Broker Price Opinion (BPO)

Real Estate Parcel # 5023-026-012

________________________________________________

Property Address 4214 4th Avenue

________________________________________________

Property Owner(s) Wells Fargo NA

________________________________________________
Property Value:
Repair Bid
20,000
Amount: ______________ Occupied: Vacant: ✔

As-is Condition 257,000

$______________ 365,000
Repaired Condition $______________

Value Determined by: Drive-by Inspection: Interior Inspection: ✔

Address / Price of most comparable Listing and Sale:
1906 W 41st Street Los Angeles CA 375,000
Listing:_______________________________Price:__________DOM:______________ 17
3790 Olmstead Ave Los Angeles CA 360,000
Sale:_________________________________Price:__________Date Closed:________
11/03/2010

Subject Property Data:

Property Type SFR

_________________ (SFR, MFR, Condo, etc.)

# Bedrooms 3
_________________ Year Built 1935
______________

# Baths 2
_________________ Basement (Yes/No) NO
______________

Square Feet 1,881

_________________ YES
Listed for Sale (Yes/No) ______________

Additional Property Features: (please check if available)

Air Conditioning Garage ✔ Fenced ✔
City Water ✔ Pool Additional Lots
City Sewer ✔ Outbuildings ✔ Deck

If property is or was listed for sale, attach listing information.

Report By: Ernie Espinoza

____________________________________________________

Email: ernie.espinoza@gadishproperties.com
___________________________________________________

Phone: 626.278.1415
___________________________________________________
 Referred By:
INVESTMENT PROPERTY PROFORMA Asset Manager:
11/14/2010
Address: Sqft:
1,818 Purchase at: $257,000
Opening Bid $257,000
Bedrooms 3 Per Sq Ft $ 141
Baths 1.75
Year Built 1935

Per Original Cash

Holding Period % Sq Ft Budget Investment
Sales Price (Re-Sale Value) ARV (AFTER REPAIR VALUE) 100.0% $ 200.77 $ 365,000.00

Less Cost of Sales

Purchase Price 70.4% $ 141.36 $ 257,000.00 $ 257,000
Construction / Repairs 5.5% 11.00 $ 20,000.00 $ 20,000.00
Delinquent Property Taxes 0.0% - $ -
Delinquent Special Taxes (HOA) 0.0% - $ -
Delinquent Federal Taxes (IRS Lien) 0.0% - $ -
Eviction Costs 0.0% - $ - $ -
Fire Insurance Policy 0.1% 0.14 $ 245.43 $ 245.43
Recording/Doc Transfer Tax 0.1% 0.22 $ 400.00 $ 400.00
Temporary Utilities(Gas,Water,SCE) 0.1% 0.17 $ 300.00 $ 300.00
Monthly Maintenance 3 0.05% 0.17 $ 300.00 $ 300.00
Other - 1% Finders Fee 0.0% - $ - -
Total Cost of Sales 76.2% $ 153.05 $ 278,245.43 $ 278,245

Gross Profit 23.8% $ 47.72 $ 86,754.57

Less Point of Sale Expenses

Sales Commission-In House 2.5% $ 5.02 $ 9,125.00
Sales Commission-Co Op 2.5% 5.02 $ 9,125.00
Property Taxes - Current Year Proration 0.5% 0.44 $ 804.00
Escrow/Title Closing Costs 0.5% 1.00 $ 1,825.00
Pest Inspection Report 0.1% 0.08 $ 150.00
Natural Hazard Disclosure 0.1% 0.07 $ 125.00
Homebuyers Warranty 0.0% - $ -
1% Asset Mgt Co. Fee 1.0% 2.01 $ 3,650.00
Total Point of Sale Expenses 7.2% $ 13.64 $ 24,804.00 $ -

Contribution Margin 16.7% $ 34.08 $ 61,950.57 $ -

Other Expenses

Cost Of Funds 3 1.00% 4.59 $ 8,347.36

Total Other Expenses 1.0% $ 4.59 $ 8,347.36 $ -

Net Profit 15.7% $ 29.48 $ 53,603.21

Return on Investment (Net Profit/Total Cash Investment) 19.26%

Annualized ROI (based on 90 day sales) x 4 77.06%

Director Director Date Director Date

C:\Users\Ernesto Espinoza\Desktop\4th\Proforma 4th 11/14/2010

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Ernesto Espinoza <erespinoza@gmail.com>

