Property valuation in California Flashcards
1
Q
What is CMA
A
Real estate professional uses
Comparative market analysis for the CMA
Used to arrive at an appropriate list price or range for the property. The seller is trying to sell. The seller decides the list price and authorize you to market it at that price.
2
Q
An estimate of market value based on recent comparable sales for similar properties
A
Comparative market analysis, CMA
3
Q
Comparable
A
Recently sold real estate that can be used to determine the value of a similar piece of real estate
4
Q
Market value
A
A price at which a willing buyer and willing seller can strike a deal given ordinary market conditions
5
Q
Comparative market analysis, CMA
A
- prepared by real estate agent
- Prepared for the seller or buyer
- Comparable property sales are used to determine the value, including properties, current on market, sold recently, and expired listings
- The level of detail is basic to moderate
- Price is an approximate range
- The cost is free or minimal
6
Q
Appraisal
A
An estimate of value as of a specific date in for a specific use performed by a state licensed or certified appraiser
7
Q
Comparables
A
Property is used for comparison purposes when valuing property
8
Q
Appraisal
A
- prepared by a certified appraiser (with a few exceptions in some states)
- Prepared for a lender, buyer, or seller
- multiple methods are used to determine the value, particularly sales comparison and cost. Appraisers also use the income approach for income producing properties.
- The appraisal is very detailed
- Price is a fixed number
- The cost is 400 or more, depending on the size of the property
9
Q
What tool does the appraiser not use?
A
CMA
Comparative market analyst
10
Q
Broker price opinion BPO
A
performed by a licensed appraiser Lenders frequently order a brokers price of opinion on foreclosure properties, or when determining appropriate market price for a short sale property . BPOs are estimates of price in case the lender must take over and sell the property.
11
Q
Prepared for homeowners to sell the property
CMA
BPO
A
CMA
12
Q
Emily uses a drive-by approach to the determine marketability and price
CMA
BPO
A
BPO
13
Q
Commonly entails a tour by a licensee, a search on MLS, and a comparison of similar properties
CMA
BPO
A
CMA
14
Q
The report and analysis provide a greater level of detail
CMA
BPO
A
CMA
15
Q
Lenders request this for a foreclosure or short sale property
CMA
BPO
A
BPO
16
Q
Article 11 the NAR code, FX about competence
A
- identification of the subject property - date prepared - define value or price
- The written conditions, including statements of purpose, and intended user
- are any present or contemplative interest , including the possibility of representing the seller/landlord, or buyer/tenant
- Basis for opinion, including applicable market data
- If the opinion is not an appraisal, statement to the effect
- disclosure of whether I want a physical inspection of the property interior was conducted
- Disclosure of whether the realtor has any conflicts of interest
17
Q
What two time frames are best for licensees to use recently sold properties CMA comparative market analysis
A
Three months or six months
18
Q
Clark works for Wells Fargo bank and asks for your assistance. He wants you to look at a property that’s about to go into foreclosure and provide him with a report on its current market ability and an approximate market value. What’s Clark most likely asking you to provide?
Appraisal
BPO
CMA
Professional opinion
A
BPO
19
Q
Which of the following features is most likely to be the cause of an adjustment to a comparable when preparing a CMA
Busy street
Color
demographics
Interest rates
A
Busy street
20
Q
Which type of analysis is a broad estimate of price in case the lender must take over the property and sell it to an investor or on the market
Appraisal
Broker price opinion
Comparative market analysis
Credit analysis
A
Broker price opinion
21
Q
Marcy’s offer on a home was excepted. Which Party will be contacting her about arranging an appraisal?
The closing attorney
The lender
The sellers agent
The title insurance, representative
A
The lender
22
Q
What to do and bring to a listing presentation
A
presentation agree on house price so the clients don’t resent you for not getting their asking price, best to cut losses before it’s too late.
discussed listing price
Demonstrate knowledge of local market, CMA, comparable market analysis
Technology
- Pad or laptop demonstrating professionalism
- Copies of comparable properties, MLS listing sheets
- A hard copy of the CMA
- A copy of the marketing plan
23
Q
What four things do you bring to a listing presentation?
A
CMA comparable market analysis
MLS listing sheets for comparable properties
Marketing plan
Listing contracts
24
Q
Questions to ask at the first meeting to build your CMA
Comparative market analysis
A
- have you done any recent upgrades?
- Is there anything you’re planning to do to prepare the property for sale before you list?
- When do you need to sell?
- Do you know where you’re moving next?
- Have you had a recent appraisal done? If so, what were the numbers?
- Do you have a price range in mind that you need to get from the property?
- What do you currently owe on the property?
- Is there anyone else who will need to be involved in the decision to sell?
