3789 Kipling Appraisal

Main File No. 0000021 Page #1

INVOICE

FROM: Nick Lee

INVOICE NUMBER

Advanced Appraisal Services Memphis

0000021

P.O. Box 38496

DATE

Germantown, TN 38183

11/3/2009 Telephone Number: 901.497.3606

Fax Number: 901.529.7018

REFERENCE TO:

Internal Order #:

Brett Clothier

Lender Case #:

Memphis Invest, LLC

Client File #:

130 Timber Creek

Main File # on form:

Cordova, TN 38018

0000021

0000021

Other File # on form: 0000021

Telephone Number: 901.751.7191

Fax Number: 901.751.7317

Federal Tax ID:

Alternate Number:

E-Mail: [email protected]

Employer ID:

27-0991855

DESCRIPTION Lender: Purchaser/Borrower: Property Address: City: County: Legal Description:

Memphis Invest, LLC Memphis Invest, LLC 3789 Kipling Ave Memphis Shelby Lot 0228 Nam Ni Estates Blk A-3

Client: Memphis Invest, LLC

State: TN

Zip: 38128-2117

FEES

AMOUNT

URAR

250.00

SUBTOTAL

250.00

PAYMENTS Check #: Check #: Check #:

AMOUNT Date: Date: Date:

Description: Description: Description:

SUBTOTAL

TOTAL DUE

Form NIV5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE Advanced Appraisal Service Memphis

$

250.00

Main File No. 0000021 Page #2

APPRAISAL OF REAL PROPERTY

LOCATED AT: 3789 Kipling Ave Lot 0228 Nam Ni Estates Blk A-3 Memphis, TN 38128-2117

FOR: Memphis Invest, LLC 130 Timber Creek Cordova, TN 38018

AS OF: 11/3/2009

BY: Nick Lee

Form GA6 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Main File No. 0000021 Page #3

Advanced Appraisal Service Memphis

0000021 File # 0000021 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 3789 Kipling Ave City Memphis State TN Zip Code 38128-2117 Borrower Memphis Invest Owner of Public Record Secretary of Housing and Urban Develop County Shelby Legal Description Lot 0228 Nam Ni Estates Blk A-3 Assessor's Parcel # 090043 00006 Tax Year 2008 R.E. Taxes $ 916.39 Neighborhood Name Egypt Central Map Reference 731B Census Tract 0205.22 Occupant Owner Tenant Vacant Special Assessments $ n/a PUD HOA $ N/A per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Assignment Type Purchase Transaction Refinance Transaction Other (describe) determine fair market value Lender/Client Memphis Invest, LLC Address 130 Timber Creek, Cordova, TN 38018 Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes No Report data source(s) used, offering price(s), and date(s). See attached addenda.

SUBJECT

Uniform Residential Appraisal Report

CONTRACT

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 not performed. n/a Contract Price $ n/a Date of Contract n/a Is the property seller the owner of public record? Yes No Data Source(s) n/a 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? If Yes, report the total dollar amount and describe the items to be paid. n/a n/a

NEIGHBORHOOD

Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics One-Unit Housing Trends

One-Unit Housing PRICE AGE $ (000) (yrs) Low 20 0 250 High 80 75 Pred. 50

Property Values Increasing Stable Declining Location Urban Suburban Rural Shortage In Balance Over Supply Built-Up Over 75% 25-75% Under 25% Demand/Supply Marketing Time Under 3 mths 3-6 mths Over 6 mths Growth Rapid Stable Slow Neighborhood Boundaries The subject is bound by Egypt Central Road to the north, Raleigh Millington Road to the east, Frayser Raleigh Road to the south, and New Allen Road to the south. Neighborhood Description See attached addenda.

Yes

No

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

75 % % % 10 % 15 %

SITE

Market Conditions (including support for the above conclusions) General market conditions in the neighborhood are stable. Supply and demand appear in balance with typical marketing times being over six months. There are competitive neighborhoods nearby. Financing is available with affordable rates from local lending institutions. Typical exposure times in the subject market area are around six months. Dimensions 68 x 125 Area 0.20 acres +/Shape generally rectangular View suburban Specific Zoning Classification RS-6 Zoning Description Single Family Residential Zoning 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) Off-site Improvements - Type Public Private Street asphalt Electricity Water Alley none Gas Sanitary Sewer FEMA Special Flood Hazard Area Yes No FEMA Flood Zone X FEMA Map # 47157C0285F FEMA Map Date 9/28/2007 Are the utilities and off-site improvements typical for the market area? Yes No If No, describe Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe No adverse easements or encroachments observed. Typical building setback lines and utility easements are assumed. The current improvement conforms to zoning regulations.

