Valuation Workbook by Charity Adams

VALUATION WORKBOOK

627 NE Monroe St, #2, Portland, OR 97212

Presented by

Charity Adams File ID: 627 NE Monroe St, #2, Portland, OR 97212

Mobile: (503) 381-6334 http://www.charitymadams.com M Realty LLC. 2211 NW Front Ave #101 Portland, OR 97209

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

627 NE Monroe St, #2, Portland, OR 97212 Listing Date: 6/22/2013 MLS Name: RMLS™ Oregon and SW Washington MLS Listing ID: 13017833

Legend:

Subject Property Recently Expired, Public records

Result of Sales Comparison Analysis

$346,786

(or $203 / Sq. Ft.)

Last Analysis Update: 10/16/2013

Current Estimated Value

$383,660 Last RVM® Update: 9/15/2013 Number of Comps Chosen

RVM® Est. Range: $364,477 – $402,843 RVM® Confidence:

Comps Range

RVM® Change - Last 1 Month: –$1,480

$315,000 – $374,500

RVM® Change - Last 12 Months: 14.86%

Homeowner Facts Owner Name Mailing Address Owner Occupied Current Lender Original Loan Amt.

Dye, Leslie D & Dye, Charlotte M 627 Ne Monroe St # 2 Portland OR 97212-3157 Y USAA FSB $56,850

This report contains data and information that is publicly available and/or licensed from third parties and is provided to you on an "as is" and "as available" basis. The information is not verified or guaranteed. Neither this report nor the estimated value of a property is an appraisal of the property. Any valuation shown in this report has been generated by use of proprietary computer software that assembles publicly available property records and certain proprietary data to arrive at an approximate estimate of a property's value. RPR and its information providers shall not be liable for any claim or loss resulting from the content of, or errors or omissions in, information contained in this report.

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Property History Legal Description Parcel Number: Zoning: Abbreviated Description:

1N1E26BB 70002 R2 SEC/TWN/RNG/MER:SEC 26 TWN 1N RNG 1E PARCEL #: 1N1E26BB 70002 IRVING PARK TOWNHOUSES CONDOMINIUM, LOT 2 Census Tract: 410510022.032011 City/Municipality/Township: Portland, OR 97212

Tax and Assessed Values Date 2011 2009 2008 2007

Improvements – + – + – + – +

Land – – – –

Total $243,200 $243,200 $243,200 –

= = = =

Tax $5,263 – – –

Listing and Sales History Sales Date / MLS name 6/22/2013 RMLS™ Oregon and SW Washington

DOM 94

Amount $367,000 $367,000 $379,000

Status Recently Expired Price Change Active

2/1/2007 RMLS™ Oregon and SW Washington

2,400

$374,000 Recently Sold

Change Date 9/24/2013 9/7/2013 7/12/2013 8/28/2013

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Sales and Financing Activity This chart shows a property's sales and financing history. It can be used to compare the value of the property as seen by public records, such as deeds and tax records, with the estimated home value. Actions taken against the owner, such as the issuance of a Notice of Default, are noted. Sales activity, such as listing date and price reductions, are highlighted.

KEY

Sale

Listing Activity

Financing Activity

Distressed Actions

Assessed Value

Assessor Market Value

AVM or RVM速

Sales Comp Valuation

Est. Loan Balance

Data Source: Public records and proprietary data from Lender Processing Services (LPS); listing data from on- and off-market listings sources Update Frequency: Valuations are updated twice monthly; actions on the home, such as listing activity or distressed property notices, are updated daily as made available from public records sources

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Sales Comparables Analysis Summary Result of Sales Comparison Analysis

Number of Comps Chosen

$346,786 (or $203 / Sq. Ft.)

