Exterior Inspection Interior Inspection Property Address: 3372 Sacramento Road + Broker Price Opinion Vendor ID: 428478 City, State, Zip: Phelan, CA 9237 Deal Name: Loan Number: 639 Inspection Date: 7/7/27 2nd Loan / Client #: Subject APN: 398-8-2- Property Occupancy Status Vacant Does the Property Appear Secure? Yes Est. Monthly Rent $,2 Sold in the last Currently Listed Currently List Broker List Broker Contact # Initial List Price Initial List Date Current List Price DOM / CDOM 2 Months? Yes Good Deal Realty 76694555 Is the Subject Listing Currently Pending? Yes $64,5 6/25/27 Date of Contract 7/4/27 $54,9 9 / 9 Sale Price: Sale Date: CDOM to Contract 9 Subject Property / External Influences Currently pending escrow, one additional MLS sale in 23 Subject Sold Comp Sold Comp 2 Sold Comp 3 List Comp Address 3372 Sacramento 393 Sheep 2575 Johnson Rd 887 Calaveras Rd 372 Sacramento Road Creek Rd Phelan, CA 9237 Pinon Hills, CA Rd Phelan, CA 9237 Phelan, CA 9237 92372 Pinon Hills, CA 92372 Proximity.27 Miles 2. Miles 2.38 Miles 2.54 Miles Sale/List Price $94, $2, $55, $265, Sale Date /28/27 4/2/27 4/8/27 Price Per Sq.ft. $7.53 $3.4 $3.75 $9.6 $4.4 Initial List Price $64,5 $22,5 $2, $55, $265, Initial List Date 6/25/27 /24/26 2/4/27 4//27 4/5/27 Current/Final List $54,9 $22,5 $2, $55, $265, DOM/CDOM 9 / 9 45 / 45 7/7 3/3 4 / 4 Sales Type Finance Incentives Living Area 86 88 58 692 874 #Rooms/Bed/Bath Year Built 989 984 993 99 988 List Comp 2 List Comp 3 3354 Pierce Ln 255 Hacienda Phelan, CA 9237 Rd Phelan, CA 9237.99 Miles $29,9 2.25 Miles $79, $8.99 $29,9 //26 $29,9 246 / 246 848 988 $6.55 $79, 4/27/27 $79, 8 / 8 68 988 Bsmnt SF/% Finished Lot Size Property Type Style / Quality # of Units Condition Pool/Spa View Porch/Patio/Deck Fireplace Garage Other Features HOA Fees Subdivision School District Data Source - ID.39ac 4.72ac 6.88ac 2.4ac 8.84ac 2.33ac 2.2ac / Q4 / Q4 / Q4 / Q4 / Q4 / Q4 / Q4 C4 C4 C4 C5 C4 C3 C4 / / / / / / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / Yes / 2 Detached 3 Detached /mo /yr /yr /yr /yr /yr /yr County Tax - Realist Market Time 9-2 days MLS - IV6752693 MLS - 4889 MLS - 483649 MLS - 48384 As-Is Price Estimate As-Repaired Price Estimate Land Only Price Anticipated Sale Price $2, $2, $6, Recommended List Price $22, $22, As - Is + Recommended Sales Strategy: Page of Repaired MLS - 477789 MLS - 484696
Address City BR BA Lot Size Sale/List Date Year Built Sale/List Price Distance 3372 Sacramento Road Phelan 3 2.39ac 989 393 Sheep Creek Rd Phelan 3 2 4.72ac /28/27 984 $94,.27 Miles 2 2575 Johnson Rd Phelan 3 2 6.88ac 4/2/27 993 $2, 2. Miles 3 887 Calaveras Rd Pinon Hills 3 2 2.4ac 4/8/27 99 $55, 2.38 Miles 372 Sacramento Rd Pinon Hills 3 2 8.84ac 4/5/27 988 $265, 2.54 Miles 2 3354 Pierce Ln Phelan 3 2 2.33ac //26 988 $29,9.99 Miles 3 255 Hacienda Rd Phelan 3 2 2.2ac 4/27/27 988 $79, 2.25 Miles Neighborhood Data: Location Type: Rural Market Trend: Stable Economic Trend: Stable Neighborhood Trend: Stable Housing Supply: Stable Crime/Vandalism: Medium Risk REO Driven? Avg Age of Home: 29 Neighborhood Pride of Ownership: Average Avg Marketing Time of Comparable Listings: Under 3 Mos. Price Range: $8,575 to $379, Median Price: $63, Predominate Value: $86,78 Average DOM: 63 Number of units for rent: Number of units in complex for sale: Negative Neighborhood Factors that will detract from the subject: ted Neighborhood : The market continues to be improved with of the 5 homes sold in the last 6 months having been FMV. Marketability of Subject: Most Likely Buyer: OO Types of Financing the Subject will NOT qualify for: n/a Will this be a problem for resale? If yes, please explain: ted Page 2 of