IMPROVEMENTS

General Description

Foundation

Exterior Description

materials/condition Interior

materials/condition

Floors Foundation Walls Concrete Slab Crawl Space Units One One with Accessory Unit concrete slab/avg cpt/tile/avg Walls Full Basement Partial Basement Exterior Walls # of Stories 1 brick/avg dwall/wd panel/avg Trim/Finish wood/paint/avg Type Det. Att. S-Det./End Unit Basement Area none sq.ft. Roof Surface composite/avg Bath Floor % Gutters & Downspouts none/avg Existing Proposed Under Const. Basement Finish none tile/avg Bath Wainscot tile/avg Window Type Outside Entry/Exit Sump Pump Design (Style) traditional/ranch metal dh/avg Storm Sash/Insulated yes/no/avg Evidence of Infestation Year Built Car Storage None 1964 Screens Dampness Settlement Effective Age (Yrs) 15 Driveway # of Cars yes/avg +/- 3 Heating FWA Attic None Driveway Surface Woodstove(s) # HWBB Radiant Amenities aggregate Drop Stair Stairs Garage # of Cars Fence wd/chain Other Fireplace(s) # Fuel gas Floor Scuttle Carport # of Cars Porch covered Patio/Deck Cooling Central Air Conditioning 1 Finished Heated Att. Det. Built-in Other storage Pool Individual wind Other Appliances Refrigerator P Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains: 6 Rooms 3 Bedrooms 1 Bath(s) 1,013 Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). covered front porch, wood and chain fence, attached carport, storage closet/laundry area off of carport Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). See attached addenda.

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? No adverse conditions were observed however the appraiser is not an expert in this technical field.

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)?

Freddie Mac Form 70 March 2005

Yes

Page 1 of 6 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Yes

No If Yes, describe

No If No, describe

Fannie Mae Form 1004 March 2005

Main File No. 0000021 Page #4

0000021 File # 0000021 There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 15,000 to $ 95,000 . 49 There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 15,000 to $ 95,000 . 49 FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address 3789 Kipling Ave 4199 Trudy Street 4126 Hobson Road 4335 Hallview Drive Memphis, TN 38128-2117 Memphis, TN 38128 Memphis, TN 38128 Memphis, TN 38128 Proximity to Subject 0.19 miles W 0.21 miles SW 0.99 miles SE Sale Price $ $ $ $ n/a 60,000 64,000 66,082 Sale Price/Gross Liv. Area $ sq.ft. $ $ $ 54.95 sq.ft. 49.88 sq.ft. 48.77 sq.ft. Data Source(s) MAAR ML#3155231 MAAR ML#1416521 MAAR ML#3101438 Verification Source(s) MAARdata, courthouse records MAARdata, courthouse records MAARdata, courthouse records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment Sales or Financing $3,600 concess none noted none noted Concessions VA conventional conventional Date of Sale/Time 05/05/2009 08/13/2009 10/12/2009 Location suburban/avg suburban/avg suburban/avg suburban/avg Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 0.20 acres +/- 0.26 ac/sim val 0.17 ac/sim val 0.25 ac/sim val View suburban suburban suburban suburban Design (Style) traditional/ranch traditional/ranch traditional/ranch traditional/ranch Quality of Construction brick/avg brick/siding/avg brick/siding/avg brick/siding/avg Actual Age a45/e15 a44/e15 a42/e15 a39/e15 Condition average average average average Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Room Count 6 3 1 6 3 1.5 -1,000 6 3 1 6 3 2 -2,000 Gross Living Area 1,013 sq.ft. 1,092 sq.ft. 0 1,283 sq.ft. -5,400 1,355 sq.ft. -6,840 Basement & Finished none none none none Rooms Below Grade none finished none finished none finished none finished Functional Utility average average average average Heating/Cooling cent/cent cent/cent cent/cent cent/cent Energy Efficient Items normal normal normal normal Garage/Carport c-1-a c-1-a c-1-a c-2-a -1,000 Porch/Patio/Deck cov porch cov porch cov porch porch,patio Swimming Pool none noted none noted none noted none noted