- do you plan to move any furniture or other belongings before listing the property?
- Will the pets be removed for the showings?
- Questions about cleaners, house, painters, handyman, and stages that you can make available
25
CMA at the second meeting
Comparable market analysis
- graph depicting trends in the area and then those pertaining to their neighborhood over the last few months
- _Four comparable properties_ photos shown in color, interior and exterior
- Show _price ranges and adjustments made based on the knowledge_ of the clients home and the final price range based on the numbers
- Show any _homes that have expired_ on the market after being listed higher price ranges
26
Defending the CMA
Comparative market analysis
Preparing a CMA is to determine the value of your home according to buyers. Buyers and their agents determined that value by comparing your home to recent sales in the area and other homes currently on the market. Buyers won’t pay more for a home then the market dictates. My goal is to get you the best price possible given the current market conditions. If we price it right, it will sell. _If we priced too high, we will miss our market_. The buyers will move elsewhere.
27
What questions you should ask the sellers
- Why do you want to sell
- What do you owe on the property?
- Have you done any recent upgrades?
- What can you tell me about the property?
28
Market conditions include things such as:
- supply versus demand
- Interest rates
- Other economic factors
- Demographics
- Market timing
29
Interest rates and pricing pressure
_Higher interest rates_ means **fewer** buyers can afford to buy, which will result in **downward** pricing pressure. _Lower interest rates_ means **more** buyers can afford to buy, which will result in **upward** pricing pressure.
30
Employment and housing prices
Unemployment rates influences the number of buyers in the market.
High unemployment means **fewer** buyers can buy, which **increase** of high, and **decreases** housing prices.
31
Taxes and home prices
Taxes are another factor that can affect housing prices.
**Lower** taxes **increase** buying power, supporting **higher** home prices. **Higher** taxes, **decrease** buying power, supporting, **lower** home prices.
32
Supply outweighs, demand, and market prices
Lower prices
Higher prices
Lower prices
33
Demand outweighs supply in market
Lower prices
Higher prices
Higher prices
34
High consumer confidence and seller, motivation, and price
Lower prices
Higher prices
Higher prices
35
Shaky, consumer confidence, and seller and prices and market conditions
Lower prices
Higher prices
Lower prices
36
Seller motivated to move quickly
Lower prices
Higher prices
Lower prices to sell quickly
37
What happens when you over priced a property?
Languishes on market
Misses the market
Brings in lowball offers
38
The appraisal sale price doesn’t match
- cancel the transaction and provide the buyer with a refund of earnest money, if Appraisal contingency is part of the agreement
- Reduce the sales price to be in line with Appraisal
- The buyer could increase the down payment amount to make up for the difference between the sales price and appraised value
- The buyer and seller could meet in the middle
39
If a client is preapproved for a loan of 100,000 but found a price of a house for 60,000 they like, the appraiser, however, value the cottage at 80,000. For what amount will the lender approve a loan?
- 60,000
- 80,000
- 100,000
60,000 although the cottage appraise for more than the sale price, the lender would approve the loan for the lesser of the two, the sale price
40
Your clients are preapproved for 100,000 loan. After weeks of looking, they found a home and made an offer at 80,000. The sellers agree to this price. A short time later, the lender had an appraisal done which came back with the value of $60,000. what about all the lender approve the loan?
$60,000
$80,000
$100,000
$60,000 the appraiser value of the property for $60,000. This is the amount of lender will most likely approve.
41
Options when homes appraise for less
- The buyer and seller could meet in the middle
- The buyer could increase the down payment to make up the difference
- the seller could reduce the sale price
- The buyer could cancel the transaction (if an appraisal contingency is part of the agreement)
- The agent could challenge the appraisal
42
After you made a professional listing presentation, and the seller has declined to use you as a listing agent, what’s the best practice?
- You should except the outcome either way
- You should ask the sellers for a second chance
- You should call the competing sales person to discuss the matter
- You should pursue the sellers with questions about their decision, even if they tell you they don’t wanna talk about it
You should except the outcome either way. It’s appropriate to ask the seller what you could’ve done differently to earn their business, this can help you with your Next listing presentation
43
Why is it so important to properly price of a property when it first enters the market?
- If a property is over, price from the beginning, the chances of the property selling or not impacted significantly
- Overpricing a property will drive up price of other properties as well causing a false inflation
- The first several months are crucial because they’re the best chance for the property to sell
- The first several weeks are crucial because they are the best chance of property this sell
And the first several weeks are crucial because they’re the best chance for the property to sell.
44
What are some ways you can make sure your pricing a property at fair market value?
Prepare a well searched CMA
Comparative market analysis
45
At a listing appointment, licensee chat, ask Sam, the seller, if the property is his own home or is it an investment property. Why would chat asked this?
