Professional Documents
Culture Documents
1. The property of a person who dies leaving no heirs passes to the state by the right of:
a. Acquisition
b. Escheat
c. Condemnation
d. Eminent Domain
2. Condemnation of private property for public use is called the right of:
a. Seizure
b. Escheat
c. Eminent Domain
d. Acquisition
3. Anything that is not real property is
a. Real estate
b. A fixture
c. An appurtenance
d. Personal property
4. An appraisal may include a(n)
a. Property description
b. Opinion of property condition
c. Estimate of market value
d. All of the above
5. Real property includes:
a. Land
b. Fixtures and appurtenances to land
c. Anything immovable by law, with certain exceptions
d. All of the above
6. The form of deed used to return title to real estate to its owner when the debt
secured by a deed of trust is paid in full is the:
a. Warranty deed
b. Reconveyance deed
c. Quitclaim deed
d. Tax deed
7. The form of deed that makes no warranties, express or implied, is the
a. Grant deed
b. Reconveyance deed
c. Quitclaim deed
d. Tax deed
8. Tenancy by the entirety is a form of:
a. Marital property ownership
b. Tenancy in common
c. Business property ownership
d. Ownership in severalty
9. A landlord has a(n):
a. Fee simple qualified
b. Fee simple defeasible
c. Estate of tenancy
d. Leased fee estate
10. The 4 unities required for a joint tenancy include:
a. Tenancy, location, title, and possession
b. Time,title, interest, and possession
c. Possession, ownership, use and enjoyment
d. Title, time, location and possession
11. An individually owned parcel includes a share of common areas in a:
a. PUD (Planned Unit Development)
b. Condominium
c. Stock corporation
d. Life estate
12. A type of real estate featuring ownership of airspace as well as an interest in
common in the entire parcel is a :
a. PUD (Planned Unit Development)
b. Condominium
c. Stock corporation
d. Life estate
13. If you want your children to inherit a property from you, you should prefer a:
a. Life estate
b. Defeasible fee
c. Remainder
d. Special limitation
14. A life estate is a(n)
a. Present, possessory interest
b. Future interest
c. Estate of tenancy
d. Fee simple defeasible
c. Demography
d. Forecasting
21. The amount initially paid for a good or service is its:
a. Price
b. Market value
c. Investment value
d. Cost
22. Market value is based on:
a. Insurable value
b. Most probable price
c. Cost
d. Value-in-use
23. Short-term financing instruments are part of the:
a. Money market
b. Capital market
c. Absorption analysis
d. Feasibility study
24. Longer-term financing instruments are part of the:
a. Money market
b. Capital market
c. Absorption analysis
d. Feasibility study
25. Under a deed of trust, the lender is the
a. Mortgagor
b. Mortgagee
c. Equity investor
d. Reconveyance
26. Under a mortgage, the lender is the
a. Mortgagor
b. Mortgagee
c. Equity investor
d. Reconveyance
27. Explain the difference between market value and the sales price.
Market value is an estimate of the worth of a property. Sales price is the actual
selling price of a property.
28. What economic principle is being acted upon in each case below:
a. A less expensive house tends to gain in value because of more expensive
Using the formula for the sales comparison approach, calculate the market value of
property B.
Value of property B : P 800,000 - 60,000 = P 740,000
34. An office building has depreciated 40% since it was built 25 years ago. If it would
cost P 4,250,000 to build today, and if similar sites are selling for P 1,750,000, what is
the market value of the property using the formula for the cost approach?
P 4,250,000 - (40% X P 4,250,000) + P 1,750,000 = P 4,300,000
35. You are appraising a single-storey building producing net operating income of P
240,000 per year. If you determine that a 13% return was justified on the investment,
what would be your value estimate of the property using the income capitalization
approach formula?
P 240,000 / 13% = P 1,846,153,85 or P 1,846,000 (Rounded)
36. The standard of measurements for a single-family detached residence is the:
a. Gross building area
b. Gross living area
c. Gross leasable area
d. Gross construction area
37. The sales comparison approach relies on the principle of:
a. Anticipation
b. Leverage
c. Substitution
d. Highest and best use
38. Another name for the sales comparison approach is:
a. Cost Approach
b. Income capitalization approach
c. Market data approach
d. Substitution approach
39. The transaction price of a property is its:
a. Sales price
b. Market value
c. Insurance value
d. Asking price
40. Most residential appraisals are based on
a. The leased fee
b. Fee simple ownership
c. The leasehold interest
In applying the cost approach, site value must be distinguished from the cost
Of improvements, as indicated by the following formula:
Land Value + (RCN - Depreciation on Improvements)
= Estimated property value
b. For tax purposes
In computing depreciation for tax purposes, site value must be subtracted
From total property value, because land is not depreciable.