SALES COMPARISON APPROACH

Uniform Residential Appraisal Report

Net Adjustment (Total) + - $ + - $ -1,000 Adjusted Sale Price Net Adj. Net Adj. 1.7 % 8.4 % of Comparables Gross Adj. 1.7 % $ 59,000 Gross Adj. 8.4 % $ I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

+ Net Adj. 58,600 Gross Adj. -5,400

- $ 14.9 % 14.9 % $

-9,840 56,242

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) courthouse records 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) courthouse records 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 #3 Date of Prior Sale/Transfer 06/16/09;05/14/09 no sale in no sale in 08/21/2009 Price of Prior Sale/Transfer $65,603;$65,603 twelve months prior twelve months prior $0; QCD Data Source(s) crt hse rec crt hse rec crt hse rec crt hse rec Effective Date of Data Source(s) 11/3/2009 11/3/2009 11/3/2009 11/3/2009 Analysis of prior sale or transfer history of the subject property and comparable sales Per courthouse records, the subject property was foreclosed on for $65,603 on 05/14/2009 by US Bank National Association. The subject then transferred to the current owner on 06/16/2009 for $65,603. Due to the distressed nature of the prior transfers, no consideration is given to this sale when determining an opinion of value. Sale #3 transferred via quit claim deed on 08/21/2009, however no value considerations were transferred and this was not an arm's length transaction. None of the other comparables have transferred in the twelve months prior to the sale utilized.

RECONCILIATION

Summary of Sales Comparison Approach

See attached addenda.

Indicated Value by Sales Comparison Approach $ 57,500 Indicated Value by: Sales Comparison Approach $ 57,500 Cost Approach (if developed) $ 62,885 Income Approach (if developed) $ The sales comparison approach is relied on. The cost approach was also considered, however is not as reliable an indicator of value due to the age of the subject property. The income approach is not applicable as there was insufficient data to develop a gross rent multiplier. This appraisal is made "as is", subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: This report is written subject to completion of repairs, renovation, and improvements per the client of this appraisal report.

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser’s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ , as of , which is the date of inspection and the effective date of this appraisal. 57,500 11/3/2009

Freddie Mac Form 70 March 2005

Page 2 of 6 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Fannie Mae Form 1004 March 2005

Main File No. 0000021 Page #5

Uniform Residential Appraisal Report

0000021 File # 0000021

ADDITIONAL COMMENTS

Per the client, this report is written subject to completion of planned renovation of the subject property.

COST APPROACH TO VALUE (not required by Fannie Mae)

COST APPROACH

Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) Site value is calculated based on recent lot sales for similar sized lots in the area. This cost approach is a market derived cost approach and is not intended to be used for insurance purposes.

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data Marshall and Swift Residential Cost Estimator Quality rating from cost service average Effective date of cost data 06/09 Comments on Cost Approach (gross living area calculations, depreciation, etc.) Site value is based on recent land sales in the area. Improvements cost is based on recognized cost services, contracts to build and appraiser's data base. Physical depreciation is estimated by the age-life method (effective age). Remaining economic life is estimated at 50 years.

INCOME

Estimated Remaining Economic Life (HUD and VA only)

OPINION OF SITE VALUE DWELLING 1,013 Sq.Ft. @ $ 60.00 none Sq.Ft. @ $ lump sum items Garage/Carport 204 Sq.Ft. @ $ 10.00 Total Estimate of Cost-New Less Physical Functional External Depreciation 15,653 6,782 Depreciated Cost of Improvements "As-is" Value of Site Improvements

50 Years INDICATED VALUE BY COST APPROACH

=$ =$ =$ =$ =$ =$

12,500 60,780

=$( =$ =$

22,435) 45,385 5,000

=$

62,885

5,000 2,040 67,820

INCOME APPROACH TO VALUE (not required by Fannie Mae) Estimated Monthly Market Rent $ X Gross Rent Multiplier Summary of Income Approach (including support for market rent and GRM)

=$

Indicated Value by Income Approach

PUD INFORMATION

PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners’ Association (HOA)? Yes No Unit type(s) Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. Legal Name of Project Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data source(s) Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion. Does the project contain any multi-dwelling units? Yes No Data Source Are 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. Freddie Mac Form 70 March 2005

Page 3 of 6 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Fannie Mae Form 1004 March 2005

Main File No. 0000021 Page #6

Uniform Residential Appraisal Report

0000021 File # 0000021

This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a condominium or cooperative project. This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuing education or membership in an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction.

