H&BU Flashcards
1
Q
The value of a good quality home will suffer if it is located in a neighborhood of average or fair quality homes. What economic principle does this demonstrate?
A
Regression
2
Q
Which of these is an example of the principle of progression?
A
Fair quality home in a neighborhood of good quality homes
3
Q
Which stage of the life cycle does not happen in every neighborhood or property?
A
Renewal
4
Q
If there are not enough homes available in a market to satisfy demand, what will happen to home prices?
A
they will increase
5
Q
When appraising a property for market value, an appraiser must determine:
A
the highest and best use
6
Q
When analyzing the life cycle for a neighborhood, which stage is characterized by equilibrium of supply and demand?
A
Stability
7
Q
When analyzing the life cycle for a neighborhood, which stage is characterized by a strong demand and rising values?
A
Growth
8
Q
The principle of surplus productivity is associated with which approach to value?
A
Income Approach
9
Q
An informed buyer is considering two properties, but will only purchase one of them. They are substantially equivalent, and each has an annual net operating income of $18,000. Property A has a listing price of $199,000, while Property B is listed at $189,000. Which property is the investor MOST likely to purchase?
A
Property B
10
Q
The value of a fair quality home will be enhanced if it is located in a neighborhood of all good quality homes. What economic principle does this demonstrate?
A
Progression
11
Q
Perceived benefits from the ownership of income-producing property would include all of the following EXCEPT:
A
physical depreciation
12
Q
Nothing ever remains stable or in balanced, as evidenced by the:
A
Principle of Change
13
Q
When supply and demand are in balance in a market, this produces:
A
Equlibrium
14
Q
The principle of contribution is most closely associated with:
A
the Sales Comparison Approach
15
Q
Which of these would be an external factor that could affect the value of a single-family home?
A
an award-winning community library, a highly-rated school system and an auto wrecking yard located across the street
16
Q
What are the four agents of production?
A
land, labor, capital, coordination
17
Q
Which of these would NOT be an example of the principle of externalities?
A
an in-ground pool on the subject property
18
Q
If a property is over-improved, or under-improved:
A
the four agents of production are out of balance
19
Q
The fact that a property’s value may be different next week than it is today demonstrates what economic principle?
A
Change
20
Q
Which of these can increase conformity in a neighborhood?
A
Covenants, Conditions and Restrictions, zoning ordinances and ordinances specifying minimum site sizes and setbacks
21
Q
USPAP states that credible assignment results require _________.
A
support
22
Q
A study of the market as a whole, as well as the investigation of conditions of a component of that market, for a particular type of property, is the definition of:
A
market analysis
23
Q
Before the advent of the Internet, appraisers were frequently hampered by:
A
lack of reliable local market data
24
Q
“A place where goods and services are exchanged” is the definition of a:
A
market
25
Today, if an appraiser has an "oddball" appraisal assignment and there is no local data, the appraiser can:
use the Internet to research data or contact other appraisers for data
26
What type of value is based on a specific investor's needs and desires?
investment value
27
Typical marketing times for single-family homes in the subject's area are 6-9 months. An appraiser is asked how much of a discount it would take in order to sell a particular property within 30 days. What type of value would this be?
liquidation value
28
The amount of money that a financial institution is willing to lend the borrower on a particular property is the:
loan value
29
Why does insurance value typically not include the value for the land?
land typically cannot be destroyed
30
The definition of market value included in USPAP Advisory Opinion 22:
is only an example
31
Most real property appraisal assignments are intended to develop an opinion of:
market value
32
What type of value includes an operating business with both tangible and intangible assets?
going concern value
33
When insuring a property, what is the cost of producing a functional equivalent of the insured improvement, using modern materials and techniques?
replacement cost
34
What does USPAP say about market value?
appraisers are cautioned to identify the exact definition of market value and its authority (Chapter 1, "Types of Value": The Definitions section of USPAP cautions the appraiser to identify the exact definition of market value, and its authority, that is required for the specific assignment. Clients are not required to supply the definition. Remember that the requirements of USPAP apply to appraisers, not clients. )
35
Which statement is TRUE about property purchase loans and down payments?
The greater the down payment, the less chance the borrower will default.
36
If a property has significant liens or clouds on the title, and the owner is unable to sell it because of these issues, the property can be said to lack ___________.
transferability
37
One of the characteristics of land is heterogeneity. What does this mean?
each piece of land is unique
38
What is meant by "escheat"?
the government can claim a property upon the death of the owner if there is no will and no heirs
39
With regard to the four forces that create value, what is meant by effective purchasing power?
the ability of market participants to purchase a property
40
Three people own a property together. When one person dies, his undivided share of property ownership goes to the other two owners. What type of ownership is this?
joint tenants
41
Which statement is TRUE about real property value?
Market participants create value.
