Exam 2

Multiple Choice 15 questions at 4 points each = 60 points potential.

What are the three types of depreciation considered under the cost approach?

A. cost, sales, income

B. equity, debt, market

C. short-lived, long-lived, non-reproducing

D. physical, functional, external

 ________________ stores cluster and ____________ stores disperse

A. comparison, convenience

B. magnet, big box

C. retail, wholesale

D. convenience, comparison

A building is 10 years old and has an economic life is 30 years. The cost new is 5000 per square meter. What is the effective rate?

A. 3,333

B. 6,500

C. 1,667

D. 6,667

Can you value a property if there are no comparable building sales and no income?

A. yes

B. no

If a property is superior to the subject, what kind of adjustment do you make to the sale price of the comparable?

A. positive

B. negative

What do you call a situation where you have a tenant but they don’t pay rent?

A. vacancy loss

B. equity loss

C. expense loss

D. credit loss

If you manage your own building, should you charge a management fee in your income statement?

A. yes

B. no

What does the reciprocal of the capitalization rate tell you?

A. the years to recover the purchase price

B. the earnings to price ratio

C. the reversion rate

D. the yield rate

If a comparable property sold at an 8 percent capitalization rate, and it is superior to the subject property, what capitalization rate should you use?

A. greater than 8 percent

B. less than 8 percent

C. 8 percent

D. between 7 and 9 percent

If a property sold last year for 100,000 and then resold last week for 124,000, how much should I adjust for changes in market conditions?

A. +2 percent per month

B. -2 percent per month

C. +5 percent per month

D. no adjustment necessary

Property A has a NOI of 100,000 and sold for 1,250,000. Property B has an NOI of 250,000 and sold for 3,125,000.

Which one has the higher capitalization rate?

A.  A

B. B

C. both the same

I have analyzed three sales. Sale 1 indicates an 8.0% rate, Sale 2 indicates 7.5%, and Sale 3 indicates 9.0%.

If I give Sale 3 a weight of 50% and the other two 25% each, what is the weighted indication?

A. 8.167%

B. 9.5%

C. 8.375%

D. 8.735%

What expenses do owners typically not include in their income statements?

A. credit and vacancy loss

B. depreciation and interest

C. management and reserves for replacements

D. reversion and reconstructed

If the average capitalization rate is 7 percent, but one sale is judged to be most comparable and is generating a 9 percent rate, what rate should you use?

A. 7 percent

B. 9 percent

C. between 7 and 9 percent

D. 8 percent

Can a building be new and still suffer from depreciation?

A. yes

B. no

Short Answer: 5 questions at 8 points each = 40 points potential

16. Value the property using the cost approach and the income approach using the direct capitalization method.

The rectangle-shape land measures 110 meters by 70 meters. The gross building area is 7,500 square meters. Common area hallways use around 1,200 square meters. The economic life for buildings in this neighborhood is estimated at 40 years. The building is 16 years old. It costs 1,200 riyals per square meter to building a new building similar to the subject property. Land values in the neighborhood are estimated at around 3,000 per square meter.

The building is rented out to seven tenants. They each have 900 square meters. Two tenants pay 400,000 a year and the other five pay 500,000 a year. You estimate credit and vacancy loss at 5 percent of potential gross income. Based on historical operating statements you estimate expenses at 24 percent of the effective gross income.

You have reviewed recent sales and estimate a capitalization rate of 8 percent.

A. What is your estimate of value under the cost approach?

 We will review this question in class.

B. What is your estimate of value under the income approach?

We will review this question in class.

17. Matched-Pair Analysis. Use the following table to answer the next four questions:

We will review this question in class.

A. What two comps would you use to make an adjustment for differences in the date of the sales?  What would the percentage adjustment be?

B. What two comps would you use to make an adjustment for differences in sizes?  What would the percentage adjustment be?

C. What two comps would you use to make an adjustment for differences in locations?  What would the percentage adjustment be?

D. What is the subject property worth? Explain your reasoning.

18. You have been asked to analyze a property.

The asking price is 25,000,000

The land is 3,000 square meters

The gross building area is 6,000 square meters

10 percent of the building is common area.

The potential gross income is 500 per square meter of net leasable area.

The vacancy rate is 5 percent.

The operating expenses are around 800,000 a year.

A. What is the property generating in NOI?

1,765,000

B. What would be the overall capitalization rate if it sold for the asking price?

7.06%

19. What are the 8 steps in the appraisal process?

Identify the Problem 

Determine the Scope of Work 

Collect Data and Describe Property 

Perform Data Analysis 

Determine Land Value 

Apply Approaches to Estimate Market Value 

Reconcile Indicated Values from the Approaches 

Report Final Value Estimate

20. What are the four transaction adjustments under the sales approach?

Rights Conveyed

Financing

Conditions

Date of the Sale or Market