If the home is his own, he’s likely to be purchasing a new one, so chat has a chance to earn two transactions
46
Supply and demand determine competition within a market. What is an example?
When there are fewer houses on the market, sellers can demand more for their properties
47
Why might a licensee want to make two visits to the property as part of a listing presentation?
To use information from a tour to prepare the CMA for the second tour
48
When market conditions indicate top of the market pricing, is it always in your clients best interest to sell at that price
No, it’s still has to appraise
49
What is a consequence of overpricing a property?
The property won’t approve hence you could lose the contract if you don’t get an offer
50
Certified formal appraisal
A.k.a. valuation
An estimate of value an Appraisal
51
Market value
A price at which a willing buyer and willing seller can strike a deal given ordinary market conditions
52
Value in use
The worth of a property as the owner is currently using it.
53
Assessed value
The dollar amount to which the local tax rate is multiplied to determine property tax owed. Typically that 80 to 90% of the market value, the tax jurisdiction, then uses that value to calculate the property taxes. Property is usually assessed on a regular two years to ensure the values of current appraisers look at the assessed value but it’s not a big part in appraisal process
54
Evaluation
A usability study that does not include or referred to an opinion of value, just mark ability, study, or land you study to evaluate with no value in the end
55
Usually hired by the buyer or seller
Real estate professional
56
Usually hired by the lender or buyer, or sometimes the seller
Appraiser
57
Determines a property is worth
Appraiser
58
Provide an estimate of value that may be influenced by the consumer
Real estate professional
59
Provides an unbaised estimate of value
Appraiser
60
Price at which the property can be alone or sold at a foreclosure sale
Mortgage value
Investment value
Insured value
Mortgage value
61
A great importance to the lender
- Mortgage value
- Investment value
- Insured value
Mortgage value
62
Return on investment property may provide
- Mortgage value
- Investment value
- Insured value
Investment value
63
Cost to replace or rebuild a property
- Mortgage value
- Investment value
- Insured value
Insured value
64
Value of importance to insurance companies
Insurance value
65
Neither the buyer, nor the seller is being forced into agreement with the fair market value
Implied
Not implied
Implied
66
The buyer or the seller are acting in their own interest in a fair market value
Implied
Not implied
Implied
67
The property has reasonable exposure to the market and a fair market value
Implied not implied
Implied
68
The buyer and seller are related in a fair market value
Implied
Not implied
Not implied
69
The buyer is using cash or obtaining financing and a fair market value
Implied
Not implied
Implied
70
The price at which a willing buyer, and a willing seller with strike a deal, given normal market conditions
Market value
71
The price a property is worth to its current owner as currently enjoyed
Value in use
72
An opinion of value using totally objective criteria
Valuation, Appraisal
73
A study of a property that does not necessarily return a price or value
Evaluation
74
The cost of replacing a building in case of a total loss
Insured value
75
The return of funds invested
Investment value
76
The price of a lender believe the property will bring at a foreclosure sale
Mortgage value
77
CMA
- Commonly no charge (state me allowed licensee to charge fees)
- Performed by a real estate agent
- Comparable sales method used
- basic to moderate level of detail
- Prepared for a seller or buyer
78
BPO
Minimal cost ($50 -$200), which must be paid to the licensee’s broker
performed by a real estate licensee
Comparable sales method used
Basic to moderate level of detail
Prepared for a lender (in a foreclosure or short sale situation) or a relocation of company
79
Appraisal
Cost $400 +
Performed by a state licensed or certified appraiser
Multiple methods of performing the appraisal are used, including sales comparison, and cost. Appraisers may also use the income approach for income producing properties.
Very detailed
Prepared for the lender, buyer, seller, or sometimes the courts
80
Comparative market analysis, CMA
Unbiased estimate or opinion of the market value of real property by a real estate licensee who isn’t a licensed or certified appraiser
81
Brokers price opinion, BPO
Usually ordered by a lender in a foreclosure situation. They don’t want to shell out money for a full appraisal, so they’ll hire some real estate broker to give them an opinion of price.
Basically, it’s a CMA with a different name for a different purpose. Like a relocation company will ask for a BPO.
82
USPAP
uniform standards of professional Appraisal practice
State the problem
Identify data needed
Gather and analyze data
Determine highest best use
Estimate value of land
Use three approaches to estimate property value
Reconcile values to determine final appraisal value
Report appraisal value
83
As an appraiser, what are two benefits of stating the problem upfront?
Informs appraiser’s approach.