Last Analysis Update: 10/16/2013

Comps Range

$315,000 â&#x20AC;&#x201C; $374,500 Current Range of Comparable Homes Compares the estimated value of the subject property with the comps selected in the Sales Comparison Analysis. Comps: Subject Property (Appraisal Price) For Sale (List Price) Pending (List Price) Recently Sold (Sold Price) Distressed (List Price) Pending Distressed (List Price) Off Market (Estimate)

#6 $300K

#1 #7,2 $347K

#3 $390K

Subject

Historical Range of Comparable Homes Compares the estimated value of the subject property with the highest, median and lowest comps selected in the Sales Comparison Analysis. Subject Property Estimated Value

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Local Market Conditions: Summary The Local Market Conditions tables summarize trends and statistics in the local market: the area around the subject property that was searched for comps in the Sales Comparison Analysis. Results shown in this report are derived from a search of MLS records for 2 to 4 bedroom, 3 to 5 bathroom, 1,282 to 2,138 sq. ft., single family residence listings located within 0.8 miles of the subject property. Trend (span)

Trend (span)

Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

Last 7-12 Months (6-month period) 5 0.83 3 3.6

40% 40% 333% 833%

Last 4-6 Months (3-month period) 1 0.33 10 30

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

$204,000 164 $249,000 – 1%

149% 67% 122% – 103%

$360,000 110 $304,450 – 1.03%

Inventory Analysis

Comparable Properties in Local Market Count Range Average Median

Property Attributes Date Built Living Area (sq ft) Lot Size # Samples

1,000% 1,000% 30% 3% 97% 53% 115% – 96%

Currently for Sale

Sales Within the Last 12 Months

2 $349,900 – $369,000 $359,450 $349,900

12 $215,000 – $374,500 $311,408 $326,000

Minimum

Maximum

Average

1911 675 – 21

2009 2,494 – –

1987 1,412 – –

Last 3 Months (3-month period) 10 3.33 3 0.9 $313,500 58 $349,900 – 0.98%

Trend (Total) 400% 400% 100% 25% 172% 35% 141% – 98%

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Local Market Conditions: Sales of Similar-Size Properties These tables show the sales trends for properties similar in size to the subject property in the local market: the area around the subject property that was searched for comps in the Sales Comparison Analysis. They are calculated in variations that include and exclude distressed listings. Results shown in this report are derived from a search of MLS records for 2 to 4 bedroom, 3 to 5 bathroom, 1,282 to 2,138 sq. ft., single family residence listings located within 0.8 miles of the subject property. Trend (span)

INCLUDING Distressed Listings

Trend (span)

Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

Last 7-12 Months (6-month period) 5 0.83 3 3.6

40% 40% 333% 833%

Last 4-6 Months (3-month period) 1 0.33 10 30

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

$204,000 164 $249,000 – 1%

149% 67% 122% – 103%

$360,000 110 $304,450 – 1.03%

Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

5 0.83 3 3.6

40% 40% 333% 833%

1 0.33 10 30

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

$204,000 164 $249,000 – 1%

149% 67% 122% – 103%

$360,000 110 $304,450 – 1.03%

1,000% 1,000% 30% 3% 97% 53% 115% – 96%

Last 3 Months (3-month period) 10 3.33 3 0.9

Trend (Total) 400% 400% 100% 25%

$313,500 58 $349,900 – 0.98%

172% 35% 141% – 98%

10 3.33 2 0.6

400% 400% 67% 17%

$313,500 31 $359,450 – 0.98%

176% 19% 144% – 98%

WITHOUT Distressed Listings 1,000% 1,000% 20% 2% 100% 28% 118% – 96%

ONLY Distressed Listings Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

– – – –

– – 1 –

– – – –

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

– – – – –

– 71 $329,000 – –

– – – – –

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Local Market Conditions: Sales of Single Family Homes These tables show the sales trends for all properties similar in type to the subject property in the local market: the area around the subject property that was searched for comps in the Sales Comparison Analysis. They are calculated in variations that include and exclude distressed listings. Results shown in this report are derived from a search of MLS records for 2 to 4 bedroom, 3 to 5 bathroom, 1,282 to 2,138 sq. ft., single family residence listings located within 0.8 miles of the subject property. Trend (span)

INCLUDING Distressed Listings Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

Last 7-12 Months (6-month period) 2 0.33 – –

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

Trend (span)

