invoice · 2010-11-25 · f.c.a. appraisals, inc. 504 olive ave lot 187 nokomis manor natures park...

Total: $425.00

Fee: $425.00

INVOICE

$.00Other:

9/6/2007

Order Date

9/10/2007

Property Description

Bill To

Invoice Date

AB-24907-12815

Invoice Number

335 Centre Street

Dallas, Texas 75208

214.941.0196

www.jerniganassociates.com

Krista McCullogh

AMC Mortgage Services

505 City Parkway West

Suite 100

Orange,CA 92868

0100872472Loan #:

Order #:

REO #:

Borrower:

9339828-VAL01008724722401244:1

NAOMI COOPER

O.L. Jernigan & Associates

Appraisal Service of:

504 OLIVE AVENUEAddress:

City:

State:

Zip Code:

Nokomis

FL

34275

County: Sarasota

Property Type: SFR

Appraisal Type: Full REO

Thank you for your business!

Subject property has no apparent deferred maintenance items and is considered to be in good overall condition. The As Is and As Repaired value are equal.

LOCATED AT:

FOR:

AS OF:

BY:

Form GA4 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

F.C.A. Appraisals, Inc.

504 Olive AveLot 187 Nokomis Manor Natures Park

Nokomis, FL 34275-2901

AMC Mortgage Services335 Centre StreetDallas, TX 75208

09/07/2007

Frank Calderone, RD809, St.Cert.Res. REA

FCA Appraisals, Inc.2960 South McCall Road, Suite 205

Englewood, FL 34224

APPRAISAL OF REAL PROPERTY

Form GA4 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

F.C.A. Appraisals, Inc.

504 Olive AveLot 187 Nokomis Manor Natures Park

Nokomis, FL 34275-2901

AMC Mortgage Services335 Centre StreetDallas, TX 75208

09/07/2007


FCA Appraisals, Inc.2960 South McCall Road, Suite 205

Englewood, FL 34224

APPRAISAL OF REAL PROPERTY

LOCATED AT:

FOR:

AS OF:

BY:

Page #2File No. 07F2979

Uniform Residential Appraisal Report File #

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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 City State Zip CodeBorrower Owner of Public Record CountyLegal DescriptionAssessor's Parcel # Tax Year R.E. Taxes $Neighborhood Name Map Reference Census TractOccupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per monthProperty Rights Appraised Fee Simple Leasehold Other (describe)Assignment Type Purchase Transaction Refinance Transaction Other (describe)Lender/Client AddressIs the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes NoReport data source(s) used, offering price(s), and date(s).

I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was notperformed.

Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s)Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes NoIf 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.Neighborhood Characteristics

Location Urban Suburban RuralBuilt-Up Over 75% 25-75% Under 25%Growth Rapid Stable Slow

One-Unit Housing TrendsProperty Values Increasing Stable DecliningDemand/Supply Shortage In Balance Over SupplyMarketing Time Under 3 mths 3-6 mths Over 6 mths

One-Unit HousingPRICE$ (000)

AGE(yrs)

LowHighPred.

Present Land Use %One-Unit %2-4 Unit %Multi-Family %Commercial %Other %

Neighborhood Boundaries

Neighborhood Description

Market Conditions (including support for the above conclusions)

Dimensions Area Shape ViewSpecific Zoning Classification Zoning DescriptionZoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe

Utilities Public Other (describe) Public Other (describe)ElectricityGas

WaterSanitary Sewer

Off-site Improvements - Type Public PrivateStreetAlley

FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateAre the utilities and off-site improvements typical for the market area? Yes No If No, describeAre there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe

General DescriptionUnits One One with Accessory Unit# of StoriesType Det. Att. S-Det./End Unit

Existing Proposed Under Const.Design (Style)Year BuiltEffective Age (Yrs)

FoundationConcrete Slab Crawl SpaceFull Basement Partial Basement

Basement Area sq.ft.Basement Finish %

Outside Entry/Exit Sump PumpEvidence of Infestation

Dampness Settlement

Exterior Description materials/conditionFoundation WallsExterior WallsRoof SurfaceGutters & DownspoutsWindow TypeStorm Sash/InsulatedScreens

Interior materials/conditionFloorsWallsTrim/FinishBath FloorBath Wainscot

Attic NoneDrop Stair StairsFloor ScuttleFinished Heated

Heating FWA HWBB RadiantOther Fuel

Cooling Central Air ConditioningIndividual Other

AmenitiesFireplace(s) #Patio/DeckPool

Woodstove(s) #FencePorchOther

Car Storage NoneDriveway # of Cars

Driveway SurfaceGarage # of CarsCarport # of CarsAtt. Det. Built-in

Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe)Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above GradeAdditional features (special energy efficient items, etc.).

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

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe

Page 1 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005

010087247207F2979

504 Olive Ave Nokomis FL 34275-2901Cooper, Naomi. Pierce, Kelly L. & Tony A. Sarasota

Lot 187 Nokomis Manor Natures Park0403-05-0029 2006 1,177.00Nokomis Manor Natures Park 39-19-05 27.14

0.00N/A

Estimate Market Value-REOAMC Mortgage Services 335 Centre Street, Suite 102, Dallas, TX 75208

The subject has not been listed with the local MLS within the 12 month period prior to the effective date ofthis appraisal report.

N/A

N/A N/A N/A

N/A N/A

48550+145

New70+35

55235

35Subject is in Bay Acres, with Sarasota Bay to the west & to the south, US Hwy.

41 to the east, & Sarasota to the north. Area has manufactured & single family homes.Most community amenities are within a 1 to 6 mile radius of the subject property. Employment in the subject area is above

average and appeal to the market is average. Subject is located in a neighborhood comprised of a mixture of single family homes & manufacturedhomes. Some construction and remodeling is being undertaken in the area.

After years of appreciating values followed by a period of declining values, the local real estate market appears to be

stabilizing. Interest rates are trending higher, but are still attractive in comparison to historical averages. Although it appears there is currently an over supply of single family homes in the

subject market area per local mls, marketing time appears to be towards the end of the 3-6 month range assuming a reasonable asking price and effective marketing.

See Plat Map-No Survey 5,250 Sq.Ft. Rectangular Interior/ AvgRC Residential, Combination

N/AN/A

FPLNone

See AddendumSeptic

Paved AsphaltNone

AE 1251440331E 9/3/1992N/A

No survey submitted, assume typical PUE's. The subject site appears typical for the area. The appraiser did note current utility work beingperformed along the fronT of the subject property. See attached addendum for additional comments.

One

FL Ranch >196020

N/AN/A

None

Concrete Block PierFrame/Siding*Asphalt Shingle*Partial Aluminum*Anod. Alum.*Metal/ Insulated*Screens*

Tile/Carpet*Plaster*Wood*Ceramic Tile*Ceramic Tile*

None Electric

None NoneConc.

0

Att. Utility

N/A

*Surface Condition--Average5 2 1.0 706

See Text Addendum.

The subject, a single family residence (Florida-styleranch), was found to be in above average condition for its age, on the date of inspection, having been partially renovated over the years, with a 20year effective age, in the opinion of the appraiser. The subject appears to have no physical or functional inadequacies. No external obsolescencewas noted in the subject's neighborhood, at time of inspection. Physical depreciation was applied. See the Text Addendum for additional informationon the subject and comparable sales.

None apparent.

Subject property generally conforms to neighborhood.

FCA Appraisals Inc.

Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

010087247207F2979

504 Olive Ave Nokomis FL 34275-2901Cooper, Naomi. Pierce, Kelly L. & Tony A. Sarasota

Lot 187 Nokomis Manor Natures Park0403-05-0029 2006 1,177.00Nokomis Manor Natures Park 39-19-05 27.14

0.00N/A

Estimate Market Value-REOAMC Mortgage Services 335 Centre Street, Suite 102, Dallas, TX 75208

The subject has not been listed with the local MLS within the 12 month period prior to the effective date ofthis appraisal report.