It helps the appraiser identify the type of data required
84
Steps for appraisal process
State the problem
Identify data needed
Gather and analyze data
Determine highest and best use
Estimate value of land
Use three approaches to estimate property value
Reconcile Val used to determine final appraisal value
85
Price
What a buyer has paid for the property and what the seller has excepted
86
Value
What a property is worth
87
Cost
What it would cost to re-create that property if it disappeared off the face of the Earth today a.k.a. labor, materials, legal services, zoning, architectural, design, financing, taxes, interest, overhead, profit all that.
Direct cost/hard costs - labor and materials
Indirect costs- fees and administrative costs
88
DUST
D - demand
U- utility
S- scarcity
T- transferability
89
Demand
How attractive and move in ready is the property
What’s the market like?
Are there more buyers and sellers or vice versa?
90
Utility
Properties function
Is it habitable?
Does it need updating Call me repairs?
Does the current zoning match the intended use?
For commercial zoning, this impacts the value if the zoning does not work
91
Scarcity
Demand
Fewer properties there are on the market, the greater the scarcity, The higher the demand
High demand pushes prices upward
92
Transferability
Can we transfer to another property hasn’t been used for a dumping ground such as tires. There’s no cloud on the title that will impact the value.
93
Principles of value
**Anticipation** - value of property based on income that is expected to be received in the future
**Competition** - less competition increases demand, and drives pricing upward
**Conformity** - call Priti conform to the demands of the market
**Contribution** - a change in property impacts the value as a whole a.k.a. garage into room does that detract from value? That’s up to the buyer.
**Highest and best use** - legal and economically feasible that’s most profitable
**Plottage** - land parcels increase the property value
**Regression** - higher quality property loses by being mirror, a lower quality property
**Progression** - gains by being there, a higher quality property next-door to a remodeled home representing progression in the neighborhood
**Substitution** - determined by the cost of a similar substitute property
94
What, for external forces influence a properties value
Environmental
Social
Political
Economic
95
Big properties value is dropping because the neighboring properties yard is filled with trash. What is this an example of
Depreciation
Progression
Regression
Substitution
Regression
96
What’s another term for a valuation that is an unbiased opinion of value?
Assignment
Comparative market analysis
Evaluation
Formal appraisal
Formal appraisal
Another term for evaluation is a formal Appraisal. This is a professional appraisers unbiased opinion of value.
97
Identifying the purpose of appraisal leads the appraiser to what next?
Determine highest and best use
Estimate value of land
Identify data needed
Use three approaches to estimate value
Identify data needed
98
Mary Ann is looking for the potential rate of return. What sort of value is she interested in?
Assessed value
Investment value
Market value
Value in use
Investment value
99
While market value is an opinion of property is worth on the fair market, which of the following best describes market price?
How much a buyer has paid and a seller has accepted for the property
How much an appraiser estimated property is worth on a given day
How much a lender would be willing to finance for the property
How much it would take to rebuild a property from scratch, including the cost of land
How much a buyer has paid and a seller has excepted for the property
Market price is the amount that the buyer paid and what the seller accepted for the property
100
What does Susanna do as an appraiser?
She provides an estimate of value that consumer may influence
She provides an unbiased estimate of value
She’s usually hired by the buyer seller
She provides an unbiased estimate the value
Appraisers determine the properties worth or value
101
Margo has fallen in love with a three bedroom, 2500 square-foot property and her friends neighborhood. It’s listed for $400,000. However, just down the street, another three bedroom, 2400 square-foot home very similar to the one Margo loves was just listed for $350,000. Margo and her agent immediately make an offer on the second property. Which economic principle is at work here?
Anticipation
Conformity
Progression
Substitution
Substitution
102
Which economic principle is related to supply and demand?
Competition
Conformity
Contribution
substitution
Competition
103
Jerry is appraising a five bedroom home in the suburbs. After identifying the purpose of the appraisal, what does he need to do next?
- Determine the highest and best use
- Estimate the value of the land
- Identify the data that is needed
- Use the three approaches to estimate the value
Identify the data that is needed
104
What two types of data does the appraiser gather?
- Computer and hand written
- General and specific
- Old or new
- Related and non-related
General and specific
105
The Richards family Farm is located on a 10 acre parcel of land, which is very rare in their area. However, the house is rundown and need of many repairs. Most buyers in the area are looking for a move-in ready home, which means they would need either Look elsewhere or wait several months for the home to be renovated. Which factor is most negatively impacting the value of the Richards property?
- Demand
- scarcity
- Transferability
- Utility
Utility
106
Interest rates, availability of credit, and employment. Trends are example of which force that influences property value?
- Economic
- Physical/environmental
- Political/governmental
- Social
- Economic
107
A fire destroyed Merida’s house Meredith contacted her insurance company, and she was shocked to learn her insurance policy didn’t fully cover what she paid for the property. How does the insurance company determine the replacement value of her home?