48. Name 6 site valuation techniques. Which method is preferred and why?
Sales comparison method; Allocation method; Abstraction method; Subdivision
Development method; Ground rent capitalization and Land residual method.
54. The ratio of total operating expenses to effective gross income is the
a. Operating expense ratio
b. Net income ratio
c. Effective gross income ratio
d. Break-even ratio
55. The ratio of the operating expenses plus annual debt service to potential gross
income is the
a. Operating expense ratio
b. Net income ratio
c. Effective gross income ratio
d. Break-even ratio
56. A building that has an effective gross income of P 500,000 and total operating
expenses of P 100,000 has what operating expense ratio?
a. .10
b. .15
c. .20
d. .25
57. To arrive at net operating income, expenses are deducted from:
a. Operating profit
b. Gross income
c. Effective gross income
d. None of the above
58. In the list below, check each item that is NOT an expense from an appraisers point
of view.
a. Gas and electricity
b. Depreciation on building
c. Water
d. Real estate taxes
e. Building insurance
f. Income tax
g. Supplies
h. Payments on air conditioners
i. Janitors salary
j. Management fees
k. Maintenance and repairs
l. Legal and accounting fees
m. Principal and interest on mortgage
n. Advertising
o. Painting and decorating
p. Depreciation on equipment
life of 40 years for the building, a 10 % interest rate, and land value estimated at P
1,000,000.
Estimated land value
P 1,000,000
Net operating income
P 500,000
Interest on land value (P 1,000,000X10.5%)
- 105,000
Residual income on building
P 395,000
Cap.rate for building
Interest rate
10.5%
Recapture rate (100%/40
2.5
13.0
Building value
P 395,000/.13
3,038,461
Total property value
P 4,038,461
Say, P 4,040,000
69. A new office building valued at P 3,000,000 produces an annual NOI of P 530,000. A
first mortgage of 60% can be obtained from a bank at 10 %. Equity for this type of
property requires a 12% return, and the buildings remaining economic life is estimated
at 50 years. Estimate the total property value by Land residual technique.
Estimated building value
P 3,000,000
Net operating income
P 530,000
Cap.rate for building
Interest rate
60% x 10.25% = 6.15%
40% X 12% = 4.8
10.95%
Recapture rate (100%/50)
2.0
Total
12.95%
Discount and recapture on building
Value (P3,000,000 X 12.95%)
-388,500
Residual income on land
P 141,500
Land value
P141,500/10.95%
1,292,237
Total property value
P 4,292,237
Say, P 4,300,000
70. Which of the 2 capitalization methods - straight line o annuity- is appropriate in each
of the following examples?
a. An office building leased by a major oil company is being appraised. The lease
will run for another 22 years. Annuity
b. A building with a 20-year lease is being appraised. The lessee has hinted to the
appraiser that if the building is to be sold, he will expect to renegotiate his
lease with the new owner, because the rent is more than he can really afford.
Straight line
71. In income property investments
a. low risk = low cap rate = high value
b. Straight-line
79. Of the two recapture approaches, which would yield?
a. The highest value - Annuity
b. The lowest value - Straight Line
80. Which recapture method suggests the greatest reduction in risk?
a. Annuity
b. Straight line
81. Using the following data, compute value by (a) the building residual technique and
(b) the land residual technique. Round your figures to the nearest P 1,000
Given data:
a. Net operating income is P 400,000
b. Land Value is P 500,000
c. 65% of the value of the property can be borrowed at 11%, and equity capital
for this type of investment requires a 12% return
c. The building remaining economic life is 25 years
Interest rate: 65% x 11%
= 7.15%
35% x 12%
= 4.20%
Total
11.35
Recapture rate: 100%/25 yrs = 4%
a. Building Residual Technique:
Estimated land value
P 500,000
NOI
P 400,000
Interest on Land value
(P 500,000 x .1135)
( 56,750)
Residual income to bldg.
