relocation Sale REO Sale Residential USDA Rural Housing Settlement Date Short Sale Square Feet Square Meters Unknown Veterans Administration Withdrawn Date Walk Out Basement Walk Up Basement Water Frontage Water View Woods View Appropriate Fields View Location & View Sale or Financing Concessions Location Basement & Finished Rooms Below Grade View View View Location Basement & Finished Rooms Below Grade Sale or Financing Concessions Sale or Financing Concessions Location & View Sale or Financing Concessions Date of Sale/Time Sale or Financing Concessions Area, Site, Basement Area, Site, Basement Date of Sale/Time Sale or Financing Concessions Date of Sale/Time Basement & Finished Rooms Below Grade Basement & Finished Rooms Below Grade Location View View Abbrev. Full Name Appropriate Fields Other Appraiser-Defined Abbreviations Abbrev. Full Name Appropriate Fields UAD Version 9/211 Uniform Appraisal Dataset Definitions 14_5UAD 98211

14 ADDENDUM State: CA Twelve Month Listing History of Subject Property Continued from Twelve Month Listing History of Subject Property: COMMENTS IT IS A STANDARD SALE. Additional Features See Attached Addendum THE SUBJECT HAS CARPET IN THE LIVING, DINING AND BEDROOMS. VINYL FLOORING IN THE KITCHEN, BATHS AND LAUNDRY ROOM. KITCHEN HAS TILE COUNTERS. Comments on Sales Comparison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ddendum Page 1 of 2

15 ADDENDUM State: CA COMP 8 PENDING LISTING, LIST PRICE WAS ROUNDED UP TO NEAREST 1. SALES OFFICE PHONE # ORIGINALLY LISTED ON 189,9, AND WENT PENDING ON 9/4/213. NO LIST TO SALE ADJUSTMENT. THIS IS AN INVESTOR FLIP WHICH WAS JUST PURCHASED ON 8/13/213. OLDER IN AGE, SUPERIOR CONDITION (NEW PAINT AND FLOORING), MORE BATHS. Additional Comments 1. COST APPROACH; THE COST APPROACH IS BASED UPON THE PRESENT REPLACEMENT COST TO REPLACE THE BUILDING WITH ANOTHER BUILDING HAVING THE SAME UTILITY. THE COST APPROACH IS ALSO CONSIDERED A SUPPORTIVE APPROACH TO THE MARKET APPROACH. 2. MARKET APPROACH; THE MARKET APPROACH IS THE MAIN SUPPORTER OF VALUE. IT IS PRIMARILY BASED ON THE SALES OF SIMILAR TYPE PROPERTIES IN THE SUBJECTS MARKET AREA, THIS IS KNOW AS THE PRINCIPLE OF SUBSTITUTION. THE ADJUSTMENTS BEING MADE FOR THE DIFFERENCES IN THE COMPARABLES, COMPARED TO THE SUBJECT PROPERTY, IS BASED UPON MATCHED PAIR SALES ANALYSIS OR HISTORICAL ANALYSIS. THIS DETERMINES WHAT THE MARKET WOULD RETURN IN VALUE, OF THAT PARTICULAR DIFFERENCE, OR POSSIBLE AMENITY, TO THE PROPERTY. THIS IS KNOWN AS THE PRINCIPLE OF CONTRIBUTION. THE GREATEST WEIGHT WAS GIVEN TO THE MOST SIMILAR SALE, OR SALES, AS NOTED IN THE REPORT. 3. FINAL RECONCILIATION; AFTER REVIEWING AND ANALYZING ALL THREE APPROACHES, THE MARKET, COST AND INCOME APPROACHES, THE MARKET APPROACH WAS DETERMINED TO BE THE STRONGEST SUPPORTER OF VALUE. THE COST APPROACH WAS CONSIDERED SUPPORTIVE. THE INCOME APPROACH WAS NOT APPLICABLE FOR THIS TYPE OF PROPERTY. 4. EXTRAORDINARY ASSUMPTION/HYPOTHETICAL CONDITION; ALL STRUCTURES/UPGRADES GIVEN VALUE IN THIS REPORT ARE ASSUMED TO HAVE FINAL PERMITS. THE LAND IS ASSUMED TO HAVE NO UNKNOWN GEOLOGICAL OR ENVIRONMENTAL ADVERSE ISSUES. THE ZONING AS INDICATED IN REALQUEST IS ASSUMED TO BE AS STATED. THE FLOOD MAP INFORMATION, PROVIDED BY MY SOFTWARE COMPANY, IS ASSUMED TO BE ACCURATE. THE COST APPROACH DATA FIGURES ARE ASSUMED TO BE AS STATED. THE LEGAL AGE OF THE HOME IS ASSUMED TO BE A S STATED. THE TYPE AND CONDITION OF UTILITIES IS ASSUMED TO BE A STATED BY REALQUEST DATA OR THE OWNER. IN THE CASE OF NON- OWNER OCCUPIED PROPERTY IT IS ASSUMED THE RENTAL CONTRACT HAS NO ADVERSITIES, OR A LEASE OPTION TO BUY THAT WOULD AFFECT MY APPRAISAL. THE PHYSICAL CHARACTERISTICS OF THE COMPARABLES ARE ASSUMED TO BE AS STATED BY REALQUEST OR LOCAL MLS DATA. SUBJECT MECHANICAL SYSTEMS SUCH AS ELECTRICAL, PLUMBING, GAS LINES AND HEATING\COOLING UNITS, WITHIN THE STRUCTURE ARE ASSUMED TO BE FUNCTIONING PROPERLY. THE CC & R'S, IF APPLICABLE, WERE NOT REVIEWED AND ARE ASSUMED TO CONTAIN NO ADVERSITIES. I ASSUME THE HOME HAS NO MOLD, MILDEW, TOXIC CHEMICALS OR INFESTATIONS. IF ANY OF THESE ITEMS ARE FOUND TO BE INCORRECT, I RESERVE THE RIGHT TO CHANGE MY APPRAISAL. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER\CLIENT. 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. Addendum Page 2 of 2