- It’s current market value
- The amount for which it was appraised
- The amount it would cost to completely replace her home
- The original sales price when it was first constructed
The amount it would cost to completely replace her home
Insurance companies, reimbursed based on a properties replacement cost, or what it would cost to re-create that property if it had to be completely rebuilt
108
There are a lot more sellers than buyers in the current market. How does this demand influence value?
- Demand doesn’t influence value
- Value is push downward
- value is pushed upward
- Value remains the same
Value is pushed downward
109
What’s the price at which a willing buyer and a willing seller would strike a deal given normal market conditions?
- Insured value
- Market value
- Valuation
- Value in use
Market value
110
Trudy loved her new neighbors. The investor couple bought every available house on Trudy’s block and was working hard to renovate them and increase their value. Judy decided that she said that, relax, and let her properties value go up, too, thanks to———-?
- Competition
- Progression
- Regression
- Substitution
Progression
111
Substitution
The principle that a properties value is determined by what it would cost to purchase a similar substitute property
112
The process of comparison and appraisal
The appraiser follow the steps:
- Analyze the subject property to identify its characteristics particularly demand in current market
- Identify comparable properties, a.k.a. comps that have been recently sold, and are at similar to the subject property as possible (can’t compare under contract as a comp)
- Compare the comparables to the subject property and make adjustments to the sales price of the comparable where they are different
- Use the data to arrive at an opinion of value for the subject property on the data appraisal
113
Finding comparable properties
**Elements of comparison** - comparables location, dates of sale, physical property, characteristics, terms, and conditions of the sales transactions
**Units of comparison** - allow the comparison to be standardized. Units may be price per square foot, per apartment unit per acre etc..
114
Questions that test comparability
- is the subject property held in fee simple interest, will transaction be for fee simple estate? Is the comparables also fee simple?
- Is the subject property subject to easement or encroachment, such as neighbors fence overlapping the property boundary?
- Are there any deed, easement, or leasehold restrictions?
- What is the comparable sold with advantageous financing or as distressed property?
- What is the comparable cell executed at arms length? Or between relative under any dress such as for sale before bankruptcy?
- Who is any personal property included in the sale price the attached spa boat included with the lakefront property
115
An appraisers adjustment, superior comparable
If the comparable property is Superior, it’s known as a superior comparable
Two car garage compared to one , car garage
116
An appraisers adjustment inferior comparable
If the comparable property is in inferior is known as inferior comparable
The yard is not well-maintained by the comparable property is beautifully landscaped
117
Applying elements of comparison in Appraisal
**financing terms in cash equivalency** - offered by builders for new construction or seller concessions in resale transactions
**Conditions to sale** - arms length transaction, personal items, included, fixtures included?
**Market conditions** - hot or cold market time of contract closing
**Location** - appraisers support decision with written, detailed explanation demonstrating local expertise
**Physical characteristics** - site, view, construction, quality, amenities, size, etc.
118
Appraisal drive-by
Evidence of foundation, shifting, worn out roof, superior, inferior view, traffic, or other nuisances, such as airport noise. Adjustments will be made to comparables for these items
119
Bracketing
Determines a probable range of property values by comparing a group of comparable sales to the subject
Example, the appraiser attempts to include both Superior and Theory are units of comparison, such as age and transaction price
120
What does the sales comparison approach rely upon?
Value of similar properties in the market
121
Comparison approach steps
- Analyze the subject property first, when using the comparison approach
- identify some comparable properties that have been recently sold.
- give an opinion of value for the subject property on the date of the appraisal
122
Elements of comparison in order
- financing terms and cash equivalency
- Conditions of sale
- Market conditions
- Location
- Physical characteristics
123
What are factors appraisers need to consider when finding property comparables to the subject property?
Property interest, and rights
Physical characteristics of the property
124
The appraisal cost approach
Involves combining separate estimates of value for the building, and the land to get the estimate value of the entire improve property.
Measure value as a cost of production, including land, and construction costs
Reliability depends on valid reproduction costs, and appropriate depreciation estimate
125
Reproduction costs
The construction cost at the current price point that will necessary to exactly reproduce existing improvements to the property
126
Depreciation
Lost in property value from any cause
127
The cost approach
- New construction, both residential and commercial property
- Unique properties, such as high, efficient, houses, residential acreage, with excess land, historic houses, high dollar houses with more amenities
- Special purpose commercial uses, such as hospitals, manufacturing plants, hotels, schools, houses, worship, single purpose properties.
Not used in condominium and cooperative properties and isn’t used often with older properties.