INTENDED USER: The intended user of this appraisal report is the lender/client. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open

market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market’s reaction to the financing or concessions based on the appraiser’s judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report is subject to the following assumptions and limiting conditions:

1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it, except for information that he or she became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions about the title. 2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determination of its size. 3. The appraiser has 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 an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, 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 guarantees or warranties, 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 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 as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner.

Freddie Mac Form 70 March 2005

Page 4 of 6 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Fannie Mae Form 1004 March 2005

Main File No. 0000021 Page #7

Uniform Residential Appraisal Report

0000021 File # 0000021

APPRAISER’S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this report. 7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11. I have knowledge and 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 listing services, 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 from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. Freddie Mac Form 70 March 2005

Page 5 of 6 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Fannie Mae Form 1004 March 2005

Main File No. 0000021 Page #8

Uniform Residential Appraisal Report

0000021 File # 0000021

21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other media). 22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. 24. If this appraisal report was transmitted as an “electronic record” containing my "electronic signature," as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 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’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature.

APPRAISER

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature Name Nick Lee Company Name Advanced Appraisal Services Memphis Company Address P.O. Box 38496, Germantown, TN 38183

Signature Name Company Name Company Address

Telephone Number (901) 497-3606 Email Address [email protected] Date of Signature and Report 11/3/2009 Effective Date of Appraisal 11/3/2009 State Certification # CR-4133 or State License # or Other (describe) State # State TN 09/30/2011 Expiration Date of Certification or License

Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License

ADDRESS OF PROPERTY APPRAISED 3789 Kipling Ave Memphis, TN 38128-2117

APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT

57,500

Name Brett Clothier Company Name Memphis Invest, LLC Company Address 130 Timber Creek, Cordova, TN 38018 Email Address

[email protected]

Freddie Mac Form 70 March 2005

SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection

Page 6 of 6 Form 1004 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Fannie Mae Form 1004 March 2005

Main File No. 0000021 Page #9

0000021 File # 0000021 FEATURE SUBJECT COMPARABLE SALE # 4 COMPARABLE SALE # 5 COMPARABLE SALE # 6 Address 3789 Kipling Ave 3776 Kipling Avenue 3638 West Tessland Road 3855 Voltaire Avenue Memphis, TN 38128-2117 Memphis, TN 38128 Memphis, TN 38128 Memphis, TN 38128 Proximity to Subject 0.07 miles W 0.41 miles SW 0.06 miles SE Sale Price $ $ $ $ n/a 54,000 70,000 59,900 Sale Price/Gross Liv. Area $ sq.ft. $ $ $ 52.12 sq.ft. 64.22 sq.ft. 61.12 sq.ft. Data Source(s) MAAR ML#1400188 MAAR ML#3177064 MAAR ML#3181389 Verification Source(s) MAARdata, courthouse records MAARdata, courthouse records MAARdata, courthouse records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment Sales or Financing none noted none noted none noted Concessions conventional conventional conventional Date of Sale/Time 02/12/2009 ACTIVE ACTIVE Location suburban/avg suburban/avg suburban/avg suburban/avg Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 0.20 acres +/- 0.20 ac/sim val 0.17 ac/sim val 0.24 ac/sim val View suburban suburban suburban suburban Design (Style) traditional/ranch traditional/ranch traditional/ranch traditional/ranch Quality of Construction brick/avg brick/siding/avg brick/siding/avg brick/siding/avg Actual Age a45/e15 a46/e15 a39/e15 a44/e15 Condition average average average average Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Room Count 6 3 1 6 4 1 6 3 1.5 -1,000 6 3 1 Gross Living Area 1,013 sq.ft. 1,036 sq.ft. 0 1,090 sq.ft. 0 980 sq.ft. 0 Basement & Finished none none none none Rooms Below Grade none finished none finished none finished none finished Functional Utility average average average average Heating/Cooling cent/cent cent/cent cent/cent cent/cent Energy Efficient Items normal normal normal normal Garage/Carport c-1-a c-1-a c-1-a c-1-a Porch/Patio/Deck cov porch porch,deck porch,deck porch,deck Swimming Pool none noted none noted none noted none noted