Comparables: Sale Similar in build and location, similar appeal, interior may be in need of additional repairs and updating. Sale 2 Similar in location though larger in lot size, smaller build helps to balance, similar appeal and interior condition needing average updating. Sale 3 Similar overall build and appeal in similar location, interior is in need of repairs and updating inferior to subjects assumed condition. List Equal in location, similar in build and appeal, similar interior condition needing average updating, superior horse corrals and barn. List 2 Similar in build and appeal, similar in location, interior has been recently updated and is move in ready. List 3 Equal in location, similar overall build and appeal, similar interior condition needing average updating. : Service Provider : Please note: Tax records do not match current build, additions have been done to the home though permits may not have been necessary due to property type and County location, data is based off of the current MLS listing, attached, as well as a prior listing with similar size information, Prices are based on exterior BPO only and the assumption the interior is in average condition with only normal wear and tear updating needed. Any discrepancies in this assumption could affect the suggested prices either way. Prices based in the upper-range of the equal conditioned comps to assume the closest 9 day fair market possible. 9 day marketing times are unlikely in this area for FMV properties. The suggested list price has been inflated in order to forecast 9 day marketing. Vendor : Service Provider Signature Service Provider Company /s/ Jessica Lewis BPO Effective Date 7/7/27 Elite REO Services Service Provider Lic. Num. 73376 Page 3 of
Repairs Recommended Repairs would bring the subject to: $2, Internal Repairs Comment Total Paint $ Walls/Ceiling $ Carpet/Floors $ Cabinets/Countertops $ Plumbing $ Electrical $ Heating/AC $ Appliances $ Doors/Trim $ Cleaning $ Other $ Internal Repair Total: External Repairs Comment Total Roof $ Siding/Trim $ Structural $ Windows/Doors $ Paint $ Foundation $ Garage $ Landscaping $ Fence $ Other $ External Repair Total: Repair Total: Page 4 of
Subject Front 3372 Sacramento Road Phelan, CA 9237 Address Side Page 5 of
Side Street Street Page 6 of
Page 7 of View across street
Comparable Sale # 393 Sheep Creek Rd Phelan, CA 9237 Sale Date: /28/27 Sale Price: $94, Comparable Sale #2 2575 Johnson Rd Phelan, CA 9237 Sale Date: 4/2/27 Sale Price: $2, Comparable Sale #3 887 Calaveras Rd Pinon Hills, CA 92372 Sale Date: 4/8/27 Sale Price: $55, Page 8 of
Comparable Listing # 372 Sacramento Rd Pinon Hills, CA 92372 Current List: $265, Comparable Listing #2 3354 Pierce Ln Phelan, CA 9237 Current List: $29,9 Comparable Listing #3 255 Hacienda Rd Phelan, CA 9237 Current List: $79, Page 9 of
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. twithstanding 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 of