100% 100% – –

Last 4-6 Months (3-month period) 1 0.33 3 9

300% 300% 33% 11%

Last 3 Months (3-month period) 3 1 1 1

Trend (Total) 300% 300% – –

$335,000 – – – 0.96%

119% – – – 107%

$360,000 93 $399,000 – 1.03%

102% 62% 92% – 94%

$345,000 58 $369,000 – 0.97%

110% – – – 100%

Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

2 0.33 – –

100% 100% – –

1 0.33 3 9

300% 300% 33% 11%

3 1 1 1

300% 300% – –

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

$335,000 – – – 0.96%

119% – – – 107%

$360,000 93 $399,000 – 1.03%

102% 62% 92% – 94%

$345,000 58 $369,000 – 0.97%

110% – – – 100%

WITHOUT Distressed Listings

ONLY Distressed Listings Sales Absorption Rate (sales/month) Total # of Active Listings (on last day) Months of Housing Supply

– – – –

Median Comp Sales Price Median Comp Sales DOM Median Comp Listing Price Median Comp Listing DOM Median Sales Price as % of List Price

– – – – –

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Price per Square Foot This graph compares the local market's median estimated home value per square foot with sample properties in the market. Price / sq ft Trend

Median Sales Price This graph compares the local market's median sales price with the sales price for the sample properties in the market. Sale Price Trend

Total Sales and Listings This graph compares the number of sales with the number of listings in the local market. Listings Sales

List Price vs. Sales Price This graph compares the median listing price with the sales price in the local market. Listing Price Sales Price

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Median Days in System This graph displays the median days in system in the local market. Days on Site

Months Supply of Housing Inventory This chart shows the trend in housing inventory in the local market. Inventory

Absorption Rate This chart shows the trend in absorption rate in the local market. Absorption Rate

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

General Market Health Charts Median Estimated Home Value vs. Median Listing Price This chart compares a ZIP code's median estimated home value with its median listing price. Estimated home values are generated by a valuation model and are not formal appraisals. Data Source: Public records data from Lender Processing Services (LPS); listing price data from on- and off-market listings sources Update Frequency: Monthly Median Estimated Value Median List Price

Median Sales Price vs. Sales Volume This chart compares the price trend and sales volume for homes in an area. Home prices typically follow sales volume, with a time lag, since sales activity is the driver behind price movements. Data Source: Public records data where licensed from Lender Processing Services (LPS) Update Frequency: Monthly Median Sales Price Sales Volume

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Median Listing Price vs. Listing Volume This chart compares the listing price and listing volume for homes in an area. Listing prices often follow listing volume, with a time lag, because supply can drive price movements. Data Source: On- and off-market listings sources Update Frequency: Monthly Median List Price Listing Volume

Listing Inventory This chart shows the number of active listings in a ZIP code. Data Source: On- and off-market listings sources Update Frequency: Daily ZIP Count Listings by PropertyType

Price per Bedroom of Homes Sold This chart shows the distribution of homes reported sold in the past six months at different prices per bedroom in the area of your search. The amount shown for the subject property is sold data where available, or the property's estimated value when sales data are unavailable (such as a non-disclosure state) or provided in range format.. The amount shown for the subject property is sold data where available, or the property's estimated value when sales data are unavailable (such as a nondisclosure state) or provided in range format. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Monthly Comps 97212

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Median Sales Price by Square Footage This chart shows the median price of homes reported sold in the past six months, according to the size of the living space, in the area of your search. The amount shown for the subject property is sold data where available, or the property's estimated value when sales data are unavailable (such as a non-disclosure state) or provided in range format. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Monthly This House Comps 97212

Price Range of Homes Sold This chart shows the distribution of homes reported sold in the past six months within different price ranges in the area of your search. The amount shown for the subject property is sold data where available, or the property's estimated value when sales data are unavailable (such as a non-disclosure state) or provided in range format. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Monthly This House Comps 97212

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Price per Square Foot of Homes Sold This chart shows the distribution of homes reported sold in the past six months at different prices per square foot in the area of your search. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Monthly This House Comps 97212

Age Range of Homes Sold This chart shows the distribution of homes reported sold in the past six months of different age ranges in the area of your search. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Monthly This House Comps 97212

Number of Bedrooms in Homes Sold This chart shows the distribution of homes reported sold in the past six months, according to the number of bedrooms, in the area of your search. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Monthly Sales Count by Bedroom

10/16/2013

File ID: 627 NE Monroe St, #2, Portland, OR 97212

Inventory of Distressed Properties This chart shows the count of distressed properties in a ZIP code. Data Source: MLS and public records data from Lender Processing Services (LPS) Update Frequency: Daily Inventory of Distressed Properties

10/16/2013