SALE HISTORY

SALES COMPARISON APPROACH

Uniform Residential Appraisal Report

Net Adjustment (Total) + - $ + - $ + - $ -1,000 Adjusted Sale Price Net Adj. % Net Adj. Net Adj. % 1.4 % of Comparables Gross Adj. % $ % $ 54,000 Gross Adj. 1.4 % $ 69,000 Gross Adj. 59,900 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 # 4 COMPARABLE SALE # 5 COMPARABLE SALE # 6 Date of Prior Sale/Transfer 06/16/09;05/14/09 no sale in no sale in no sale in Price of Prior Sale/Transfer $65,603;$65,603 twelve months prior twelve months prior twelve months prior Data Source(s) crt hse rec crt hse rec crt hse rec crt hse rec Effective Date of Data Source(s) 11/3/2009 11/3/2009 11/3/2009 11/3/2009 Analysis of prior sale or transfer history of the subject property and comparable sales

ANALYSIS / COMMENTS

Analysis/Comments

Freddie Mac Form 70 March 2005

Fannie Mae Form 1004 March 2005

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

Main File No. 0000021 Page #10

Supplemental Addendum File No. 0000021 Client Memphis Invest, LLC Property Address 3789 Kipling Ave City County Shelby State TN Zip Code 38128-2117 Memphis Client Memphis Invest, LLC • URAR : Subject - Data Source(s), Offering Price(s), Date(s) As of 11/3/2009, the subject is not actively listed per MAAR MLS. The subject appears to be for sale by owner. The appraiser noted an expired listing (MAAR ML#3125215) for $40,000 with an off market date of 12/31/2008. The original list price was $59,900 and the listing was on the market for 392 days. • URAR : Neighborhood - Description The subject is located in a residential neighborhood inside Memphis city limits in the Raleigh area. Access to employment, schools, and shopping centers are typical via Raleigh Millington Road and Stage Road. Amenities are located within 2-3 miles of the subject property. The subject improvements are typical of the neighborhood and exhibit favorable marketability. The Raleigh Springs shopping mall is within three miles of the subject property and Allen Park, Egypt Central Park, and the Davy Crockett Golf Course are also all in the immediate area. • URAR : Improvements - Condition of the Property The floor plan is adequate and the quality of construction is typical for the area so no functional depreciation exists. No negative neighborhood influences were observed so no external depreciation exists. The subject property is a foreclosure and has some deferred maintenance. However, per the client listed in this report, the appraisal is written subject to completion of proposed renovation and improvements to be made to the subject property. Updates include, but are not limited to, the following: paint the interior, replaced floor coverings, install new light fixtures, ensure plumbing and electrical systems are in working order, service HVAC, etc. These updates lower the effective age assigned to the subject property. • URAR : Sales Comparison Analysis - Summary of Sales Comparison Approach All six comparables are located in the same market area as the subject property. The subject is in the same immediate subdivision as comparables #1, #2, #4, #5, and #6. Sale #3 is located in a nearby competing subdivision within one mile of the subject property. Sales #1, #2, and #3 all occurred within the past six months with #2 and #3 being within the past 90 days. Sale #4 is over six months old, however was included due to being located on the same immediate street as the subject property. The appraiser included comparables #5 and #6 which are active listings in order to provide additional market data of similar homes in the subject's immediate area that are currently on the market. The subject and all six comparables are in similar condition and all display similar effective ages. Comparables #2, #4, and #6 all have similar bedroom and bath counts as the subject and comparables #1, #4, #5, and #6 all have similar gross living area. Adjustments were applied to the other comparables due to differences in these features as compared to the subject property. The appraiser also made an adjustment to sale #3 due to the home having additional carport capacity. All adjustments are made based on paired sales data analysis of similar homes' closed sales data over the past two years. All six comparables are considered in the appraiser's final opinion with a value tending towards the middle of the adjusted sales prices. A final opinion of value of $57,500 is concluded.