N/A

N/A N/A N/A

N/A N/A

48550+145

New70+35

55235

35Subject is in Bay Acres, with Sarasota Bay to the west & to the south, US Hwy.

41 to the east, & Sarasota to the north. Area has manufactured & single family homes.Most community amenities are within a 1 to 6 mile radius of the subject property. Employment in the subject area is above

average and appeal to the market is average. Subject is located in a neighborhood comprised of a mixture of single family homes & manufacturedhomes. Some construction and remodeling is being undertaken in the area.

After years of appreciating values followed by a period of declining values, the local real estate market appears to be

stabilizing. Interest rates are trending higher, but are still attractive in comparison to historical averages. Although it appears there is currently an over supply of single family homes in the

subject market area per local mls, marketing time appears to be towards the end of the 3-6 month range assuming a reasonable asking price and effective marketing.

See Plat Map-No Survey 5,250 Sq.Ft. Rectangular Interior/ AvgRC Residential, Combination

N/AN/A

FPLNone

See AddendumSeptic

Paved AsphaltNone

AE 1251440331E 9/3/1992N/A

No survey submitted, assume typical PUE's. The subject site appears typical for the area. The appraiser did note current utility work beingperformed along the fronT of the subject property. See attached addendum for additional comments.

One

FL Ranch >196020

N/AN/A

None

Concrete Block PierFrame/Siding*Asphalt Shingle*Partial Aluminum*Anod. Alum.*Metal/ Insulated*Screens*

Tile/Carpet*Plaster*Wood*Ceramic Tile*Ceramic Tile*

None Electric

None NoneConc.

0

Att. Utility

N/A

*Surface Condition--Average5 2 1.0 706

See Text Addendum.

The subject, a single family residence (Florida-styleranch), was found to be in above average condition for its age, on the date of inspection, having been partially renovated over the years, with a 20year effective age, in the opinion of the appraiser. The subject appears to have no physical or functional inadequacies. No external obsolescencewas noted in the subject's neighborhood, at time of inspection. Physical depreciation was applied. See the Text Addendum for additional informationon the subject and comparable sales.

None apparent.

Subject property generally conforms to neighborhood.

FCA Appraisals Inc.



SUB

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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 City State Zip CodeBorrower Owner of Public Record CountyLegal DescriptionAssessor's Parcel # Tax Year R.E. Taxes $Neighborhood Name Map Reference Census TractOccupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per monthProperty Rights Appraised Fee Simple Leasehold Other (describe)Assignment Type Purchase Transaction Refinance Transaction Other (describe)Lender/Client AddressIs the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes NoReport data source(s) used, offering price(s), and date(s).

I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was notperformed.

Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s)Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes NoIf 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.Neighborhood Characteristics

Location Urban Suburban RuralBuilt-Up Over 75% 25-75% Under 25%Growth Rapid Stable Slow

One-Unit Housing TrendsProperty Values Increasing Stable DecliningDemand/Supply Shortage In Balance Over SupplyMarketing Time Under 3 mths 3-6 mths Over 6 mths

One-Unit HousingPRICE$ (000)

AGE(yrs)

LowHighPred.

Present Land Use %One-Unit %2-4 Unit %Multi-Family %Commercial %Other %

Neighborhood Boundaries

Neighborhood Description

Market Conditions (including support for the above conclusions)

Dimensions Area Shape ViewSpecific Zoning Classification Zoning DescriptionZoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe

Utilities Public Other (describe) Public Other (describe)ElectricityGas

WaterSanitary Sewer

Off-site Improvements - Type Public PrivateStreetAlley

FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateAre the utilities and off-site improvements typical for the market area? Yes No If No, describeAre there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe

General DescriptionUnits One One with Accessory Unit# of StoriesType Det. Att. S-Det./End Unit

Existing Proposed Under Const.Design (Style)Year BuiltEffective Age (Yrs)

FoundationConcrete Slab Crawl SpaceFull Basement Partial Basement

Basement Area sq.ft.Basement Finish %

Outside Entry/Exit Sump PumpEvidence of Infestation

Dampness Settlement

Exterior Description materials/conditionFoundation WallsExterior WallsRoof SurfaceGutters & DownspoutsWindow TypeStorm Sash/InsulatedScreens

Interior materials/conditionFloorsWallsTrim/FinishBath FloorBath Wainscot

Attic NoneDrop Stair StairsFloor ScuttleFinished Heated

Heating FWA HWBB RadiantOther Fuel

Cooling Central Air ConditioningIndividual Other

AmenitiesFireplace(s) #Patio/DeckPool

Woodstove(s) #FencePorchOther

Car Storage NoneDriveway # of Cars

Driveway SurfaceGarage # of CarsCarport # of CarsAtt. Det. Built-in

Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe)Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above GradeAdditional features (special energy efficient items, etc.).

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

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe




SALE

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There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ .There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ .

FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3Address

Proximity to SubjectSale Price $ $ $ $Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.Data Source(s)Verification Source(s)VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ AdjustmentSales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign (Style)Quality of ConstructionActual AgeConditionAbove Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $

Net Adj. %Gross Adj. %



I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s)My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.Data Source(s)Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).

ITEM SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3Date of Prior Sale/TransferPrice of Prior Sale/TransferData Source(s)Effective Date of Data Source(s)Analysis of prior sale or transfer history of the subject property and comparable sales

Summary of Sales Comparison Approach

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

This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have beencompleted, 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 thefollowing required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair:

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limitingconditions, 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 , which is the date of inspection and the effective date of this appraisal.


010087247207F2979

17+ 89,900 169,00011 75,900 162,000

504 Olive AveNokomis

N/A

SuburbanFee Simple5,250 Sq.Ft.Interior/ Avrg >FL Ranch >Average >1960-20Yr.Eff.>Average

5 2 1.0706

N/ANoneAverageCentral/ElectricInsulationNonePatio

Appliances Standard Equip.Pool NoneStorage/Other Amenities Utility Room

07/03/2007Non Sale TransferWin2 Data & Public Records09/07/2007

1803 Scotties PlaceNokomis, FL 34275-49720.45 miles NE

125,000133.98

Win2Data and Public RecordsMLS #307492

Conventional 0None Noted 002/06/2007 0Suburban 0Fee Simple 06,171+- SF > 0Interior/ Avrg. > 0FL Ranch > 0Average > 02004-3Yr.Eff> -17,000Average> 0

05 2 2.0 -2,500

933 -9,080None 0None 0Average 0Central/Electric 0Insulation 0None 0None +500Similar 0None 0None +1,500

-26,58021.324.5 98,420

None, within the last year

Win2Data/ Public Records09/07/2007

108 Ravenna St. NNokomis, FL 34275-28620.52 miles NW

130,000144.44


Conventional 0None Noted 004/05/07 0Suburban 0Fee Simple 08,475+- SF > -3,000Interior/ Avrg.> 0FL Ranch > 0Average > 01958-15Yr Eff.> -5,000Above Average> 0

05 3 1.0 0

900 -7,760None 0None 0Average 0Wall Units/Elec. +2,500Insulation 0None 0None +500Similar 0None 0None +1,500

-11,2608.715.6 118,740


Win2 Data & Public Records09/07/2007

811 Jessica St. S.Nokomis, FL 34275-28420.38 miles NW

85,000107.87

Win2Data and Public RecordsORB #24503

Conventional 0None Noted 002/09/07 0Suburban 0Fee Simple 05,642+- SF > 0Interior/ Avrg.> 0FL Ranch > 0Average > 01957-20Yr.Eff.> 0Average> 0

04 2 1.0 0

788 -3,280None 0None 0Average 0Central/Electric 0Insulation 0None 0Cov.Porch 0Similar 0None 0None +1,500

-1,7802.15.6 83,220



The appraiser has researched the sale or transferhistory of the subject property and comparable sales, per public records. See information below.

Per Win2Data And the public records. See information below.

Per public records, any sales or transfers or the subject property, within the year prior to the most recent sales date.

The subject also had previous sales on 08/07/2006 for $172,000 and earlier on06/30/2005 for $77,500. None of the comparable sales has had a prior sale within the last 3 year, per public records.

All comparable sales are considered likely substitutes for the subject, and they are competitive in the market.All sales used in this appraisal are no more than than 8 months old. All sales are within 1 mile of the subject, and each, like the subject, is located inNokomis. However, it was difficult to find sales of single family homes in the subject's area, that have less than 650 square feet of living area, on anon-waterfront site with 5,250 square feet of area. None of the sales used has over 900 square feet of living area, but, all have a larger living areathan the subject. The best available sales in the subject's area were used. Sales were adjusted for differences in site, age, # of baths, GLA, centrala/c, porches/patios and other amenities. Comparable #1 required adjustments of more than the recomended guidelines as it is a newer modularhome that required significant adjustments for effective age.All sales were given equal consideration in determining an opinion of the current market value of the subject property.

95,00095,000 97,479 0

The sales market approach is given the most weight in the final value determination. The cost approach supports the market, and is givenconsideration.

N/A

95,000 09/07/2007


010087247207F2979

17+ 89,900 169,00011 75,900 162,000


N/A

SuburbanFee Simple5,250 Sq.Ft.Interior/ Avrg >FL Ranch >Average >1960-20Yr.Eff.>Average

5 2 1.0706

N/ANoneAverageCentral/ElectricInsulationNonePatio

Appliances Standard Equip.Pool NoneStorage/Other Amenities Utility Room

07/03/2007Non Sale TransferWin2 Data & Public Records09/07/2007

1803 Scotties PlaceNokomis, FL 34275-49720.45 miles NE

125,000133.98


Conventional 0None Noted 002/06/2007 0Suburban 0Fee Simple 06,171+- SF > 0Interior/ Avrg. > 0FL Ranch > 0Average > 02004-3Yr.Eff> -17,000Average> 0

05 2 2.0 -2,500

933 -9,080None 0None 0Average 0Central/Electric 0Insulation 0None 0None +500Similar 0None 0None +1,500

-26,58021.324.5 98,420



108 Ravenna St. NNokomis, FL 34275-28620.52 miles NW

130,000144.44


Conventional 0None Noted 004/05/07 0Suburban 0Fee Simple 08,475+- SF > -3,000Interior/ Avrg.> 0FL Ranch > 0Average > 01958-15Yr Eff.> -5,000Above Average> 0

05 3 1.0 0

900 -7,760None 0None 0Average 0Wall Units/Elec. +2,500Insulation 0None 0None +500Similar 0None 0None +1,500

-11,2608.715.6 118,740


Win2 Data & Public Records09/07/2007

811 Jessica St. S.Nokomis, FL 34275-28420.38 miles NW

85,000107.87

Win2Data and Public RecordsORB #24503

Conventional 0None Noted 002/09/07 0Suburban 0Fee Simple 05,642+- SF > 0Interior/ Avrg.> 0FL Ranch > 0Average > 01957-20Yr.Eff.> 0Average> 0

04 2 1.0 0

788 -3,280None 0None 0Average 0Central/Electric 0Insulation 0None 0Cov.Porch 0Similar 0None 0None +1,500

-1,7802.15.6 83,220



The appraiser has researched the sale or transferhistory of the subject property and comparable sales, per public records. See information below.

Per Win2Data And the public records. See information below.

Per public records, any sales or transfers or the subject property, within the year prior to the most recent sales date.

The subject also had previous sales on 08/07/2006 for $172,000 and earlier on06/30/2005 for $77,500. None of the comparable sales has had a prior sale within the last 3 year, per public records.

All comparable sales are considered likely substitutes for the subject, and they are competitive in the market.All sales used in this appraisal are no more than than 8 months old. All sales are within 1 mile of the subject, and each, like the subject, is located inNokomis. However, it was difficult to find sales of single family homes in the subject's area, that have less than 650 square feet of living area, on anon-waterfront site with 5,250 square feet of area. None of the sales used has over 900 square feet of living area, but, all have a larger living areathan the subject. The best available sales in the subject's area were used. Sales were adjusted for differences in site, age, # of baths, GLA, centrala/c, porches/patios and other amenities. Comparable #1 required adjustments of more than the recomended guidelines as it is a newer modularhome that required significant adjustments for effective age.All sales were given equal consideration in determining an opinion of the current market value of the subject property.

95,00095,000 97,479 0

The sales market approach is given the most weight in the final value determination. The cost approach supports the market, and is givenconsideration.

N/A

95,000 09/07/2007



SALE

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There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ .There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ .

FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3Address

Proximity to SubjectSale Price $ $ $ $Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.Data Source(s)Verification Source(s)VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ AdjustmentSales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign (Style)Quality of ConstructionActual AgeConditionAbove Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $




I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s)My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.Data Source(s)Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).

ITEM SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3Date of Prior Sale/TransferPrice of Prior Sale/TransferData Source(s)Effective Date of Data Source(s)Analysis of prior sale or transfer history of the subject property and comparable sales

Summary of Sales Comparison Approach

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

This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have beencompleted, 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 thefollowing required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair:

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limitingconditions, 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 , which is the date of inspection and the effective date of this appraisal.



SUPPLEMENTAL REAL ESTATE OWNED APPRAISAL ADDENDUMProperty Address City State Zip CodeLegal Description CountyIs the subject property currently listed? Yes No Current List Price: $ Agent:

Listing Company/Address/Phone:COMPETING LISTINGS

ITEM SUBJECT LISTING # LISTING # LISTING #Address

Proximity to SubjectOriginal List PriceCurrent List PriceLast Price Revision DateDays-on-MarketSite/ViewDesign (Style)AgeConditionAbove Grade Room Count Tot: B-rms: Ba: Tot: B-rms: Ba: Tot: B-rms: Ba: Tot: B-rms: Ba:Approx. Gross Living Area sq. ft. sq. ft. sq. ft. sq. ft.Basement AreaCar StorageOther (special/financingconcessions,amenities,etc.)Describe the value-related differences between the subject property and the competing listings (including financing, terms, conditions, location, appeal, deferred maintenance,utility, style, view, days-on-market, and other amenities). In addition, comment on supply and demand, marketing times, sale-to-list price ratios, REO and new constructionactivity, and other factors associated with, and/or influenced by, current listings in the subject neighborhood.

Describe positive and negative factors that affect the marketability and value of properties in the subject subdivision, and specifically the subject property. Discuss current economictrends -- employment, increasing/decreasing property values, supply and demand, and/or seasonal marketing factors.

Provide an itemized list of repairs recommended to bring the property into marketable condition. Cost estimates should be based on reliable published cost sources and/or local costresources. The appraiser is not an expert in the field of building construction and actual costs may vary from those provided. Repair costs and opinions reported herein are subject tofuture revision based on new repair estimates and evaluations by a licensed building contractor.

REPAIR ITEM ESTIMATED COST

TOTAL ESTIMATED COST OF RECOMMENDED REPAIRS

$$$$$$$$$$$$$

List any recommended inspections (code compliance, structural, environmental etc.). Provide an explaination why the inspection is recommended, and comment on the affect onmarketability and value. When no inspections are recommended, provide a statement to that effect.

List the number of days-on-market for the comparable sales used in the appraisal report:Comp #1: DOM; Comp #2: DOM; Comp #3: DOM.Comments:

In addition to the ''AS-IS'' market value estimated on the attached appraisal report, which is based on a reasonable market exposure time determined by current market conditionsand described in the Neighborhood Section of the report, the following value estimates for the subject are required. Note: The difference between the ''AS IS'' and ''AS-REPAIRED''value should approximate the market's reaction to the needed repairs, not necessarily the dollar-for-dollar cost to place the subject in marketable condition.

''AS-IS'' estimate of market value based on a reasonable market exposure time as rendered in the attached appraisal report''AS-REPAIRED'' estimate of market value based on a reasonable market exposure time''AS-IS'' estimate of market value based on a client-imposed restricted market exposure time of days (not to exceed 120 days)''AS-REPAIRED'' estimate of market value based on a client-imposed restricted market exposure time of days (not to exceed 120 days)

$$$$

APPRAISER: SUPERVISORY APPRAISER(ONLY IF REQUIRED):

Signature

Name

Date Report Signed

State Certification # State

Or State License # State

Signature

Name

Date Report Signed



Form REO — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODEFCA Appraisals Inc.

504 Olive Ave Nokomis FL 34275-2901Lot 187 Nokomis Manor Natures Park Sarasota

N/A N/A

N/A


N/AN/A

N/AN/AInterior/ Avrg >FL Ranch >1960-20Yr.Eff.>Average

5 2 1.0706

N/ANonePatio/Attached UtilityN/A

502 Olive AveNokomisLess than .01 mile NW

125,00099,000

04/24/200792Interior/ Avrg >FL Ranch >1959-Sim Yr.Eff.>Average

4 2 1624

N/A1 Car CarportNoneN/A

Comparable listing #1 is located directly next door to the subject. It is currently listed as backups needed. The appraiser's research of comparable listing # 1revealed that the current contract price is $92,000. Comparable listing #1 has slightly less GLA than the subject, with a carport and no enclosed utility area.Comparable listing #1 is considered a strong indicator of value due to its similarity to the subject property and close proximity to the subject.

Positive factors for this include the close proximity to Interstate 75 which offers expressway travel to major employment hubs in the area as well as access to area amenities including Gulf Beaches. General

market conditions in the neighborhood are favored towards supply side. There is some evidence of sales concessions and discounts. The supply and demand for properties in this market area is considered

supply side favored. Area is undergoing a market stabilization from a period of rapid price increases and rapid selling with virtually little inventory to now a supply side market with listing piling up and

marketing time extended. The typical marketing times for most houses area are at the end of the 3-6 months range with various financing sources.

No inspections are recommended based upon the appraiser's inspection of the areas readily visible at the time of the inspection. The As IS value and the AsRepaired value are equal based as no repairs appear to be required based upon the appraiser's inspection of the visible areas of the subject property.

268 113 N/A

95,00095,000


09/10/2007

RD0000809 FL

1 2 3

Form REO — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODEFCA Appraisals Inc.

504 Olive Ave Nokomis FL 34275-2901Lot 187 Nokomis Manor Natures Park Sarasota

N/A N/A

N/A


N/AN/A

N/AN/AInterior/ Avrg >FL Ranch >1960-20Yr.Eff.>Average

5 2 1.0706

N/ANonePatio/Attached UtilityN/A

502 Olive AveNokomisLess than .01 mile NW

125,00099,000

04/24/200792Interior/ Avrg >FL Ranch >1959-Sim Yr.Eff.>Average

4 2 1624

N/A1 Car CarportNoneN/A

Comparable listing #1 is located directly next door to the subject. It is currently listed as backups needed. The appraiser's research of comparable listing # 1revealed that the current contract price is $92,000. Comparable listing #1 has slightly less GLA than the subject, with a carport and no enclosed utility area.Comparable listing #1 is considered a strong indicator of value due to its similarity to the subject property and close proximity to the subject.

Positive factors for this include the close proximity to Interstate 75 which offers expressway travel to major employment hubs in the area as well as access to area amenities including Gulf Beaches. General

market conditions in the neighborhood are favored towards supply side. There is some evidence of sales concessions and discounts. The supply and demand for properties in this market area is considered

supply side favored. Area is undergoing a market stabilization from a period of rapid price increases and rapid selling with virtually little inventory to now a supply side market with listing piling up and

marketing time extended. The typical marketing times for most houses area are at the end of the 3-6 months range with various financing sources.

No inspections are recommended based upon the appraiser's inspection of the areas readily visible at the time of the inspection. The As IS value and the AsRepaired value are equal based as no repairs appear to be required based upon the appraiser's inspection of the visible areas of the subject property.

268 113 N/A

95,00095,000


09/10/2007

RD0000809 FL

1 2 3

SUPPLEMENTAL REAL ESTATE OWNED APPRAISAL ADDENDUMProperty Address City State Zip CodeLegal Description CountyIs the subject property currently listed? Yes No Current List Price: $ Agent:

Listing Company/Address/Phone:COMPETING LISTINGS

ITEM SUBJECT LISTING # LISTING # LISTING #Address

Proximity to SubjectOriginal List PriceCurrent List PriceLast Price Revision DateDays-on-MarketSite/ViewDesign (Style)AgeConditionAbove Grade Room Count Tot: B-rms: Ba: Tot: B-rms: Ba: Tot: B-rms: Ba: Tot: B-rms: Ba:Approx. Gross Living Area sq. ft. sq. ft. sq. ft. sq. ft.Basement AreaCar StorageOther (special/financingconcessions,amenities,etc.)Describe the value-related differences between the subject property and the competing listings (including financing, terms, conditions, location, appeal, deferred maintenance,utility, style, view, days-on-market, and other amenities). In addition, comment on supply and demand, marketing times, sale-to-list price ratios, REO and new constructionactivity, and other factors associated with, and/or influenced by, current listings in the subject neighborhood.

Describe positive and negative factors that affect the marketability and value of properties in the subject subdivision, and specifically the subject property. Discuss current economictrends -- employment, increasing/decreasing property values, supply and demand, and/or seasonal marketing factors.

Provide an itemized list of repairs recommended to bring the property into marketable condition. Cost estimates should be based on reliable published cost sources and/or local costresources. The appraiser is not an expert in the field of building construction and actual costs may vary from those provided. Repair costs and opinions reported herein are subject tofuture revision based on new repair estimates and evaluations by a licensed building contractor.

REPAIR ITEM ESTIMATED COST

TOTAL ESTIMATED COST OF RECOMMENDED REPAIRS

$$$$$$$$$$$$$

List any recommended inspections (code compliance, structural, environmental etc.). Provide an explaination why the inspection is recommended, and comment on the affect onmarketability and value. When no inspections are recommended, provide a statement to that effect.

List the number of days-on-market for the comparable sales used in the appraisal report:Comp #1: DOM; Comp #2: DOM; Comp #3: DOM.Comments:

In addition to the ''AS-IS'' market value estimated on the attached appraisal report, which is based on a reasonable market exposure time determined by current market conditionsand described in the Neighborhood Section of the report, the following value estimates for the subject are required. Note: The difference between the ''AS IS'' and ''AS-REPAIRED''value should approximate the market's reaction to the needed repairs, not necessarily the dollar-for-dollar cost to place the subject in marketable condition.

''AS-IS'' estimate of market value based on a reasonable market exposure time as rendered in the attached appraisal report''AS-REPAIRED'' estimate of market value based on a reasonable market exposure time''AS-IS'' estimate of market value based on a client-imposed restricted market exposure time of days (not to exceed 120 days)''AS-REPAIRED'' estimate of market value based on a client-imposed restricted market exposure time of days (not to exceed 120 days)

$$$$

APPRAISER: SUPERVISORY APPRAISER(ONLY IF REQUIRED):

Signature

Name

Date Report Signed



Signature

Name

Date Report Signed





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COST APPROACH TO VALUE (not required by Fannie Mae)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)

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEWSource of cost dataQuality rating from cost service Effective date of cost dataComments on Cost Approach (gross living area calculations, depreciation, etc.)

OPINION OF SITE VALUE =$DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$=$

Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$"As-is" Value of Site Improvements =$

INDICATED VALUE BY COST APPROACH =$Estimated Remaining Economic Life (HUD and VA only) YearsINCOME APPROACH TO VALUE (not required by Fannie Mae)

Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM)

PROJECT INFORMATION FOR PUDs (if applicable)Is the developer/builder in control of the Homeowners’ Association (HOA)? Yes No Unit type(s) Detached AttachedProvide 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 ProjectTotal number of phases Total number of units Total number of units soldTotal number of units rented Total number of units for sale Data source(s)Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion.Does the project contain any multi-dwelling units? Yes No Data SourceAre the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion.

Are the common elements leased to or by the Homeowners’ Association? Yes No If Yes, describe the rental terms and options.

Describe common elements and recreational facilities.


010087247207F2979

ZONING COMPLIANCE:Statements regarding zoning compliance are intended in the most general sense. Zoning and building ordinances vary significantly from one municipality to anotherand are applied on a case-by-case basis. The scope of this assignment does not include a detailed analysis of every characteristic of the subject property's site andimprovements relative to current zoning and building ordinances.

The subject is a single-unit dwelling located on a site zoned for single-unit use. Only in this general sense is it considered to "legally comply" with the local zoningordinance. The appraiser has not made a detailed comparison of every property characteristic relative to local zoning and building ordinances.

IMPROVEMENTS - Physical Deficiencies or Adverse Conditions:At the time of viewing, specific signs of infestation, dampness and settlement were not noticed by the appraiser. However, the appraiser is not an expert in theseareas and did not conduct the type of intensive inspection required to discover such problems. If concerned, the client is invited to employ the services of an expert inthese areas. Attics and crawlspaces are not part of the appraiser's complete visual inspection. Consequently, the appraisal does not address qualityor condition issues related to attic or crawlspace areas.

The reader is directed to Limiting Condition 5 on page 4 of this report to understand the limitations on the appraiser's responsibilities relative to hidden or unapparentphysical deficiencies or adverse conditions of the subject property.The appraiser's inspection of the subject property was limited to what was readily observable without moving furniture, floor coverings, or personal property. Unlessotherwise stated, the appraiser did not view attics, crawlspaces, or any other area that would involve the use of ladders or special equipment.

The reader is reminded that Limiting Condition 5 on page 4 of this report states that the "appraiser has no knowledge of any hidden or unapparent physicaldeficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantee orwarranties, express or implied". The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required todiscover whether such conditions exist. The appraisal should not be relied on as a substitute for a professional home inspection.

The appraisers viewing of the property was limited to surface areas only and can be compromised by landscaping, placement of personal property, or even weatherconditions. Most importantly, the appraiser's viewing of the property is far different from and much less intensive than the type of inspections performed to discoverproperty defects.

The appraiser is not an expert in other fields such as but not limited to home inspection, building construction, pest control, or structural engineering. An appraisal isnot a substitute for a home inspection or an inspection by a qualified expert in determining issues such as but not limited to foundation settlement or stability, moistureproblems, wood destroying (or other) insects, rodents, or pests. The client is encouraged to employ the services of appropriate experts to address any areas ofconcern.

The actual condition of items like foundation walls, exterior walls and roof surface can be difficult to assess. Often, significant portions of these items can be hiddenfrom view and even under the best conditions the appraiser can only view surface areas. The origin of many problems related to foundation walls, exterior walls orroof surfaces are internal and thus hidden from the appraiser's view.

Comparable Land Sales in the market area and/orallocation method when there were no reliable sales in the market area.114 Pearl Ave. - 05/15/2007 - $40,000 - 6,806 square feet +/-

Marshall & Swift Valuation Guide/ Local BuildersAvg 07/2007

40,000706 86.00 60,716

PorchesAppliances, Patio, blinds, etc. 3,000

63,716

21,237 21,23742,47915,000

97,479

The cost approach is based on the Marshall & Swift Valuation Guideand/or local builders costs. Site improvements include Fill and Clear,Water, Septic, Sod and Landscaping, and Impact Fees.

40

N/A N/A 0The income approach was not used in this appraisal, since the subject area appears to be,

largely, owner occupied.

N/AN/A N/A N/AN/A N/A N/A

N/AN/A

N/A

N/A

The subject is not a PUD.


010087247207F2979

ZONING COMPLIANCE:Statements regarding zoning compliance are intended in the most general sense. Zoning and building ordinances vary significantly from one municipality to anotherand are applied on a case-by-case basis. The scope of this assignment does not include a detailed analysis of every characteristic of the subject property's site andimprovements relative to current zoning and building ordinances.

The subject is a single-unit dwelling located on a site zoned for single-unit use. Only in this general sense is it considered to "legally comply" with the local zoningordinance. The appraiser has not made a detailed comparison of every property characteristic relative to local zoning and building ordinances.

IMPROVEMENTS - Physical Deficiencies or Adverse Conditions:At the time of viewing, specific signs of infestation, dampness and settlement were not noticed by the appraiser. However, the appraiser is not an expert in theseareas and did not conduct the type of intensive inspection required to discover such problems. If concerned, the client is invited to employ the services of an expert inthese areas. Attics and crawlspaces are not part of the appraiser's complete visual inspection. Consequently, the appraisal does not address qualityor condition issues related to attic or crawlspace areas.

The reader is directed to Limiting Condition 5 on page 4 of this report to understand the limitations on the appraiser's responsibilities relative to hidden or unapparentphysical deficiencies or adverse conditions of the subject property.The appraiser's inspection of the subject property was limited to what was readily observable without moving furniture, floor coverings, or personal property. Unlessotherwise stated, the appraiser did not view attics, crawlspaces, or any other area that would involve the use of ladders or special equipment.

The reader is reminded that Limiting Condition 5 on page 4 of this report states that the "appraiser has no knowledge of any hidden or unapparent physicaldeficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantee orwarranties, express or implied". The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required todiscover whether such conditions exist. The appraisal should not be relied on as a substitute for a professional home inspection.

The appraisers viewing of the property was limited to surface areas only and can be compromised by landscaping, placement of personal property, or even weatherconditions. Most importantly, the appraiser's viewing of the property is far different from and much less intensive than the type of inspections performed to discoverproperty defects.

The appraiser is not an expert in other fields such as but not limited to home inspection, building construction, pest control, or structural engineering. An appraisal isnot a substitute for a home inspection or an inspection by a qualified expert in determining issues such as but not limited to foundation settlement or stability, moistureproblems, wood destroying (or other) insects, rodents, or pests. The client is encouraged to employ the services of appropriate experts to address any areas ofconcern.

The actual condition of items like foundation walls, exterior walls and roof surface can be difficult to assess. Often, significant portions of these items can be hiddenfrom view and even under the best conditions the appraiser can only view surface areas. The origin of many problems related to foundation walls, exterior walls orroof surfaces are internal and thus hidden from the appraiser's view.

Comparable Land Sales in the market area and/orallocation method when there were no reliable sales in the market area.114 Pearl Ave. - 05/15/2007 - $40,000 - 6,806 square feet +/-

Marshall & Swift Valuation Guide/ Local BuildersAvg 07/2007

40,000706 86.00 60,716

PorchesAppliances, Patio, blinds, etc. 3,000

63,716

21,237 21,23742,47915,000

97,479

The cost approach is based on the Marshall & Swift Valuation Guideand/or local builders costs. Site improvements include Fill and Clear,Water, Septic, Sod and Landscaping, and Impact Fees.

40

N/A N/A 0The income approach was not used in this appraisal, since the subject area appears to be,

largely, owner occupied.

N/AN/A N/A N/AN/A N/A N/A

N/AN/A

N/A

N/A

The subject is not a PUD.



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COST APPROACH TO VALUE (not required by Fannie Mae)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)

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEWSource of cost dataQuality rating from cost service Effective date of cost dataComments on Cost Approach (gross living area calculations, depreciation, etc.)

OPINION OF SITE VALUE =$DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$=$

Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$"As-is" Value of Site Improvements =$

INDICATED VALUE BY COST APPROACH =$Estimated Remaining Economic Life (HUD and VA only) YearsINCOME APPROACH TO VALUE (not required by Fannie Mae)

Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM)

PROJECT INFORMATION FOR PUDs (if applicable)Is the developer/builder in control of the Homeowners’ Association (HOA)? Yes No Unit type(s) Detached AttachedProvide 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 ProjectTotal number of phases Total number of units Total number of units soldTotal number of units rented Total number of units for sale Data source(s)Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion.Does the project contain any multi-dwelling units? Yes No Data SourceAre the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion.

Are the common elements leased to or by the Homeowners’ Association? Yes No If Yes, describe the rental terms and options.

Describe common elements and recreational facilities.



Property AddressCity County State Zip Code

File No.Supplemental Addendum

Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

07F2979Cooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Borrower/Client

Lender


ADDITIONAL FEATURES OF THE SUBJECT PROPERTY:

Additional features for the subject property include--newr ceramic tile floors--kitchen/Living Room/ bathroom, newer kitchen counter tops, concrete patio, an attachedlaundry/storage room with newer ceramic tile flooring, newer vinyl siding, and watersoftening equipment.

COMMENTS ON SUBJECT WATER:

The appraiser noted that the subject has a water softner and well pump. The appraiseralso noted a water meter in the front yard. Utility work is currently taking place asevidenced by the photographs supplied within this report. Because the power is notcurrently on the appraiser was unable to determine if the subject has been hooked up tocentral water at the time of the inspection. Because the appraiser noted a water meter inthe yard, an extraordinary assumption has been made that the subject is on central water.Prior MLS listings also indicate that the subject is on central water.

COMMENTS ON SUBJECT PARKING:

Although the subject does not have a garage, it is not considered to have a negative effecton marketability within the subject market area. However, the subject does not currentlyhave a driveway. With the current utility work taking place it appears that it would bedifficult to park a vehicle in front of the subject property as there is currently a drainageditch/swale in the front of the property. It is not known if the swale will becomepermanent or not. If the swale is permanent it would appear that the subject site wouldrequire additional improvements in order to accommodate of street vehicle parking.

INFORMATION ON ELECTRONIC SIGNATURES:

It should be noted that FCA Appraisals utilizes electronic signatures. The appraiser certifiesthat safeguards for the protection and affixation of the signature dictated by USPAP have beenobserved. All signatures are password protected and accessible only to the correspondingappraiser. We request that all clients and underwriters accept the electronic signatures as theequivalent to standard ink pen signed signatures. Standard signatures are available uponrequest.

FIRREA / USPAP ADDENDUMFile No.


Purpose

Scope of Work

Intended Use / Intended UserIntended Use:

Intended User(s):

History of PropertyCurrent listing information:

Prior sale:

Exposure Time / Marketing Time

Personal (non-realty) Transfers

Additional Comments

Certification Supplement1. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or an approval of a loan.2. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value

estimate, the attainment of a stipulated result or the occurrence of a subsequent event.

Appraiser:Signed Date:Certification or License #:Certification or License State: Expires:Effective Date of Appraisal:

SupervisoryAppraiser:Signed Date:Certification or License #:Certification or License State: Expires:Inspection of Subject: Did Not Exterior Only Interior and Exterior

Borrower/Client Cooper, Naomi. 07F2979504 Olive AveNokomis Sarasota FL 34275-2901

Lender AMC Mortgage Services

The purpose of the appraisal is to determine the estimated sales market value of the subject property, at the time of the appraisal, in the opinion of the appraiser. Theintended use of the appraisal is for mortgage lending purposes. The intended user is the lender - client listed on the URAR.

The scope of this appraisal is to analyze market conditions as of the effective date of this appraisal and to consider all approaches to value in order to estimate thesubject's market value, as defined, for its highest and best use.

The best comparable sales were obtained through the property appraiser's records using Win2Data software. Apex was used to draw the subject's house, calculatesquare footage of all rooms and additions, and to indicate positioning of rooms and additions. WinTotal a la mode software was used to produce all reports andpictures and to produce location maps to identify the subject property and comparable sales. A digital camera was used to capture images to show the client thesubject property and the comparable sale properties.

The intended use of this appraisal is for mortgage lending purposes.

The intended user is Platinum Coast Mortgage Services.

No known listing of the subject property within the past year per local MLS.

See URAR

The typical marketing times for most houses area are at the end of the 3-6 months range with various financing sources.. This information is per local realtors. Thenormal marketing time is contingent upon effective and proper marketing, and considers a realistic offering price and proper continued maintenance of the subjectproperty.

Personal property was not included in the valuation of the subject property.

The Income Approach to value is not considered reliable for the subject property as the neighborhood is predominantly owner occupied. The Sales ComparisonApproach to value is considered the most reliable and, therefore, it is given the most weight in this appraisal, with the Cost Approach being considered supportive.

The highest and best use statement is defined as the legally permissible and probable use, which will provide the greatest return on the land as of the date of theappraisal. The highest and best use must meet the following criteria: 1) physically possible, 2) legally permissible, 3) financially feasible, and 4) maximally productive.Present use is Single Family Residential, and that is the use reflected, herein.

Frank Calderone, State Certified Residential REA, #RD809Alex Calderone, Registered Trainee Appraiser, #RI4111

Frank Calderone, RD809, St.Cert.Res. REA09/10/2007

RD809FL 11/30/200809/07/2007

Form FUA_LG — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

FCA Appraisals Inc.

Borrower/Client Cooper, Naomi. 07F2979504 Olive AveNokomis Sarasota FL 34275-2901

Lender AMC Mortgage Services

The purpose of the appraisal is to determine the estimated sales market value of the subject property, at the time of the appraisal, in the opinion of the appraiser. Theintended use of the appraisal is for mortgage lending purposes. The intended user is the lender - client listed on the URAR.

The scope of this appraisal is to analyze market conditions as of the effective date of this appraisal and to consider all approaches to value in order to estimate thesubject's market value, as defined, for its highest and best use.

The best comparable sales were obtained through the property appraiser's records using Win2Data software. Apex was used to draw the subject's house, calculatesquare footage of all rooms and additions, and to indicate positioning of rooms and additions. WinTotal a la mode software was used to produce all reports andpictures and to produce location maps to identify the subject property and comparable sales. A digital camera was used to capture images to show the client thesubject property and the comparable sale properties.

The intended use of this appraisal is for mortgage lending purposes.

The intended user is Platinum Coast Mortgage Services.

No known listing of the subject property within the past year per local MLS.

See URAR

The typical marketing times for most houses area are at the end of the 3-6 months range with various financing sources.. This information is per local realtors. Thenormal marketing time is contingent upon effective and proper marketing, and considers a realistic offering price and proper continued maintenance of the subjectproperty.

Personal property was not included in the valuation of the subject property.

The Income Approach to value is not considered reliable for the subject property as the neighborhood is predominantly owner occupied. The Sales ComparisonApproach to value is considered the most reliable and, therefore, it is given the most weight in this appraisal, with the Cost Approach being considered supportive.

The highest and best use statement is defined as the legally permissible and probable use, which will provide the greatest return on the land as of the date of theappraisal. The highest and best use must meet the following criteria: 1) physically possible, 2) legally permissible, 3) financially feasible, and 4) maximally productive.Present use is Single Family Residential, and that is the use reflected, herein.

Frank Calderone, State Certified Residential REA, #RD809Alex Calderone, Registered Trainee Appraiser, #RI4111


RD809FL 11/30/200809/07/2007

Form FUA_LG — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

FCA Appraisals Inc.

FIRREA / USPAP ADDENDUMFile No.


Purpose

Scope of Work

Intended Use / Intended UserIntended Use:

Intended User(s):

History of PropertyCurrent listing information:

Prior sale:

Exposure Time / Marketing Time

Personal (non-realty) Transfers

Additional Comments

Certification Supplement1. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or an approval of a loan.2. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value

estimate, the attainment of a stipulated result or the occurrence of a subsequent event.

Appraiser:Signed Date:Certification or License #:Certification or License State: Expires:Effective Date of Appraisal:

SupervisoryAppraiser:Signed Date:Certification or License #:Certification or License State: Expires:Inspection of Subject: Did Not Exterior Only Interior and Exterior


File No.Property AddressCity County State Zip Code

This Appraisal Report is one of the following types:

Self Contained (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)

Summary (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)

Restricted Use (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)

APPRAISER:

Signature:Name:Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:

Effective Date of Appraisal:

SUPERVISORY APPRAISER (only if required):

Signature:

Name:Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:Supervisory Appraiser inspection of Subject Property:

Did Not Exterior-only from street Interior and Exterior

Cooper, Naomi. 07F2979504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

APPRAISAL AND REPORT IDENTIFICATION

2-2(a)

2-2(b)

2-2(c)

Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— the statements of fact contained in this report are true and correct.— the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiasedprofessional analyses, opinions, and conclusions.— I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the partiesinvolved.— I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.— my engagement in this assignment was not contingent upon developing or reporting predetermined results.— my compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of theclient, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.— my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.— I have (or have not) made a personal inspection of the property that is the subject of this report. (If more than one person signs this certification, the certification must clearlyspecify which individuals did and which individuals did not make a personal inspection of the appraised property.)— no one provided significant real property appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significantreal property appraisal assistance must be stated.)

Comments on Appraisal and Report IdentificationNote any USPAP related issues requiring disclosure and any state mandated requirements:The Income Approach to value is not considered reliable for the subject property as the neighborhood is predominantly owner occupied. The Sales ComparisonApproach to value is considered the most reliable and, therefore, it is given the most weight in this appraisal, with the Cost Approach being consideredsupportive.


RD0000809

FL11/30/2008

09/07/2007

Form ID06 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

FCA Appraisals Inc.

Borrower/Client

Lender

Cooper, Naomi. 07F2979504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

APPRAISAL AND REPORT IDENTIFICATION

2-2(a)

2-2(b)

2-2(c)

Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— the statements of fact contained in this report are true and correct.— the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiasedprofessional analyses, opinions, and conclusions.— I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the partiesinvolved.— I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.— my engagement in this assignment was not contingent upon developing or reporting predetermined results.— my compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of theclient, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.— my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.— I have (or have not) made a personal inspection of the property that is the subject of this report. (If more than one person signs this certification, the certification must clearlyspecify which individuals did and which individuals did not make a personal inspection of the appraised property.)— no one provided significant real property appraisal assistance to the person signing this certification. (If there are exceptions, the name of each individual providing significantreal property appraisal assistance must be stated.)

Comments on Appraisal and Report IdentificationNote any USPAP related issues requiring disclosure and any state mandated requirements:The Income Approach to value is not considered reliable for the subject property as the neighborhood is predominantly owner occupied. The Sales ComparisonApproach to value is considered the most reliable and, therefore, it is given the most weight in this appraisal, with the Cost Approach being consideredsupportive.


RD0000809

FL11/30/2008

09/07/2007

Form ID06 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

FCA Appraisals Inc.

Borrower/Client

Lender

File No.Property AddressCity County State Zip Code

This Appraisal Report is one of the following types:

Self Contained (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)

Summary (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)

Restricted Use (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)

APPRAISER:

Signature:Name:Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:

Effective Date of Appraisal:

SUPERVISORY APPRAISER (only if required):

Signature:

Name:Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:Supervisory Appraiser inspection of Subject Property:

Did Not Exterior-only from street Interior and Exterior



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 amanufactured 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 intendeduse, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser mayexpand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisalassignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that donot constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’scontinuing education or membership in an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and thereporting requirements of this appraisal report form, including the following definition of market value, statement ofassumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visualinspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of thecomparable 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 thesubject 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 openmarket under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assumingthe price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date andthe passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) bothparties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) areasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in termsof financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property soldunaffected 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 arenecessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs arereadily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financingadjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutionallender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanicaldollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market’sreaction to the financing or concessions based on the appraiser’s judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report issubject 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 titleto it, except for information that he or she became aware of during the research involved in performing this appraisal. Theappraiser assumes that the title is good and marketable and will not render any opinions about the title.

2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determinationof its size.

3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in anidentified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express orimplied, 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, thepresence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he orshe became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisalreport, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of theproperty (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no suchconditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any suchconditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered asan 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 satisfactorycompletion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property willbe performed in a professional manner.


010087247207F2979


010087247207F2979



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 amanufactured 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 intendeduse, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser mayexpand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisalassignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that donot constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’scontinuing education or membership in an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and thereporting requirements of this appraisal report form, including the following definition of market value, statement ofassumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visualinspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of thecomparable 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 thesubject 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 openmarket under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assumingthe price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date andthe passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) bothparties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) areasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in termsof financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property soldunaffected 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 arenecessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs arereadily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financingadjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutionallender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanicaldollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market’sreaction to the financing or concessions based on the appraiser’s judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report issubject 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 titleto it, except for information that he or she became aware of during the research involved in performing this appraisal. Theappraiser assumes that the title is good and marketable and will not render any opinions about the title.

2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determinationof its size.

3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in anidentified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express orimplied, 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, thepresence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he orshe became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisalreport, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of theproperty (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no suchconditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any suchconditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered asan 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 satisfactorycompletion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property willbe performed in a professional manner.




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 inthis appraisal report.

2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the conditionof the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect thelivability, soundness, or structural integrity of the property.

3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional AppraisalPractice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were inplace 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 salescomparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approachfor this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not developthem, 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 forsale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subjectproperty 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 priorto 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 thathas 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 subjectproperty and the comparable sales.

10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest inthe sale or financing of the subject property.

11. I have knowledge and experience in appraising this type of property in this market area.

12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listingservices, tax assessment records, public land records and other such data sources for the area in which the property is located.

13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report fromreliable 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, subjectproperty, and the proximity of the subject property to adverse influences in the development of my opinion of market value. Ihave noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of thesubject property or that I became aware of during the research involved in performing this appraisal. I have considered theseadverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value andmarketability of the subject property.

15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, allstatements 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, whichare 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 orprospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially orcompletely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, maritalstatus, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of thepresent 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 notconditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) apredetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause ofany party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pendingmortgage loan application).

19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If Irelied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisalor the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in thisappraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to makea change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take noresponsibility for it.

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


010087247207F2979


010087247207F2979



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 inthis appraisal report.

2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the conditionof the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect thelivability, soundness, or structural integrity of the property.

3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional AppraisalPractice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were inplace 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 salescomparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approachfor this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not developthem, 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 forsale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subjectproperty 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 priorto 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 thathas 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 subjectproperty and the comparable sales.

10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest inthe sale or financing of the subject property.

11. I have knowledge and experience in appraising this type of property in this market area.

12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listingservices, tax assessment records, public land records and other such data sources for the area in which the property is located.

13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report fromreliable 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, subjectproperty, and the proximity of the subject property to adverse influences in the development of my opinion of market value. Ihave noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of thesubject property or that I became aware of during the research involved in performing this appraisal. I have considered theseadverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value andmarketability of the subject property.

15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, allstatements 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, whichare 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 orprospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially orcompletely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, maritalstatus, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of thepresent 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 notconditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) apredetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause ofany party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pendingmortgage loan application).

19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If Irelied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisalor the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in thisappraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to makea change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take noresponsibility for it.

20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization thatordered 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 theborrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; othersecondary 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 toobtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisalreport may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, publicrelations, news, sales, or other media).

22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certainlaws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practicethat 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, mortgageinsurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as partof 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 aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid 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/orcriminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United StatesCode, Section 1001, et seq., or similar state laws.

SUPERVISORY APPRAISER’S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:

1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’sanalysis, 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 theappraisal 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 andpromulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisalreport was prepared.

5. If this appraisal report was transmitted as an ''electronic record'' containing my ''electronic signature,'' as those terms aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

APPRAISER

SignatureNameCompany NameCompany Address

Telephone NumberEmail AddressDate of Signature and ReportEffective Date of AppraisalState Certification #or State License #or Other (describe) State #StateExpiration Date of Certification or License

ADDRESS OF PROPERTY APPRAISED

APPRAISED VALUE OF SUBJECT PROPERTY $LENDER/CLIENTNameCompany NameCompany Address

Email Address

SUPERVISORY APPRAISER (ONLY IF REQUIRED)


Telephone NumberEmail AddressDate of SignatureState Certification #or State License #StateExpiration Date of Certification or License

SUBJECT PROPERTY

Did not inspect subject propertyDid inspect exterior of subject property from streetDate of InspectionDid inspect interior and exterior of subject propertyDate of Inspection

COMPARABLE SALES

Did not inspect exterior of comparable sales from streetDid inspect exterior of comparable sales from streetDate of Inspection


010087247207F2979

Frank Calderone

Frank Calderone, RD809, St.Cert.Res. REAFCA Appraisals, Inc.

2960 S. McCall Road, Suite 205, Englewood, FL34224-8069

(941) [email protected]

09/10/200709/07/2007

RD0000809

FL11/30/2008

504 Olive AveNokomis, FL 34275-2901

95,000

AMC Mortgage Services335 Centre Street, Suite 102, Dallas, TX 75208


010087247207F2979

Frank Calderone

Frank Calderone, RD809, St.Cert.Res. REAFCA Appraisals, Inc.

2960 S. McCall Road, Suite 205, Englewood, FL34224-8069

(941) [email protected]

09/10/200709/07/2007

RD0000809

FL11/30/2008

504 Olive AveNokomis, FL 34275-2901

95,000

AMC Mortgage Services335 Centre Street, Suite 102, Dallas, TX 75208



21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of theborrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; othersecondary 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 toobtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisalreport may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, publicrelations, news, sales, or other media).

22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certainlaws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practicethat 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, mortgageinsurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as partof 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 aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid 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/orcriminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United StatesCode, Section 1001, et seq., or similar state laws.

SUPERVISORY APPRAISER’S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:

1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’sanalysis, 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 theappraisal 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 andpromulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisalreport was prepared.

5. If this appraisal report was transmitted as an ''electronic record'' containing my ''electronic signature,'' as those terms aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

APPRAISER


Telephone NumberEmail AddressDate of Signature and ReportEffective Date of AppraisalState Certification #or State License #or Other (describe) State #StateExpiration Date of Certification or License

ADDRESS OF PROPERTY APPRAISED

APPRAISED VALUE OF SUBJECT PROPERTY $LENDER/CLIENTNameCompany NameCompany Address

Email Address

SUPERVISORY APPRAISER (ONLY IF REQUIRED)


Telephone NumberEmail AddressDate of SignatureState Certification #or State License #StateExpiration Date of Certification or License

SUBJECT PROPERTY

Did not inspect subject propertyDid inspect exterior of subject property from streetDate of InspectionDid inspect interior and exterior of subject propertyDate of Inspection

COMPARABLE SALES

Did not inspect exterior of comparable sales from streetDid inspect exterior of comparable sales from streetDate of Inspection




Form PICPIX.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Subject Photo PageCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Subject Front

Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

504 Olive AveN/A706521.0SuburbanInterior/ Avrg >5,250 Sq.Ft.Average >1960-20Yr.Eff.>

Subject Rear

Subject Street

Borrower/Client

Lender

Form PICPIX.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Subject Photo PageCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Subject Front

Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

504 Olive AveN/A706521.0SuburbanInterior/ Avrg >5,250 Sq.Ft.Average >1960-20Yr.Eff.>

Subject Rear

Subject Street

Borrower/Client

Lender




Form PICSIX — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Photograph AddendumCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

SUBJECT INTERIOR SUBJECT INTERIOR



Borrower/Client

Lender

Form PICSIX — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE





Borrower/Client

Lender





SUBJECT LAUNDRY/UTILITY

SUBJECT UTILITY WORK

Form PICLG2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Borrower/Client

Lender


SUBJECT LAUNDRY/UTILITY

SUBJECT UTILITY WORK

Form PICLG2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Borrower/Client

Lender




Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Comparable Photo PageCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Comparable 1

Prox. to SubjectSale PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

1803 Scotties Place0.45 miles NE125,000933522.0SuburbanInterior/ Avrg. >6,171+- SF >Average >2004-3Yr.Eff>

Comparable 2


108 Ravenna St. N0.52 miles NW130,000900531.0SuburbanInterior/ Avrg.>8,475+- SF >Average >1958-15Yr Eff.>

Comparable 3


811 Jessica St. S.0.38 miles NW85,000788421.0SuburbanInterior/ Avrg.>5,642+- SF >Average >1957-20Yr.Eff.>

Borrower/Client

Lender

Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Comparable Photo PageCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Comparable 1


1803 Scotties Place0.45 miles NE125,000933522.0SuburbanInterior/ Avrg. >6,171+- SF >Average >2004-3Yr.Eff>

Comparable 2


108 Ravenna St. N0.52 miles NW130,000900531.0SuburbanInterior/ Avrg.>8,475+- SF >Average >1958-15Yr Eff.>

Comparable 3


811 Jessica St. S.0.38 miles NW85,000788421.0SuburbanInterior/ Avrg.>5,642+- SF >Average >1957-20Yr.Eff.>

Borrower/Client

Lender




Form DLSTRNT.DS#R — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Listing Photo PageCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Listing 1

Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge

502 Olive AveLess than .01 mile NW99,000926244211959-Sim Yr.Eff.>

Listing 2


Listing 3


Borrower/Client

Lender

Form DLSTRNT.DS#R — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Listing Photo PageCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Listing 1


502 Olive AveLess than .01 mile NW99,000926244211959-Sim Yr.Eff.>

Listing 2


Listing 3


Borrower/Client

Lender



Comments:

AREA CALCULATIONS SUMMARYCode Description Net Size Net TotalsGLA1 First Floor 706.2P/P

706.2Concrete Patio 126.0

OTH 126.0

Laundry/Utility Room 122.0 122.0

Net LIVABLE Area (Rounded) 706

Breakdown SubtotalsLIVING AREA BREAKDOWN

First Floor 20.3 x 26.2 531.9 4.0 x 14.0 56.0 9.7 x 12.2 118.3

3 Items (Rounded) 706

Sketch by Apex IV™

14.0'

3.0'

6.0'

14.0'

9.0'

12.2'

10.0

'12.2'

4.0'

36.5

'

9.7'

12.2

'

16.5'

20.3

'

Laundry/

Utility

Patio

Living Room

Kitchen

Bath

Bedroom

Bedroom

Den/Dining


Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Building SketchCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Borrower/Client

Lender

Comments:

AREA CALCULATIONS SUMMARYCode Description Net Size Net TotalsGLA1 First Floor 706.2P/P

706.2Concrete Patio 126.0

OTH 126.0

Laundry/Utility Room 122.0 122.0

Net LIVABLE Area (Rounded) 706

Breakdown SubtotalsLIVING AREA BREAKDOWN

First Floor 20.3 x 26.2 531.9 4.0 x 14.0 56.0 9.7 x 12.2 118.3

3 Items (Rounded) 706

Sketch by Apex IV™

14.0'

3.0'

6.0'

14.0'

9.0'

12.2'

10.0

'12.2'

4.0'

36.5

'

9.7'

12.2

'

16.5'

20.3

'

Laundry/

Utility

Patio

Living Room

Kitchen

Bath

Bedroom

Bedroom

Den/Dining



Borrower/Client

Lender



Concrete Patio P/P 6.0 x 14.0 = 84.0 3.0 x 14.0 = 42.0

Area total (Rounded) = 126

Laundry/Utility Room OTH 6.0 x 12.2 = 73.2 4.0 x 12.2 = 48.8


First Floor GLA1 20.3 x 26.2 = 531.9 4.0 x 14.0 = 56.0 9.7 x 12.2 = 118.3





Borrower/Client

Lender

Concrete Patio P/P 6.0 x 14.0 = 84.0 3.0 x 14.0 = 42.0


Laundry/Utility Room OTH 6.0 x 12.2 = 73.2 4.0 x 12.2 = 48.8


First Floor GLA1 20.3 x 26.2 = 531.9 4.0 x 14.0 = 56.0 9.7 x 12.2 = 118.3




Borrower/Client

Lender




Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Plat MapCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Borrower/Client

Lender

Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Plat MapCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Borrower/Client

Lender




Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Borrower/Client

Lender

Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapCooper, Naomi.504 Olive AveNokomis Sarasota FL 34275-2901AMC Mortgage Services

Borrower/Client

Lender



invoice · 2010-11-25 · f.c.a. appraisals, inc. 504 olive ave lot 187 nokomis manor natures park...

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