P 343,250
Cap.rate for building
Interest rate
11.35
Recapture rate 4.00
Overall rate
15.35%
Building value (rounded)
( P343,250/.1535)
2,236,000
Total property value
P 2,736,000
b. Land Residual Technique
Estimated building value
P 2,236,000
NOI
P 400,000
Cap rate for building
Interest rate
11.35%
Recapture rate 4.00%
Overall rate
15.35%
Interest and recapture on building value
(P 2,236,000 x .1535)
( 343,230)
P 56.770
Land value (rounded) P 56,770/.1135
Total property value
500,000
P 2,736,000
82. In this case problem, you will estimate the market value of a property by the income
Capitalization approach. Round all figures to the nearest 1,000
You have been asked to appraise a one-storey commercial building located in a small
Neighborhood shopping center. The building is about 20 years old and is divided
into 4 separate stores, all of equal size. Each store pays a yearly rental of P 102,000,
which is well in line with comparable properties analyzed.
The owner of the subject property lists the following items of expense for the
previous year:
o Real estate taxes
P 40,000
o Insurance 3-year policy
P 30,000
o Repairs and maintenance
P 28,000
o Mortgage payments
P 84,000
o Legal and accounting fees
P 5,500
o Miscellaneous expenses
P 5,000
In addition to the above expense listing, you obtain the following information:
- Tenants pay for their own water, heating, electricity, and garbage removal
- Repairs and general maintenance should be based on 12% of effective gross
income
- Miscellaneous expenses should be increased to 2% of potential gross income
- The records of property managers indicate that vacancy and collection losses
in the area run about 4%
- A new roof, costing P 20,000 and having an average life of 20 years, was
installed last year
- The gas furnace in each store can be replaced for P 9,500 and will carry a 10year guarantee
- Recent land sales in the area indicate that the land value of the subject
property should be estimated at P 550,000
- You have determined from banks in the area that 75% of the value of the
property can be borrowed at 11% interest, and equity money for this type of
investment requires a 13% return.
- The building is 20 years old and appears to have depreciated about 1/3
a. On the basis of the information provided, reconstruct the operating statement
b. Determine the appropriate capitalization rate
c. Estimate the total property value
a. Reconstruction of operating statement
Potential gross income
P 408,000
( 16,320)
P 391,680
( 115,460)
P 276,220
P 550,000
1,521,210
P 2,071,210
83. You are appraising a commercial building earning an annual NOI before recapture of
P 500,000. Based on supportable information, the interest rate has been established
at 15%. Land value has been estimated at P 1,000,000 and the buildings remaining
economic life at 25 years.
Determine the estimated value of the property in each case below
a. The property has year-to-year tenants of average credit risk
b. The property is leased for the entire 25 years to a national concern with an
excellent credit rating.
The income capitalization and cost approaches will be most important in valuing
the subject property. The cost approach will set the upper limit of value, as there
is land available for similar construction. The income capitalization approach is
important because of the propertys income-producing abilities and potential. The
value reached by the income capitalization approach will be influenced by the
existence of major tenants, who may be financially sound but who also may benefit
from long-term contracts that may not reflect the recent dramatic increases in
property value in the area.
86. Scheduled rent that is higher than market rent creates
a. Overage rent
b. Gross rent
c. Excess rent
d. Escalation rent
87. The amount paid over minimum base rent in a percentage lease is
a. Overage rent
b. Gross rent
c. Excess rent
d. Escalation rent
88. The lease under which the tenant pays a fixed rental and the landlord pays all
expenses of ownership is the
a. Gross lease
b. Triple net lease
c. Net lease
d. Percentage lease
89. An index will be referred to is a(n)
a. Gross lease
b. Triple net lease
c. Escalation clause
d. Expense-stop clause
90. The interest of a sublease is a
a. Leasehold
b. Leased fee
c. Subleasehold
d. Sandwich lease
91. Increases in maintenance costs are passed on to tenants under a(n)
a. Tax-stop clause
b. Expense-stop clause
c. Gross lease
d. Escalation clause
c. P 7,000,000
d. P 1,750,000
101. To determine the value in 8 years of an investment of P 100,000 at 10% interest
compounded annually, the applicable factor is
a. 2.143589
b. 2.357948
c. 1.948717
d. 2.182875
102. The factor used to find the monthly payment required to amortize a loan of
P 1,470,000 at 11% interest over 30 years is
a. .0092
b. .0096
c. .0100
d. .0097