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

Main File No. 0000021 Page #11

Building Sketch Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

State TN

Zip Code 38128-2117

5.8ft

County Shelby

24.9ft

19.1ft

Client Property Address City Client

4ft

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

Main File No. 0000021 Page #12

Flood Map Client Property Address City Client

Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

County Shelby

State TN

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

Zip Code 38128-2117

Main File No. 0000021 Page #13

Location Map Client Property Address City Client

Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

County Shelby

State TN

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

Zip Code 38128-2117

Main File No. 0000021 Page #14

Subject Photo Page Client Property Address City Client

Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

County Shelby

State TN

Zip Code 38128-2117

Subject Front 3789 Kipling Ave Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age

n/a 1,013 6 3 1 suburban/avg suburban 0.20 acres +/brick/avg a45/e15

Subject Rear

Subject Street

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

Main File No. 0000021 Page #15

Photograph Addendum Client Property Address City Client

Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

County Shelby

State TN

Interior

Interior

Interior

Interior

Interior

Interior

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

Zip Code 38128-2117

Main File No. 0000021 Page #16

Comparable Photo Page Client Property Address City Client

Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

County Shelby

State TN

Zip Code 38128-2117

Comparable 1 4199 Trudy Street Prox. to Subject 0.19 miles W Sale Price 60,000 Gross Living Area 1,092 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1.5 Location suburban/avg View suburban Site 0.26 ac/sim val Quality brick/siding/avg Age a44/e15

Comparable 2 4126 Hobson Road Prox. to Subject 0.21 miles SW Sale Price 64,000 Gross Living Area 1,283 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1 Location suburban/avg View suburban Site 0.17 ac/sim val Quality brick/siding/avg Age a42/e15

Comparable 3 4335 Hallview Drive Prox. to Subject 0.99 miles SE Sale Price 66,082 Gross Living Area 1,355 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 2 Location suburban/avg View suburban Site 0.25 ac/sim val Quality brick/siding/avg Age a39/e15

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

Main File No. 0000021 Page #17

Comparable Photo Page Client Property Address City Client

Memphis Invest, LLC 3789 Kipling Ave Memphis Memphis Invest, LLC

County Shelby

State TN

Zip Code 38128-2117

Comparable 4 3776 Kipling Avenue Prox. to Subject 0.07 miles W Sales Price 54,000 Gross Living Area 1,036 Total Rooms 6 Total Bedrooms 4 Total Bathrooms 1 Location suburban/avg View suburban Site 0.20 ac/sim val Quality brick/siding/avg Age a46/e15

Comparable 5 3638 West Tessland Road Prox. to Subject 0.41 miles SW Sales Price 70,000 Gross Living Area 1,090 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1.5 Location suburban/avg View suburban Site 0.17 ac/sim val Quality brick/siding/avg Age a39/e15

Comparable 6 3855 Voltaire Avenue Prox. to Subject 0.06 miles SE Sales Price 59,900 Gross Living Area 980 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1 Location suburban/avg View suburban Site 0.24 ac/sim val Quality brick/siding/avg Age a44/e15

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

Advanced Appraisal Service Memphis

Main File No. 0000021 Page #18

FIRREA / USPAP ADDENDUM Client Memphis Invest, LLC Property Address 3789 Kipling Ave Memphis City County Shelby State TN Zip Code 38128-2117 Client Memphis Invest, LLC Purpose To develop an opinion of value of the subject property to determine fair market value. The client named in the report is the intended user & sole client of Advanced Appraisal Services Memphis regardless of who paid for the appraisal. This report may not be appropriate for any other use. Scope The scope & valuation process may be insufficient for uses other than the intended purpose (determine fair market value). The appraiser has made an inspection of the subject property & neighborhood. The process of developing an opinion of value includes three approaches to value unless otherwise noted in this report. The market information used in this report is based on market information obtained from public records & local multiple listing services. These data sources are deemed reliable however are not guaranteed. When conflicting information was provided, the source deemed most reliable has been used. Data believed to be unreliable was not included nor used as a basis for the value conclusions. The extent of analysis applied to this assignment may be further imparted within the report, the Appraisers Certification and any other statement of limiting conditions when applicable. Intended Use / Intended User The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for determining fair market value, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser.

History of Property Current listing information: As of 11/3/2009, the subject is not actively listed per MAAR MLS. The subject appears to be for sale by owner. The appraiser noted an expired listing (MAAR ML#3125215) for $40,000 with an off market date of 12/31/2008. The original list price was $59,900 and the listing was on the market for 392 days. Prior sale: Per courthouse records, the subject property was foreclosed on for $65,603 on 05/14/2009 by US Bank National Association. The subject then transferred to the current owner on 06/16/2009 for $65,603. Due to the distressed nature of the prior transfers, no consideration is given to this sale when determining an opinion of value. Exposure Time / Marketing Time A reasonable marketing time based on marketing conditions pertinent to the appraisal assignment is 90-120 days.

Personal (non-realty) Transfers No personal property is considered in the valuation process.