128
Replacement cost/replacement cost new
The construction cost at current prices to replace a property that won’t be an exact duplicate, but serve the same purpose or function as the original
129
Three types of depreciation considered
- Physical deprecation a Los in value caused by deterioration and physical condition
- functional obsolescence a loss in value caused by defects and design. Poor floor plan, inconvenient rooms, bedroom on a level without baths.
- External depreciation or economic, obsolescence, lost the value, undesirable, hazardous influence, offsite traffic area, industrial odors, airport, noise.
130
Curable depreciation
Item that can be repaired or replaced to increase the properties value after item is cured. This includes deferred maintenance, painting, repairs, repairing faucets, reasonable, and economically feasible.
131
Incurable depreciation
Not practical to correct examples, a furnace, a roof that has reached its end of economic life
132
Comparative square foot or unit method
Appraiser estimates by taking the cost per square foot of a recently built comparable structure and applying that cost per square foot to the subject property.
133
Site value
Example
$25,000 site value + $100,000 replacement cost -$10,000 incurable depreciation -$2000 curable depreciation = $113,000 estimated value
134
What does the cost appraisal approach measure?
- Income the property could generate
- Cost to rebuild the property
- Value of similar properties in the market
Cost to rebuild the property
135
What would an appraiser most likely use cost approach for
Movie theater
Winery and Vineyard
Newly constructed home
$10 million property
136
Assumes the land is bacon and bases opinion on highest and best use
- Reproduction cost
- Site value
- Replacement cost
Site value
137
Cost to build an exact replica of the subject with the same materials and deficiencies
- Reproduction cost
- Site value
- Replacement cost
Reproduction cost
138
Reflects the cost to build a functionally equivalent improvement
- Reproduction cost
- Site value
- Replacement cost
Replacement cost
139
Improper maintenance of property
- Physical deterioration
- Functional obsolescence
- External depreciation
Physical deterioration
140
Houses over built for the area
- Physical deterioration
- Functional obsolescence
- External depreciation
Functional obsolescence
141
Airport noise
- Physical deterioration
- Functional obsolescence
- External depreciation
External depreciation
142
Income approach to appraising property
An approach determining value used for investment properties based on income, it will produce
Seldomly used for owner occupied, single-family residential
Mainly used for commercial buildings and multi family residential
143
Gross rent multiplier
Using Appraisal, income approach, - figure used as a multiplier of gross monthly rent of property used to estimate property value for properties of 1 to 4 units
The GRM = price divided by gross rent
Monthly gross rent of $10,000 for it’s for large units were sold for $1.5 million
GRM = $1,500,000 divided 10,000 GRM for this comp property is 150
If you are buying take the value = rental income x GRM
$8000 x 150 = $1.2 million that is the approximate value
144
Direct capitalization
Convert a single year’s expected income (or annual average) into a market value
Example Bernie’s investor Client always wanted to see direct, capitalization and healed capitalization on properties before she bought them to make sure the pay off for her
145
Net, operating income NOI
Income projected after deducting losses for vacancy, collection, loss, and operating expenses
146
Capitalization rate
Also called cap rate
Are the expected rate of return on investment and measures the risk of an investment. The higher, the cap rate, the higher, the risk rate. The cap rate and the market value are inversely related, which means that when one goes at the other goes down and vice versa.
The return or investment, that other investors in a given market place are receiving for a similar property, expresses the income, a real estate investment produces as a percentage of its price
R(cap rate) = I (net operating income ) divided V( property value)
147
NOI = gross income - losses - expenses
Gross income $90,000 subtract the operating cost $15,000 equals $75,000
To calculate the NOI, take the gross income, subtract the operating costs
Value property/listing price is $1 million. Your equation is. R = $75,000 divided by1,000,000 R = 0.075 or 7.5%.
Or you can find the operating income (I) by using R x V = I
148
Yield capitalization
Often used for larger properties where the investor wants to value based on long-term holdings effect of debt repayment and potential resell a property on the ultimate return on investment
149
What does the income approach analyze
- Income the property could generate
- Cost to rebuild a property
- Value of similar properties in the market
Income the property could generate, the ability to earn future income
150
Capitalization methods of income approach is gross income, rather than net income, in their assessment of value
True or false
False
151
Caliber is a factor that shows the income of a property produces, in relation to its price
True or false
True
152
The current value of an income property can be determined by using estimate of future income
true or false
True
It’s basis of the income approach
153
GIM is appropriate for finding the value of a single-family home purchased as a rental property
True or false
Falls
Appropriate for properties that have income in addition to rent
154
Calculate the projected net, operating income for a property over the next year, then apply a capitalization rate
Direct capitalization
155
Divide the sales price of a comparable property by its gross rental income. Use the result on the subject property determine a value.
- Yield capitalization
- Direct capitalization
- Gross rent multiplier
- Gross income multiplier
Gross rent multiplier
156
Calculate the projected net, operating income for a property over the next year, then apply a capitalization rate
- Yield capitalization
- Direct capitalization
- Gross rent multiplier
- Gross income multiplier
Direct capitalization
Uses of formula derived from the next year’s, projected net operating income
157
Play an expected rate of return to income from the entire holding. To find the current property value.
- Yield capitalization
- Direct capitalization
- Gross rent multiplier
- Gross income multiplier
Yield capitalization
Derives the value from income over the entire holding period of the property
158
GRM gross rent multiplier
Appropriate way of estimated value for a one to four family residential properties
159
GIM gross income multiplier
Used for a residential income property that has five or more units and income from sources other than rent
160
Your client is purchasing a duplex and plans to live in 1/2 while renting out the other half
- Gross rent multiplier
- Gross income multiplier
Gross rent multiplier
161
Your client is investing in a six unit apartment building with laundry facilities, and a vending machine
- Gross rent multiplier
- Gross income multiplier
Gross income multiplier
162
Your client is considering investing in a three unit, residential income property
- Gross rent multiplier
- Gross income multiplier
Gross rent multiplier
163
Your client wants a value estimate for a 15 unit apartment building
- Gross rent multiplier
- Gross income multiplier
Gross income multiplier
164
The value principle of ——- is the basis of the income approach to Appraisal
- Anticipation
- Capitalization
- Competition
- Substitution
Anticipation
Income approaches to appraisal are based on defining the present value of future income
165
In the sales comparison approach, using comparables that are five and 15 years old when appraising a subject that is 10 years old is an example of what?
- Bracketing
- Bridging
- Substituting
- Surrounding
Bracketing
166
What does the income approach to value rely on when valuing properties that are five or more units?
- Gross income multiplier
- Gross rent multiplier
- Monthly gross net
- sales comparison
Gross income multiplier
167
A poor floor plan is an example of which type of depreciation
- External depreciation
- Function obsolescence
- Incurable depreciation
- Physical depreciation
Functional obsolescence
168
When you’re using the sales comparison approach to value a property, which of the following is considered a category of adjustment?
- Area demographics
- Financing terms and cash equivalency
- Seller motivation
- Types obsolescence
Financing terms and cash equivalency
Categories of adjustments include financing terms and cash, equivalency, conditions of sale, market conditions at time of contract and closing, location, and physical characteristics
169
Burt owns a development company that specializes in constructing you, energy-efficient houses. The best approach for an appraiser to use in the appraisal of Bert’s newly built home——
- Appraisal process
- Cost approach
- Income approach
Sales comparison approach
Cost approach
Is the best method to determine the cost of acquiring the land and constructing the homes
170
Nearby industrial odor is an example of what type of depreciation
External depreciation
171
A strip mall valued at $850,000 has a 67,500 annual net operating income. What is the capitalization rate for the strip mall
7.9%
Take 67,500 and divided by $850,000 it comes up 0.0794 equals 7.9%
172
The loss in value caused by deterioration in physical condition is called
Physical depreciation
173
To make valid computations of adjustments, for the sales comparison, approach to value, elements of comparison must be applied in specific order. Which of these elements is a pied last
- Conditions of sale
- Location
- Market conditions
- Physical characteristics
Physical characteristics
174
The GRM for Sunny Hills is 147. If a three bedroom one bath house in Sunnyhills rent for 820 monthly and sold for $125,000, what is the suggested value of the house that leases for $1000 monthly based on the GRM
$147,000
Refer to notes on how to get GRM
175
The economic principle of——— says that when there are two houses in the same neighborhood with the same size, and utility, the lower priced one will tend to sell first-
- Correlation
- Substitution
- Supply and demand
- Underpinning
Substitution
176
A Los in value caused by an undesirable or hazardous influence offsite is which type of depreciation
External depreciation
177
Which of the following best defines capitalization rate?
- The expected rate of return on investment
- The rate at which assets depreciate overtime
- The rate of capital rapture
- the value of a business as an investment
The expected rate of return on investment
178
Giant industries has a 674,223 gross operating income, operating expenses of $329,129 and other expenses totaling $38,719. What is the net operating income
$345,103
The formula for finding net operating income is :
Gross income - operating expenses =‘s net operating income
$674,232 - $ $329,129 equals $345,103
Other expenses like loan interest in debt, repayment are included in this calculation
Study this
179
What’s the capitalization formula used in the income approach
Value =net, operating income, divided by cap rate
180
Transactions for sale, lease, purchase, investment, re-financing, or exchange of real property in which a federal, financial agency or regulatory authority is involved.