16 SUBJECT PROPERTY PHOTO ADDENDUM State: CA FRONT VIEW OF SUBJECT PROPERTY Appraised Date: September 17, 213 Appraised Value: 18, REAR VIEW OF SUBJECT PROPERTY STREET SCENE

17 COMPARABLE PROPERTY PHOTO ADDENDUM State: CA COMPARABLE SALE #1 373 AVONDALE STREET PERRIS, CA Sale Date: s8/13;c7/13 Sale Price: 185, COMPARABLE SALE # BLUESTEM TRAIL PERRIS, CA Sale Date: s8/13;c7/13 Sale Price: 185, COMPARABLE SALE # CALTHA WAY PERRIS, CA Sale Date: s4/13;c12/12 Sale Price: 145,

18 COMPARABLE PROPERTY PHOTO ADDENDUM State: CA COMPARABLE SALE # ALBILLO LOOP PERRIS, CA Sale Date: s4/13;c2/13 Sale Price: 15, COMPARABLE SALE #5 329 TANSY CIRCLE PERRIS, CA Sale Date: c9/13 Sale Price: 215, COMPARABLE SALE #6 311 BRIGHT WAY PERRIS, CA Sale Date: c8/13 Sale Price: 166,

19 COMPARABLE PROPERTY PHOTO ADDENDUM State: CA COMPARABLE SALE #7 394 MANQUELO COURT PERRIS, CA Sale Date: c9/13 Sale Price: 18, COMPARABLE SALE # CANTERBURY PLACE PERRIS, CA Sale Date: c9/13 Sale Price: 19, COMPARABLE SALE #9 Sale Date: Sale Price:

20 INTERIOR PHOTOS State: CA Kitchen Comment: KITCHEN Living Area Description: Comment: LIVING AND DINING Bathroom Description: Comment: BATH INT3KLB 81721

21 BATHROOM PHOTOS State: CA Comment: BATH Comment: Comment: INT3BATHR 81721

22 INTERIOR PHOTOS State: CA Comment: BEDROOM Comment: BEDROOM Comment: BEDROOM INT3AR 11821

23 FLOORPLAN SKETCH State: CA 16' 1' 1' COV PATIO 35.5' Bath Bedroom 36' 36' Kitchen Bath Dining Bedroom Bedroom Living Room 6' Foyer 2.5' COV PORCH Garage 21' 21' 15' 2.5' Sketch by Ape Sketch v5 Standard Comments: AREA CALCULATIONS SUMMARY Code Description GLA1 GAR P/P First Floor Garage Porch cov patio Net LIVABLE Area Net Size (rounded) LIVING AREA BREAKDOWN Net Totals Breakdown First Floor 35.5 Subtotals Item (rounded) 1278