Additional Comments This appraiser is not a home inspector nor was a "home inspection" performed where components and the structure of the home are evaluated or tested. I certify, 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 unbiased professional analysis, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved, unless otherwise stated within the report. 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 the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurance 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. No one provided significant professional assistance to the person signing this report.

Certification Supplement 1. 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. I, Nick Lee, have made a personal inspection of the property that is the subject of this report.

Appraiser(s): Nick Lee Effective date / Report date:

Supervisory Appraiser(s): 11/3/2009

Effective date / Report date:

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

Main File No. 0000021 Page #19

0000021 File No. 0000021 The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Property Address 3789 Kipling Ave City Memphis State TN ZIP Code 38128-2117 Borrower Memphis Invest Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. Inventory Analysis Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend Increasing Stable Declining Total # of Comparable Sales (Settled) 30 13 6 Absorption Rate (Total Sales/Months) Increasing Stable Declining 5.00 4.33 2.00 Total # of Comparable Active Listings Declining Stable Increasing 59 46 49 Months of Housing Supply (Total Listings/Ab.Rate) Declining Stable Increasing 11.8 10.6 24.5 Median Sale & List Price, DOM, Sale/List % Overall Trend Prior 7–12 Months Prior 4–6 Months Current – 3 Months Median Comparable Sale Price Increasing Stable Declining $12,500 $15,500 $14,581 Median Comparable Sales Days on Market Declining Stable Increasing 43.5 49 42.5 Median Comparable List Price Increasing Stable Declining $24,875 $29,900 $37,500 Median Comparable Listings Days on Market Declining Stable Increasing 91 107.5 91 Median Sale Price as % of List Price Increasing Stable Declining 72% 78% 84% Seller-(developer, builder, etc.)paid financial assistance prevalent? Yes No Declining Stable Increasing Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo fees, options, etc.). In this price range, it is typical for the seller to offer to pay concessions from 3% to 6% including closing costs and prepaid expenses. These trends have remained stable over the past twelve months.

MARKET RESEARCH & ANALYSIS

Market Conditions Addendum to the Appraisal Report

Are foreclosure sales (REO sales) a factor in the market? Yes No If yes, explain (including the trends in listings and sales of foreclosed properties). There is a presence of foreclosure/REO sales in the subject neighborhood. Due to the distressed nature of these transactions, most are below fair market value. Due to this, as well as the lack of available financing, retail sales at fair market value have somewhat slowed. However, competitively priced listings have sold with reasonable marketing times and retail sales and listings have begun to stabilize. Investors in the area typically purchase foreclosed homes below fair market value, update and improve the home, and then sell the home for fair market value. The amount of foreclosures lowers the comparable sale and list prices to below fair market value. Cite data sources for above information. MAAR data, Memphis Area MLS, Tax Records

Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. The presence of foreclosures in the market has resulted in a number of bank owned properties and sales at below fair market value. The overall sales activity includes a moderate portion of these types of transactions. Arm's length transaction activity has been somewhat slow over the past one year, however market analysis revealed relatively stable sales prices and marketing and exposure times for homes selling at fair market value.

APPRAISER

CONDO/CO-OP PROJECTS

The appraiser analyzed market data in the subject map area between 850 and 1150 square feet. Results revealed a decline in the number of sales in the past three months. However, market analysis revealed the rate of foreclosure has declined which resulted in an overall decline in transfers. Foreclosure data skewed the overall market data, however the appraiser deems the area has begun to stabilize. If the subject is a unit in a condominium or cooperative project , complete the following: Project Name: Subject Project Data Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend Total # of Comparable Sales (Settled) Increasing Stable Declining Absorption Rate (Total Sales/Months) Increasing Stable Declining Total # of Active Comparable Listings Declining Stable Increasing Months of Unit Supply (Total Listings/Ab.Rate) Declining Stable Increasing Are foreclosure sales (REO sales) a factor in the project? Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of foreclosed properties.

Summarize the above trends and address the impact on the subject unit and project.

Signature Appraiser Name Nick Lee Company Name Advanced Appraisal Services Memphis Company Address P.O. Box 38496, Germantown, TN 38183 State License/Certification # CR-4133 State TN

Signature Supervisory Appraiser Name Company Name Company Address State License/Certification #

Email Address

Email Address

[email protected]

Freddie Mac Form 71 March 2009

Page 1 of 1

State Fannie Mae Form 1004MC March 2009

Form 1004MC2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE