COMMISSIONER’S SALE – NOTICE

OF DEFAULT AND FORECLOSURE SALE

400 Peabody Street NE, Washington, DC 20011

NOTICE OF DEFAULT AND FORECLOSURE SALE, made this second day of July, 2026, by Richard A. Lash, Foreclosure Commissioner:

WHEREAS, on May 19, 1995, a certain Deed of Trust was executed by Mae Vailes, who died September 14, 2019, as trustor in favor of Amerifirst Mortgage Corp. as beneficiary and Alexander A. Avella, Jr. as trustee, and was recorded on June 5, 1995, in Document No. 9500033763, in the office of the Land Records of the District of Columbia, and

WHEREAS, the Deed of Trust was insured by the United States Secretary of Housing and Urban Development (the “Secretary” or “HUD”) pursuant to the National Housing Act for the purpose of providing single family housing; and

WHEREAS, the beneficial interest in the Deed of Trust is now owned by the Secretary, pursuant to an assignment dated November 9, 2006, and recorded on February 13, 2007, in Document No. 2007020366, in the office of the Land Records of the District of Columbia, and

WHEREAS, a default has been made in the covenants and conditions of the Deed of Trust due to violation of 9(a)(i): A borrower dies and the property is not the principal residence of at least one surviving borrower; and

WHEREAS, the entire amount delinquent as of June 11, 2026 is $396,364.52; and

WHEREAS, by virtue of this default, the Secretary has declared the entire amount of the indebtedness secured by the Deed of Trust to be immediately due and payable;

NOW THEREFORE, pursuant to powers vested in me by the Single Family Mortgage Foreclosure Act of 1994, 12 U.S.C. 3751 et seq., by 24 CFR part 27, subpart B, and by the Secretary’s designation of Buonassissi, Henning & Lash, P.C. as Foreclosure Commissioner, recorded on 02/14/2025 as Document No. 2025016067, notice is hereby given that on August 5, 2026 at 12:40 PM local time, all real and personal property at or used in connection with the following described premises (“Property”) will be sold at public auction to the highest bidder:

Commonly known as:

All that property situate in the City of Washington, District of Columbia and described as:

Lot 80 in Square 3732 in a subdivision made by Brightwood Gardens, Inc., as per plat recorded in Liber No. 118 at Folio 143 among the Records of the Office of the Surveyor of the District of Columbia.

NOTE: The correct Folio for the plat is 143, erroneously referenced as 43.

SAVING AND EXCEPTING the south 15 feet by the full width thereof of said lot as condemned and taken for the widening of Peabody Street, Northwest by proceedings in District Court Cause No. 2944 in the District Court of the United States for the District of Columbia as per plat recorded in Liber 127 at folio 27 in said Surveyor’s Office.

NOTE: At the date hereof the above described land is designated on the Records of the Assessor of the District of Columbia for assessment and taxation purposes as Lot 836 in Square 3732.

TOGETHER WITH all and singular the ways, easements, rights, privileges and appurtenances to the same belonging or in anywise appertaining, and all the estate, right, title, interest, and claim, either at law or in equity, or otherwise however, of the said party of first part, of, in, to, or out of the said land and premises.

THE IMPROVEMENTS THEREON BEING KNOWN AS NO. 400 PEABODY STREET, N.E., WASHINGTON, D.C. 20012

NOTE: The legal description recited in the deed of trust recorded in Liber 21527, folio 244 erroneously omitted "as per plat recorded in Liber 127 at folio 27 in said Surveyor’s Office."

BEING the same lot of ground which by deed dated June 30, 1965 and recorded among the Land records of the Office of the Surveyor for the District of Columbia in lnstrument No. 22866, Liber 11225, folio 315 was granted and conveyed by Gerald S. Lillenfield and Shelia June Lillenfield unto Ellie Q. Tabscott, unmarried, and Mae Vailes, widowed and not remarried.

The said Ellie Q. Tabscott having since departed this life on or about June 1, 1970, thereby vesting title unto Mae Vailes, surviving joint tenant.

The said Mae Vailes having since departed this life on or about September 14, 2019.

The sale will be held at the office of Alex Cooper Auctioneers, Inc. located at 4910 Massachusetts Avenue, N.W., Suite 100, Washington, DC 20016.

The Secretary of Housing and Urban Development will bid $400,411.01.

There will be no proration of taxes, rents or other income or liabilities, except that the purchaser will pay, at or before closing, his prorata share of any real estate taxes that have been paid by the Secretary to the date of the foreclosure sale.

When making their bids, all bidders except the Secretary must submit a deposit 10% of the successful bid in the form of a certified check or cashier’s check made out to the United States Secretary of Housing and Urban Development. A deposit need not accompany each oral bid. If the successful bid is oral, a deposit of 10% of the successful bid must be presented before the bidding is closed. The deposit is nonrefundable. The remainder of the purchase price must be delivered within 30 days of the sale or at such other time as the Secretary may determine for good cause shown, time being of the essence. This amount, like the bid deposits, must be delivered in the form of a certified or cashier’s check. If the Secretary is the highest bidder, he need not pay the bid amount in cash. The successful bidder will pay all conveying fees, all real estate and other taxes that are due on or after the delivery date of the remainder of the payment and all other costs associated with the transfer of title. At the conclusion of the sale, the deposits of the unsuccessful bidders will be returned to them.

The Secretary may grant an extension of time within which to deliver the remainder of the payment. All extensions will be for 15-day increments for a fee of $500.00, paid in advance. The extension fee shall be in the form of a certified or cashier’s check made payable to the Secretary of HUD. If the high bidder closes the sale prior to the expiration of any extension period, the unused portion of the extension fee shall be applied toward the amount due.

If the high bidder is unable to close the sale within the required period, or within any extensions of time granted by the Secretary, the high bidder may be required to forfeit the cash deposit or, at the election of the foreclosure commissioner after consultation with the HUD representative, will be liable to HUD for any costs incurred as a result of such failure. The Commissioner may, at the direction of the HUD representative, offer the property to the second highest bidder for an amount equal to the highest price offered by that bidder.

There is no right of redemption, or right of possession based upon a right of redemption, in the mortgagor or others subsequent to a foreclosure completed pursuant to the Act. Therefore, the Foreclosure Commissioner will issue a Deed to the purchaser(s) upon receipt of the entire purchase price in accordance with the terms of the sale as provided herein. HUD does not guarantee that the property will be vacant.

The scheduled foreclosure sale shall be cancelled or adjourned if it is established, by documented written application of the mortgagor to the Foreclosure Commissioner not less than 3 days before the date of sale, or otherwise, that the default or defaults upon which the foreclosure is based did not exist at the time of service of this notice of default and foreclosure sale, or all amounts due under the mortgage agreement are tendered to the Foreclosure Commissioner, in the form of a certified or cashier’s check payable to the Secretary of HUD, before public auction of the property is completed.

The amount that must be paid if the mortgage is to be reinstated prior to the scheduled sale is $396,364.52 as of June 11, 2026, plus all other amounts that would be due under the mortgage agreement if payments under the mortgage had not been accelerated, advertising costs and postage expenses incurred in giving notice, mileage by the most reasonable road distance for posting notices and for the Foreclosure Commissioner’s attendance at the sale, reasonable and customary costs incurred for title and lien record searches, the necessary out-of-pocket costs incurred by the Foreclosure Commissioner for recording documents, a commission for the Foreclosure Commissioner, and all other costs incurred in connection with the foreclosure prior to reinstatement.

Tender of payment by certified or cashier’s check or application for cancellation of the foreclosure sale shall be submitted to the address of the Foreclosure Commissioner provided below.

Date: July 2, 2026

BUONASSISSI, HENNING & LASH, P.C.

FORECLOSURE COMMISSIONER

By: Richard A. Lash, Esq.

12355 Sunrise Valley Drive, Suite 650

Reston, VA 20191

TEL: 703-796-1341 Ext.144

FAX: (888) 252-7739

Jul 21, 28 & Aug 4 2026

(Serial #527938) Ad#103626