24 State: CA AERIAL VIEW OF SUBJECT STREET SCENE IN OPPOSITE DIRECTION REAR SIDE YARD PHT

25 State: CA carbon monoide alarm. DIRECTLY BEHIND THE SUBJECT REAR SIDE YARD PHT

26 State: CA LAUNDRY WATER HEATER HAS EARTH QUAKE STRAPS MORE WATER HEATER PHT

27 State: CA SMOKE ALARM DIRECTLY ACROSS FROM THE SUBJECT FRONT SIDE VIEW PHT

28 DIMENSION LIST ADDENDUM State: GROSS BUILDING AREA (GBA) GROSS LIVING AREA (GLA) Area(s) Area Living Level 1 Level 2 Level 3 Other 1,278 1, CA 1,278 1,278 % of GLA % of GBA GBA Basement Garage 431 Area Measurements Measurements Factor Area Type Total ,278. Level 1 Level 2 Level 3 Other Bsmt. Garage X X DIM 2927

29 PLAT MAP State: CA

30 LOCATION MAP State: CA

31 State: CA

32 State: CA

33 State: CA

34 State: CA

35 USPAP COMPLIANCE ADDENDUM File No. veronica377 DEFINITION OF MARKET VALUE PROVIDED BY THE APPRAISAL INSTITUTE DICTIONARY OF REAL ESTATE APPRAISAL. 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, KNOWLEDGABLY AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THE 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 CONSIDERS HIS 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 AREA NECESSARY FOR HOSE COSTS WHICH AREA 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 JUDGEMENT. THE PURPOSE AND FUNCTION OF THIS APPRAISAL IS THE ESTIMATE THE VALUE OF THE SUBJECT PROPERTY AS DEFINED HEREIN, AND TO ASSIST THE CLIENT IN EVALUATING THE SUBJECT PROPERTY FOR FEDERALLY RELATED MORTGAGE LOAN PURPOSES AND IS NOT INTENDED FOR USE BY ANY OTHER PARTY OR ANY OTHER PURPOSE. THE APPRAISER IS NOT RESPONSIBLE FOR UNAUTHORIZED USE OF THIS REPORT. SCOPE: 1. AFTER RECEIVING THE ASSIGNMENT, AN EXTENSIVE SEARCH OF RESOURCES CUSTOMARY TO THE APPRAISAL OF RESIDENTIAL REAL ESTATE WAS MADE TO DETERMINE GENERAL MARKET TRENDS, INFLUENCES AND OTHER SIGNIFICANT FACTORS PERTINENT TO THE SUBJECT PROPERTY. 2. A PHYSICAL INSPECTION OF THE SUBJECT PROPERTY WAS PERFORMED, INCLUDING MEASUREMENTS AND PHOTOS. 3. A EXTERIOR INSPECTION OF COMPARABLE PROPERTIES, WITH PHOTO'S. 4. A WRITTEN REPORT WAS THEN COMPLETED, WITH APPROPRIATE ADJUSTMENTS BEING MADE TO ESTIMATE AN ACCURATE ESTIMATE OF VALUE. 5. A SUMMARY REPORT WAS THEN SENT TO THE INTENDED USER. IF REQUESTED TO MAKE A CORRECTION THE FOLLOWING INFORMATION WOULD APPLY THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER/CLIENT AND / OR ASSIGN. THE INTENDED USE TO TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR A MORTGAGE FINANCE TRANSACTION, SUBJECT OT THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM AND THE DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. ValueQuest Pro

36 USPAP COMPLIANCE ADDENDUM APPRAISER: SUPERVISORY APPRAISER: Signature Name STACY HOWE Date Report Signed 9/19/213 State Certification # AR5611 Or State License # Signature Name Date Report Signed State Certification # Or State License # State CA State ValueQuest Pro File No. veronica377 Did Did Not Inspect Property State State

37 Thumbnails Subject Front View Subject Rear View File No. Subject Street Scene Sales Comp. 1 Sales Comp. 2 Sales Comp. 3 Sales Comp. 4 Sales Comp. 5 Sales Comp. 6 Sales Comp. 7 Sales Comp. 8 Sales Comp. 9 Kitchen Living Area Bathroom Bathroom Photo 1 Bathroom Photo 2 Bathroom Photo 3 veronica377

38 Thumbnails File No. Interior Photo 1 Interior Photo 2 Interior Photo 3 Etra Photo 1 Etra Photo 2 Etra Photo 3 Etra Photo 1 Etra Photo 2 Etra Photo 3 Etra Photo 1 Etra Photo 2 Etra Photo 3 Etra Photo 1 Etra Photo 2 Etra Photo 3 Plat Map Location Map Etra Map veronica377

39 Thumbnails Etra Map Etra Map File No. Etra Map veronica377