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Exterior BPO. Subject Condition and Repair Comments The subject is in good condition with no major repairs noted at the time of inspection.

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Exterior BPO

1000 Noble Energy Drive Suite 300 Canonsburg,Pa 15317

Property Address: 215 PECOS ST, GARLAND, TX 75041

Borrower BORROWER Inspection Date 6/15/2020 Effective Date 6/16/2020

APN 26617500040160000 Loan # 34085608 Order ID 422737588

Company Orca Group Real Estate LLC Name Shannon Norris

Phone 630-267-6722 Fax Email snorris@76af.com

Address 1121 Beach View St DALLAS TX 75218 Distance from the Subject 80.3 Miles

I. General Conditions

Property Type SFR

Occupancy Owner

Type of Ownership Fee Simple

# Of Units 1

Data Source Tax Records

Property Condition Good

HOA No

HOA Fees $

HOA Assoc. Name

Land Value $25,000

Assessed Value $41,500

Annual Property Tax $1,886

Annual Appreciation $0

Phone Fees Include

Monthly Rental Value $1,300

Subject Description

The subject is a single family home with a 3/1 floor plan, built in 1955. The home conforms in respect to style, utility, and overall curb appeal. Repairs

Category Cost Category Cost

Exterior Paint $ Foundation $

Siding / Trim Repair $ Fencing $

Exterior Doors $ Landscaping $

Windows $ Pool $

Garage $ Other $

Roof / Gutters $ Other $

Fire Damage $ Other $

Total Estimated Exterior Repairs $

Subject Condition and Repair Comments

The subject is in good condition with no major repairs noted at the time of inspection.

II. Subject Sales and Listing History

Currently Listed? No By: / /

List Date Orig List Price Current List Price MLS#

$ $0

Prior History (36 Month)

Original List Price Original List Date DOM Date Listed Date Sold List Price Sale Price Notes

$ $

$ $

$ $

Analysis of Current and Prior Listing History: N/A

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III. Neighborhood Market Data

Location Suburban Local Economy is Stable Housing Supply is In Balance

Number of Lisiting is Stable Normal Marketing Time 3-6 Months

Total # of Active Listings in the subject's specific MLS district 12 Total # of Sales in the subject's specific MLS district in the past 12 months 18 # of REO Sales in the subject's specific MLS district in the past 12 months 2

# of Boarded Properties on Subject Street 0

# of Rentals on the market in the subject's specific MLS district 1

Predominant Occupancy Owner

Market for this type of property Remained Stable

Market for this type of property REO% 2

Market for this type of property Short Sale % 2

Range of Value is this area: Low: $115,000 High: $194,000

Pride of Ownership Average

Does agent feel there will be a Resale Problem?

Reason there will be a Resale Problem: N/A Do any environmental issues affect the value of the

property?

Neighborhood Comments

The subject is located in an area that consists of mostly of conventional style SFR homes of various ages, displaying general similarity in design, appeal and utility, with variations in size.

IV. Marketing Strategy

Value

90-120 Day Value Repaired Value 30 Day Value

Suggested List Price $155,000 $155,000 $145,000

Probable Sales Price $145,000 $145,000 $135,000

Comments Regarding Pricing Strategy

Subject characteristics are based on tax record. Sold 3 holds the most weight because it has similar in condition, style, GLA and located in the same market area as the subject. Due to limited comps in the area, S3 along with L2 and L3 are being used despite the difference in terms of room count

to the subject as they are still considered to be reliable comparables. However, they are the best indicator of value and their price range is the most dominant in the area. Due to limited comps in the area, comps was used despite the prior sale date as it is still considered to be a reliable comparable. There are not enough comps found within 1 mile radius. It is necessary to go back in time rather than to expand further in mileage.

Due to limited comps in the area, S1, S2 and S3 along with L1, L2 and L3 are being used despite the over 1 mile from the subject as they are still considered to be reliable comparables. However they are the best indicator of value and their price range is the most dominant in the area. Due to

limited available market data for similar properties in the subject's immediate neighborhood, it was necessary to utilize comps with a variance in GLA, year built and lot size. As is value is based on properties that have been listed and sold within the past 12 months. They are the closest available comps from the immediate area having similar overall features to the subject. Their price are considered to be the best indicator of value

in the area. It is necessary to utilize closer comps rather than to expand further in mileage since these comps are the best indicator of value in the area. Due to limited available market data for similar properties in the subject's immediate neighborhood, it was necessary to utilize comps with

the following variances: GLA : 30% variance; Age : +/-20 years; Sale Dates : 6 month[s] back; Proximity : 2.4 mile from the subject. No encroachments, easements, water rights, environmental concerns, or flood zones were apparent during the inspection.

Unique Property Conditions

The attached Broker Price Opinion (BPO) has been completed outside of The Uniform Standards of Professional Appraisal Practice (USPAP). The BPO is an evaluation tool and is not considered an appraisal of the market value of the property - it is an opinion of the probable sales price. SingleSource completes BPO requests for property listing, REO analysis, loan due diligence, modifications, etc to aid our servicing customers. SingleSource BPO reports are not eligible or appropriate for loan origination purposes.

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V. Current Listings

Listing Comparables

Subject Listing #1 Listing #2 Listing #3

Street Address 215 PECOS ST 200 Rio Rita Dr 1317 Kynn Dr 910 Piedmont Dr

City GARLAND Garland Garland Garland

State TX TX TX TX

Zip Code 75041 75040 75041 75040

Miles to Subject 1.84 1.07 1.64

Community Name Valley View Routh Terrace 02 Parkmont Monica Park Heights 02

Data Source Tax Records Tax Record MLS MLS

MLS Number 14268307 14342112 14342233

Original List Date 1/29/2020 5/14/2020 5/13/2020

Original List Price 140,000 174,000 159,000

Current List Price 0 140,000 174,000 159,000

Listing Type Arms Length Arms Length Arms Length Arms Length

Days On Market 139 33 34

Year Built 1955 1954 1954 1969

Condition Good Good Good Good

View Residential Residential Residential Residential

Style/Design Ranch Ranch Ranch Ranch

# of Units 1 1 1 1

Gross Living Area 955 720 1,041 1,080

Bedrooms 2 2 3 3

Baths/Half Baths 1 0 1 0 1 0 1 1

Basement No No No No

Basement Finished Slab Slab Slab Slab

Total Room # 4 4 5 5

Garage/Carport 1 Attached 0 Parking Space 0 Parking Space 2 Attached

Lot Size 0.18 Acres 0.17 Acres 0.17 Acres 0.18 Acres

Other None None None None

Comments on Listing Comparables

Listing # 1

This 2 bedroom, 1 bath single family home is a must see! Featuring a 2yr old Roof, a nice fenced backyard and space for your washer& dryer inside. Perfect for first time homebuyers or someone looking to downsize or add to a portfolio as a rental property. Close to schools and shopping. Survey available! For faster response to inquiries pls text. For Offers - Pls include POF Or Pre-Approval letter. PLEASE Do Not Change Title company unless buyer is paying for title ... Pls do due diligence and verify all

information deemed important: sq ft, HOA, schools, ect.,ect.,etc...All information deemed reliable, but not guaranteed. Showings between 12 noon - 7:00 pm .... Pls Kindly provide One-hour Advance notice. Fair market, same style, has no garage, similar in year built, inferior GLA, 2/1 floor plan. 400 year built, 4700 GLA, 2500 garage, 20 lot size. Total Adjustment: 7620 Total Adjusted Value: 147,620.

Listing # 2

SUPER CUTE! Move-in Ready! You will love the kitchen with updated white cabinets, granite countertops, subway tile backsplash, stainless steel appliances and a breakfast area with built-in a cabinet for extra storage or serving space. The interior and exterior of the home have been recently painted. The two secondary bedrooms have a nice built-in desk with shelves. There is a large sunroom with separate washer and dryer area that is not included in the square footage. Additional 16x24 storage building in back would make the perfect workshop or mancave. Spacious backyard for outdoor entertaining or play area. The roof was replaced in March 2020 and the home also has updated HVAC system & updated bathroom. Fair market, has no garage, superior GLA, similar in year built, same style, 2/1 floor plan. 400 year built, -1720 GLA, -4000 beds, 20 lot size, 2500 garage. Total Adjustment: -2800 Total Adjusted Value: 171,200.

Listing # 3

This single-family home in Garland has been upgraded with quartz countertops, stainless steel appliances, new flooring and features an open-concept layout. This cozy home boasts a large back yard and has a tuff shed and carport that can be transformed into your own personal hideout or getaway. Fair market, has garage, 2/1 floor plan, siimilar GLA, newer home, same style. -5600 year built, -2500 gla, -4000 beds, -1000 halfbath, -2500 garage. Total Adjustment: -15600. Total Adjusted Value: 143,400.

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VI. Recent Sales

Sale

Comparables

Subject Sale #1 Sale #2 Sale #3

Street Address 215 PECOS ST 512 Cascade Dr 713 Belmont Dr 5301 Robin Rd

City GARLAND Garland Garland Garland

State TX TX TX TX

Zip Code 75041 75041 75040 75043

Miles to Subject 1.09 1.92 2.42

Community Name Valley View Crown Hill Unknown Unknown

Data Source Tax Records MLS MLS MLS

MLS Number 14280522 14309928 14240643

Original List Price $ $145,000 $135,000 $145,000

Original List Date 2/12/2020 4/23/2020 12/17/2019

List Price at Sale $ $145,000 $135,000 $145,000

Sale Price $ $145,000 $135,000 $145,000

Closing Date 3/20/2020 4/24/2020 1/17/2020

Type of Financing Conv Conv Conv Conv

Type of Sale Arms Length Arms Length Arms Length Arms Length

Days On Market 37 1 31

Year Built 1955 1954 1949 1977

Condition Good Good Good Good

View Residential Residential Residential Residential

Style/Design Ranch Ranch Ranch Ranch

# of Units 1 1 1 1

Gross Living Area 955 750 808 1,007

Bedrooms 2 2 2 3

Baths/Half Baths 1 0 1 0 1 0 1 1

Basement No No No No

Basement Finished Slab Slab Slab Slab

Total Room # 4 4 4 5

Garage/Carport 1 Attached 0 Parking Space 1 Detached 1 Attached

Lot Size 0.18 Acres 0.23 Acres 0.27 Acres 0.18 Acres

Other None None None None

Overall Adjustment $6,900 $5,260 $-14,840

Adjusted Value $151,900 $140,260 $130,160

Comments on Sale Comparables

Sale # 1

You will really adore this charming home with 2 bedroom and 1 bath. This cozy welcoming home has a nice open concept to the kitchen. The kitchen opens out to a very large yard perfect for entertaining. New roof in December 2019, Plumbing 2018, and HVAC installed August 2019. Fair market, same style, has garage, similar year built, superior GLA, 2/1 floor plan. 400 year built, 4100 GLA, -100 lot size, 2500 garage,

Sale # 2

UPLOADED VIRTUAL HOME TOUR! Beautifully updated home in a wonderful neighborhood close to Downtown Garland. The living room opens to the dining area and beautiful kitchen with gas stove, granite counters, and tile backsplash. Recently replaced carpet and freshly painted. Two bedrooms with beautifully updated bath. Great backyard with a covered patio along with a covered front porch. Seller will be replacing roof and repairing the foundation. Only a 10 min walk to downtown Garland's entertainment district! Fair market, has garage, inferior GLA, similar year built, same style, 2/1 floor plan. 2400 year built, 2940 GLA, -80 lot size.

Sale # 3

Completely remodeled 1 story 2 bedroom home with carport. Excellent location near 635 and Centerville. NEW flooring, appliances, fixtures, low-e windows, paint, granite counters, flagstone patio & more! HVAC just serviced & new sod in front & back. Fantastic flow with soaring ceilings & lots of natural light. Nice office or study space off living room. Spacious master w large walk in closet & second vanity. HOA replaces roof, fence & exterior maintenance on regular cycle. Community pool & playground just a few houses down. Move in ready Fair market, has garage, 3/1.5 floor plan, similar GLA, newer home, same style. -8800 year built, -1040 GLA, -4000 beds, -1000 halfbath.

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Texas Supplement

THIS IS A BROKER PRICE OPINION OR COMPARATIVE MARKET ANALYSIS AND SHOULD NOT BE CONSIDERED AN APPRAISAL. In making any decision that relies upon my work, you should know that I have not followed the guildelines for development of an appraisal or analysis contained in the Uniform Standards of Profession Appraisal Practice of the Appraisal Foundation.

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VII. Subject Photograph Addendum

Subject Front Subject Front Subject Street Subject Street Subject Address Subject Address

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VIII. Current Listings Photograph Addendum

Current Listing 1

200 Rio Rita Dr Garland, TX 75040 Orig List Date: 1/29/2020 List Price: $140,000 Sq. Ft.: 720 Miles to Subject 1.84 Current Listing 2 1317 Kynn Dr Garland, TX 75041 Orig List Date: 5/14/2020 List Price: $174,000 Sq. Ft.: 1,041 Miles to Subject 1.07 Current Listing 3 910 Piedmont Dr Garland, TX 75040 Orig List Date: 5/13/2020 List Price: $159,000 Sq. Ft.: 1,080 Miles to Subject 1.64

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IX. Recent Sales Photograph Addendum

Recent Sale 1 512 Cascade Dr Garland, TX 75041 Closing Date: 3/20/2020 Sale Price: $145,000 Sq. Ft.: 750 Miles to Subject 1.09 Recent Sale 2 713 Belmont Dr Garland, TX 75040 Closing Date: 4/24/2020 Sale Price: $135,000 Sq. Ft.: 808 Miles to Subject 1.92 Recent Sale 3 5301 Robin Rd Garland, TX 75043 Closing Date: 1/17/2020 Sale Price: $145,000 Sq. Ft.: 1,007 Miles to Subject 2.42

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X. Additional Photograph Addendum

Subject Tax Sheet Aerial view

Right-side view Subject Street

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References

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