1 message

Fri, Nov 12, 2010 at 11:13

ernie.espinoza@gadishproperties.com <ernie.espinoza@gadishproperties.com>
AM
Reply-To: Ernie Espinoza <ernie.espinoza@gadishproperties.com>
To: Ernie Espinoza <ernie.espinoza@gadishproperties.com>

STATUS: Active ADDRESS: 1906 W 41ST ST , LOS ANGELES 90062 LP: $375,000

Add'l Photos View Larger Map

RESIDENTIAL SINGLE AREA: (34) Los Angeles
MLS#: 10-488395MAP: 673/H3BR: 3
FAMILY Southwest
STYLE: Traditional SUB: PUD: YB: 1916 BA: 2.00
APN: 5022-015-041 ZONE: LAR1 HOD: $0.00 STO: 10 APX SF: 1,826/VN
APX
ADP: No VU: No PL: No APX LDM:
LSZ: 6,624/AS
APX ACREAGE: GH: None FP: PKGT:
HORSE PROP: LSE: LOP: FUR: No PKGC:
ELEM: JRHS: SRHS:

DIRECTIONS: 1 block north of King Blvd 2 Blocks east of Arlington

REMARKS: This is a Home Buyers Dream House that has to much to List Completely Remodeled Hard wood floors
Shine with a fireplace New tile in the kitchen and in the bathrooms new showers sinks hot tub new granite counter tops
New Cabinets this is a Must See for your buyers who just want to move in.

ROOMS: Wine Cellar

EQUIP: Ceiling Fan
AIR: None HEAT: Floor Furnace
FLOOR: Carpet LAUNDRY: Inside
FIREPL: Living Room ROOF:
POOL: TENNIS:
PARK: Garage SPA:
VIEW TYPE: None WATERFRONT:
SEC: FIN:
SEWER: POSS:

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DISC: None SZONE:

OCC/SHOW: Vacant SALE TYPE: Standard

LP: $375,000 DOM: 15 LD: 10/28/2010 SP: SSP: BLOG Y/N: Yes LP/SF: $205.37
OLP: $375,000 CD: SD: WD: AVM Y/N: Yes SP/SF:

Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features
of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the
accuracy of all information through personal inspection and with appropriate professionals. Copyright © 2010 by Combined
L.A./Westside MLS, Inc. Information deemed reliable but not guaranteed. Prepared by: Ernesto Espinoza DRE# 01516070

Page:1

STATUS: Active ADDRESS: 4307 9TH AVE , LOS ANGELES 90008 LP: $329,000

Add'l Photos View Larger Map

RESIDENTIAL SINGLE AREA: (34) Los Angeles
MLS#: 10-490813MAP: 673/F3BR: 3
FAMILY Southwest
STYLE: Spanish SUB: PUD: YB: 1929 BA: 2.00
APN: 5023-013-006 ZONE: LAR1 HOD: $0.00 STO: 20 APX SF: 1,880/VN
APX
ADP: VU: No PL: No APX LDM:
LSZ: 4,590/VN
APX ACREAGE: GH: N/A FP: 1 PKGT:
HORSE PROP: LSE: LOP: FUR: No PKGC:2
ELEM: JRHS: SRHS:

DIRECTIONS: -
REMARKS: Spanish style beauty w/lots of character !! Hardwood floors throughout, carved wooden doors, spanish tile
entry. Wood beam cielings, living room w/fireplace, separate dining room. Kitchen w/tile counters & floors, breakfast area.
Bedrooms w/walk-in closets. Backyard w/grassy area & detached garage. Very well maintained ! *** SHOWING
INSTRUCTIONS: CALL LA1 / SEE PRIVATE REMARKS ***

ROOMS: Breakfast Area,Dining,Living

EQUIP: Dishwasher
AIR: Other HEAT: Other
FLOOR: Carpet,Hardwood,Tile LAUNDRY: Room
FIREPL: Living Room ROOF:
POOL: None TENNIS:
PARK: Detached,Garage SPA:
VIEW TYPE: None WATERFRONT:
SEC: FIN: Cash To New Loan
SEWER: POSS: Close Of Escrow
DISC: As Is,Short Pay SZONE:

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OCC/SHOW: Call LA 1 SALE TYPE: Short Pay

LP: $329,000 DOM: 1 LD: 11/11/2010 SP: SSP: BLOG Y/N: Yes LP/SF: $175.00
OLP: $329,000 CD: SD: WD: AVM Y/N: Yes SP/SF:

Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features
of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the
accuracy of all information through personal inspection and with appropriate professionals. Copyright © 2010 by Combined
L.A./Westside MLS, Inc. Information deemed reliable but not guaranteed. Prepared by: Ernesto Espinoza DRE# 01516070

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STATUS: Sold ADDRESS: 4205 3rd Avenue , Los Angeles 90008 SP: $308,000

View Larger Map

RESIDENTIAL SINGLE AREA: (1391) Los Angeles
MLS#: I10052452MRMAP: 673/G3BR: 2
FAMILY (County)
STYLE: SUB: PUD: YB: 1923 BA: 1.00
APN: 5023-026-027 ZONE: HOD: $0.00 STO: APX SF: 1,648
APX
ADP: VU: No PL: No APX LDM:
LSZ: 6,500
APX ACREAGE: GH: N/A FP: PKGT:
HORSE PROP: LSE: No LOP: FUR: PKGC:
ELEM: JRHS: SRHS:

DIRECTIONS:
REMARKS: PROPERTY SOLD AS IS WITHOUT REPAIR OR WARRANTY.

ROOMS: Living
EQUIP: None
AIR: None HEAT: Wall
FLOOR: LAUNDRY: Room
FIREPL: Living Room ROOF: Composition,Shingle
POOL: None TENNIS:
PARK: Garage & Detached SPA:
VIEW TYPE: None WATERFRONT:
SEC: FIN: Submit,FHA
SEWER: POSS: Close Of Escrow
DISC: Lender Owned/REO SZONE:
OCC/SHOW: Combo Lock Box,Vacant SALE TYPE: Real Estate Owned

LP: $307,777 DOM: 27 LD: 05/07/2010 SP: $308,000 SSP: BLOG Y/N: Yes LP/SF: $186.89
OLP: $307,777 CD: 06/03/2010 SD: 09/01/2010 WD: AVM Y/N: Yes SP/SF:

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Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features
of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the
accuracy of all information through personal inspection and with appropriate professionals. Copyright © 2010 by Combined
L.A./Westside MLS, Inc. Information deemed reliable but not guaranteed. Prepared by: Ernesto Espinoza DRE# 01516070

Page:3

STATUS: Sold ADDRESS: 4322 Sutro Ave , Los Angeles 90008 SP: $335,000

Add'l Photos View Larger Map

RESIDENTIAL SINGLE AREA: (34) Los Angeles
MLS#: P733894SCMAP: 673/G3 BR: 3
FAMILY Southwest
STYLE: Spanish SUB: PUD: YB: 1928 BA: 2.00
APN: 5023-029-026 ZONE: HOD: $0.00 STO: APX SF: 1,673
APX APX
ADP: VU: No PL: No
LDM: 57x74 LSZ: 4,200
APX ACREAGE: 0.10 GH: N/A FP: PKGT:
HORSE PROP: LSE: No LOP: FUR: PKGC:
ELEM: JRHS: SRHS:

DIRECTIONS: Vernon and 6th Ave.

REMARKS: Bank Owned. Nice And Clean. Features Include Three Bedrooms And Two Bathrooms, Large Living Area,
Open Floor Plan, Spanish Tile Roof, Gated Driveway That Provide Private Back Yard, Cozy Fireplace, Hardwood
Floorings Thru Out And Tile In Kitchen. Recessed Lightings In Living Room, Kitchen And Master Bedroom. Property Was
Remodeled In 2006. Located Inside Tract. Close To Schools, Parks, and Shopping Centers. Easy Access to 10 and 110
Freeways.

ROOMS:
EQUIP:
AIR: None HEAT:
FLOOR: Hardwood LAUNDRY:
FIREPL: Living Room ROOF: Tile
POOL: None TENNIS:
PARK: Garage & Detached,Gated SPA: None
VIEW TYPE: None WATERFRONT:
SEC: FIN: Cash,Cash To New Loan
SEWER: POSS: Close Of Escrow
DISC: Lender Owned/REO SZONE:
OCC/SHOW: Vacant SALE TYPE: Real Estate Owned

LP: $323,900 DOM: 61 LD: 05/06/2010 SP: $335,000 SSP: BLOG Y/N: Yes LP/SF: $193.60
OLP: $323,900 CD: 05/11/2010 SD: 07/07/2010 WD: AVM Y/N: Yes SP/SF: $200.24

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Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features
of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the
accuracy of all information through personal inspection and with appropriate professionals. Copyright © 2010 by Combined
L.A./Westside MLS, Inc. Information deemed reliable but not guaranteed. Prepared by: Ernesto Espinoza DRE# 01516070

Page:4

STATUS: Sold ADDRESS: 4334 7TH AVE , LOS ANGELES 90008 SP: $335,000

Add'l Photos View Larger Map

RESIDENTIAL SINGLE AREA: (34) Los Angeles
MLS#: 10-457441MAP: 673/F3BR: 2
FAMILY Southwest
STYLE: Spanish SUB: PUD: YB: 1935 BA: 1.50
APN: 5023-017-025 ZONE: LAR1 HOD: $0.00 STO: 10 APX SF: 1,608/AS
APX
ADP: VU: Yes PL: No APX LDM:
LSZ: 4,551/AS
APX ACREAGE: GH: N/A FP: PKGT: 2
HORSE PROP: LSE: LOP: FUR: No PKGC:
ELEM: 42nd Street JRHS: Audobon SRHS: Crenshaw

DIRECTIONS: from Crenshaw & Vernon E. on Vernon left on 8th right on 43rd pl. left on 7th house on corner
REMARKS: Romantic 1935 Spanish Styled Home in the Heart of The Historic Leimert Park Section of Los Angeles.
Filled with great Period Details and Old World Charm. This home features 2 Large Bdrms, 1.5 Baths, Hardwood Floors,
Powder Room, Formal Dining, Breakfast Room with built-ins, Laundry Room, Huge Picture Window, Rare Stained Glass
Skylight! Great home for entertaining. Separate detached 2-car garage. Inviting Patio Area. Curb appeal!! There’s an
unfinished basement just waiting to be converted into a Wine Cellar or Storage facility. Just A quick touch of Paint and
your Imagination will return this home to its original glory! Close proximity to Shopping, Dining, Cafes, Transportation and
Major freeways! REGULAR SALE – Not a Short Sale or Foreclosure! QUICK Close!!

ROOMS: Basement,Breakfast,Center Hall,Powder

EQUIP: Antenna,Attic Fan,Cable,Ceiling Fan
AIR: Other HEAT: Central
FLOOR: Hardwood LAUNDRY: Inside
FIREPL: Living Room ROOF:
POOL: TENNIS:
PARK: Detached SPA:
VIEW TYPE: Tree Top,Walk Street WATERFRONT:
SEC: FIN: Cash,Cash To New Loan,FHA
SEWER: In Street POSS: Close Of Escrow
DISC: As Is SZONE:
OCC/SHOW: Call LA 1,Owner SALE TYPE: Standard

LP: $355,000 DOM: 32 LD: 06/14/2010 SP: $335,000 SSP: BLOG Y/N: Yes LP/SF: $220.77

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OLP: $365,000 CD: 07/16/2010 SD: 08/13/2010 WD: AVM Y/N: Yes SP/SF: $208.33

Broker/Agent does not guarantee the accuracy of the square footage, lot size or other information concerning the conditions or features
of the property provided by the seller or obtained from Public Records or other sources. Buyer is advised to independently verify the
accuracy of all information through personal inspection and with appropriate professionals. Copyright © 2010 by Combined
L.A./Westside MLS, Inc. Information deemed reliable but not guaranteed. Prepared by: Ernesto Espinoza DRE# 01516070

Page:5

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Primary Owner: WELLS FARGO BANK NA,

Secondary Owner:
Mail Address: 4101 WISEMAN BLVD
SAN ANTONIO TX 78251
Site Address: 4214 4TH AVE
LOS ANGELES CA 90008
County: LOS ANGELES
Assessor Parcel Number: 5023-026-012
Housing Tract Number: 9741
Lot Number:
Page Grid: 673-G3
Tract No: 9741 Abbreviated Description:
CITY:REGION/CLUSTER: 09/09181 TR#:9741
Legal Description: TRACT # 9741 LOT 77 AND S 5 FT OF LOTS 78,79
AND LOT 80 City/Muni/Twp: REGION/CLUSTER:
09/09181

Property Characteristics

Bedrooms : 3 Year Built : 1935 Square Feet : 1,818 SF

Bathrooms : 2 Garage : Lot Size : 4,996 SF
Total Rooms : Fireplace : Number of Units : 1
Zoning : LAR1 Pool : Use Code : Single Family Residential
No of Stories :
Building Style :

Sale Information

Transfer Date : 06/08/2010 Seller : CARR, SHERITA E

Transfer Value : $297,468 Document # : 10-0774335 Cost/Sq Feet : $163
Title Company : ACCOMMODATION

Assessment & Tax Information

Assessed Value : $410,900 Percent Improvement : 29.81% Homeowner Exemption :

Land Value : $288,400 Tax Amount : $4,832.69 Tax Rate Area : 0-068
Improvement Value : $122,500 Tax Account ID : Tax Status : Current
Market Improvement Value : Market Land Value : Market Value :
Tax Year : 2010

Data Deemed Reliable, But Not Guaranteed.

Copyright ©1998-110 Investors Title Company All Rights Reserved.
All other trademarks and copyrights are the property of their respective holders.

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WELLS FARGO BANK NA,

4214 4TH AVE, LOS ANGELES 90008-3904
APN: 5023-026-012 LOS ANGELES COUNTY

Prior Transfer
Buyer Name WELLS FARGO BANK NA,
Recording Date 06/08/2010 Document # 10-0774335 BK-PG -
Price $297,468
First TD N/A TD Due Date
Mortgage Doc # Loan Type
Lender Name Interest Rate

Data Deemed Reliable, But Not Guaranteed.

Copyright ©1998-110 Investors Title Company All Rights Reserved.
All other trademarks and copyrights are the property of their respective holders.

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WELLS FARGO BANK NA,

4214 4TH AVE, LOS ANGELES 90008-3904
APN: 5023-026-012 LOS ANGELES COUNTY

Comparable Sales Data

No. Address Date Price $/SF Bld/Area RM/BR/Bth YB Lot Area Pool Proxim.

4,996 SF
Subject Property 06/08/2010 $297,468 $164 1,818 /3/2 1935

1
6,116 SF
3790 OLMSTED AVE 11/02/2010 $360,000 $226 1,589 /2/2 1940 .84Mi.

2
6,024 SF
1748 W 42ND PL 10/21/2010 $255,000 $151 1,679 /2/1 1913 .60Mi.

3
7,396 SF
4021 HUBERT AVE 09/14/2010 $400,000 $214 1,863 /2/3 1940 .57Mi.

4
7,998 SF
3918 ARLINGTON AVE 09/02/2010 $252,000 $138 1,824 /3/1 1926 Yes .52Mi.

5
8,956 SF
4605 BRYNHURST AVE 09/02/2010 $430,000 $208 2,063 /3/2 1926 .74Mi.

6
6,499 SF
4205 3RD AVE 09/01/2010 $308,000 $186 1,648 /2/1 1923 .03Mi.

7
6,299 SF
3531 WESTMOUNT AVE 08/31/2010 $426,000 $218 1,947 /4/3 1937 .95Mi.

8
5,397 SF
3463 FLORESTA AVE 08/30/2010 $405,000 $225 1,799 /3/2 1927 .95Mi.

9
6,747 SF
4432 4TH AVE 08/26/2010 $202,500 $131 1,545 /3/1 1923 .28Mi.

10
5,397 SF
5324 6TH AVE 08/24/2010 $255,000 $140 1,814 /3/2 1912 .88Mi.

Area Sales Analysis

Total Area Sales 10 Median # of Bedrooms 3

Median Lot Size 6,399 SF Median # of Baths 2
Median Living Area 1,807 SF Median Year Built 1926
Price Range - 2 Yrs $202,500 to $430,000 Age Range 70 years to 98 years
Median Value $334,000 Median Age 84 years
Data Deemed Reliable, But Not Guaranteed.
Copyright ©1998-110 Investors Title Company All Rights Reserved.
All other trademarks and copyrights are the property of their respective holders.

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Data Deemed Reliable, But Not Guaranteed.

Copyright ©1998-110 Investors Title Company All Rights Reserved.
All other trademarks and copyrights are the property of their respective holders.

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