Federally related transaction
181
VA loan
A loan that is guaranteed. A mortgage offer through US department of Veterans Affairs program.
182
FHA loan
Insured by the federal government. A government back mortgage insured by the federal housing administration
183
The Appraisal foundation
National organization comprised of representatives of major appraisal, organizations, and those related industries
184
Financial institutions, reform, recovery, and enforcement act of 1989
(FIRREA)
Requires that federally related appraisals, be conducted by a state, licensed or certified appraiser.
Must conform to federal requirements and criteria by the appraisal, foundations, appraiser qualifications board.
185
Federally related transactions
Related transactions, and one in which the phone won’t be sold on the secondary market and isn’t guaranteed or insured by the federal government
186
Sale or lease of residential property
- Federally related transaction
- Not a federally related transaction
- Could be either
Could be either
187
Investment property sell involving a federal financing agency
- Federally related transaction
- Not a federally related transaction
Federally related transaction
188
Residential FHA or VA transaction
- Federally related transaction
- Not a federally related transaction
- could be either
Not a federally related transaction
189
Residential conventional loan that will be sold to Fannie Mae
- Federally related transaction
- Not a federally related transaction
- Could be either
Not a federally related transaction
190
FIRREA pause requirements related to appraisal of federally related transactions. What does the FIRREA require?
Federally related appraisals must be conducted by an appraiser who’s either licensed or certified appraiser
191
Certain properties are exempt from federal appraisal guidelines. Which are _exempt_ involving federal, financial, or regulatory agency.
Federal guidelines, apply to financing, refinancing, and the use of real property as security for a loan when a property is valued above $400,000. If the property value is _400,000 or less, it’s exempt from federal appraisal requirements._
192
What are USPAP requirements for appraisals to include on appraisal report
Description of the real estate being appraised
The purpose and intended use of Appraisal
The volume to be estimated
The effective date of Appraisal and the date of report
All assumptions and limiting conditions that impact the analysis, opinions, conclusions
The data collection process
193
Types of appraisal reports
*restricted appraisal report* contains minimal detail, prepared for a specific client for an explicit limited purpose does not satisfy lenders and institutions. Snapshot of the property basically a form with check marks
*appraisal report* most often used with detail and satisfies needs for lenders and large institutions allows time to analyze a property from many angles. More time consuming, more costly, clear and accurate, contain sufficient information, disclose all assumptions conditions, and limiting conditions.
Both must be in writing
194
Appraiser that has 150 hours of education
Trainee icensee, and residential licensee
Trainee license he has no requirements of experience
Residential license he has 2000 hours over at least 12 months experience minimum
195
Real estate appraiser with 200 hours of education
Certified residential
Experience requirements are 2500 hours over at least 30 months
196
Real estate appraiser with 300 hours of education
Certified general
Experience, minimum 3000 hours, 1500 non-residential, over at least 30 months minimum
197
General appraiser
Can appraise any residential or non-residential property, regardless of value or complexity
198
Certified residential appraiser
Can appraise any residential property, regardless of value or complexity, but only non-residential properties valued up to $250,000
199
Residential license for Appraisal
Can only appraise 1 to 4 unit residential properties valued up to 1 million and are not complex in nature. They can also appraise non-residential properties valued up to $250,000.
200
Licenses may ask appraisers:
- consider additional, appropriate property information.
- Provide further detail, substantiation, explanation for the appraisers value conclusion
- Correct errors in the appraisal report
- ask appraiser to consider additional appropriate information about the property
- Ask appraiser to correct errors in the appraisal report
- Providing further details or explanation for the appraisers value conclusion
201
Other DRE requirements related to appraisals are as follows:
- lenders must promptly provide borrowers with a copy of the appraisal report, and no less than three days prior to closing
- Advanced Appraisal fees received by the real estate brokers must be treated as a trust funds and handled accordingly
- Real estate brokers cannot profit from, or markup, fees paid for an appraisal
202
Which of the following properties is exempt from the FIRREA federal appraisal guidelines?
- A refinance of a property valued at $375,000
- A refinance of a property valued at $475,000
- the purchase of a property valued at $455,000
- the purchase of a property valued at $475,000
A refinance of a property valued at $375,000
203
What entity sets the standards for the appraisal report?
- Appraisal ethics association
- FIRREA
- State real estate license law
- USPAP
USPAP
204
Which category of appraiser can appraise any residential property without any limitations related to value or complexity, but only non-residential properties value below $250,000?
- Certified general appraiser
- Certified residential appraiser
- Residential license
- Trainee license
Certified residential appraiser
205
Which type of appraisal report makes use of pre-printed documents?
- Form report
- Letter report
- Narrative report
- Printed report
Form report