42
When valuing a piece of real property, the appraiser is really valuing:
the rights of ownership
43
A change in local employment and income levels would be considered a(n) ___________ force affecting values.
economic
44
If a party has all their ownership rights intact, what type of ownership is this?
Fee simple
45
In a typical subdivision with a Homeowners Association, who is responsible for enforcing the deed covenants?
the homeowners association
46
What type of value is generally considered equivalent to market value?
value in exchange
47
Governmental restrictions on use of land include:
eminent domain , taxation , escheat
48
When analyzing the life cycle for a neighborhood, which stage is characterized by a strong demand and rising values?
Growth
49
What does ownership in severalty mean?
one person owns the property
50
A study of the market as a whole, as well as the investigation of conditions of a subsection of that market, for a particular type of property, is the definition of:
market analysis
51
A change in a community's zoning ordinance would be considered a(n) ___________ force affecting values.
governmental
52
Which economic principle holds that value is affected by the price of acquiring a property or good of similar utility?
Substitution
53
Which form of ownership allows for unequal ownership shares?
tenants in common
54
If a property is over-improved, or under-improved:
the four agents of production are out of balance
55
A property owner constructs a six-car garage at a cost of $80,000. It only adds $40,000 in value to the property. What economic principle does this best demonstrate?
Contribution, Chapter 1, "Contribution": The principle of contribution states that market participants will ultimately determine what a given amenity will contribute to the overall property value. That is not the cost of the amenity, but what the public perceives as its worth relative to the property as a whole in a particular location.
56
The definition of market value included in USPAP Advisory Opinion 22:
is only an example
57
With regard to the four forces that create value, what is meant by utility?
a property must have usefulness in order to have value
58
When insuring a property, what is the cost of producing a functional equivalent of the insured improvement, using modern materials and techniques?
replacement cost
59
Which of these is an example of the principle of progression?
a fair quality home in a neighborhood of good quality homes
60
When a property is leased, what is the owner's interest called?
leased fee: Chapter 1, "Forms of Ownership": If the units are rented, some of the owner’s property rights have been transferred to the tenants. The owner's interest is called the leased fee interest. The owner has, by agreeing to the lease, transferred some of his or her property rights to the tenants. The tenant's interest in the property is called a leasehold interest.
61
When a property is leased, what is the tenant's interest called?
leasehold
62
A change in typical family size in a market would be considered a(n) ___________ force affecting values.
social
63
Data that has already been compiled and is deemed to be reliable is:
secondary data source
64
Which of these would NOT be an example of general data?
site size
65
The subject property's assessment record would be considered ________ data.
specific data
66
The dimensions of the subject property's site would be considered what type of data?
specific data
67
The comparable sales used in an appraisal assignment are considered ______ data.
specific data
68
Market analysis in appraisals can be divided into ___ distinct categories.
two
69
In most markets:
demand changes faster than supply
70
When writing an appraisal report, charts and graphs may be used to replace parts of the narrative explanation.
True
71
Once the appraiser has gathered all the data, the next step in the process is:
isolating the information that is relevant to the assignment
72
In the purchase of a residential property, how does the principle of anticipation apply to the buyer's actions?
buyer typically anticipates the value of the property will increase
73
When the market becomes saturated with a certain type of housing, what happens in the market?
marketing times lengthen
74
When appraising in a "seller's market", an appraiser is most likely to make adjustments for:
market conditions ("time")
75
What is the likely result of an announcement of the closing of an industrial plant that is a region's major employer?
decreasing property values
76
When supply catches up to demand, what happens in the market?
the market achieves balance
77
When we refer to "purchasing power", which question are we asking?
Are prospective purchasers able to purchase this property?
78
Conclusions derived in the market analysis phase of the appraisal assignment can be used in which approach to value?
Income Approach , Cost Approach , Sales Comparison Approach
79
If the market achieves balance, or equilibrium, it is considered to be:
stable
80
What is the preferred method of estimating site value for residential properties?
Sales Comparison method
81
How would an appraiser estimate the estimated length of time it will take to sell the existing available inventory in a market?
absorption rate
82
What is another name for "average"?
mean
83
In a market area, there were 327 single-family sales last year, and there were 29 expired listings that did not sell. What is the expiration ratio for this area?
8%
84
A neighborhood in the decline phase of its life cycle may reach a point where the most likely buyer for properties will be:
investors
85
How might a local community entice a buyer to purchase a blighted property and revitalize it?
reduced tax assessment
86
During which period in a neighborhood's life cycle will there be a strong demand for additional community infrastructure?
growth
87
A neighborhood in the decline phase of its life cycle will usually be characterized by a decline in:
both of these
88
The revitalization period of a neighborhood's life cycle is also called:
renewal period
89
Examples of general data include all of the following EXCEPT:
square footage
90
Discussions of supply and demand in the housing market always return to the principle of:
balance
91
There were 24 sales in a subdivision in the last year, and there are currently 10 properties on the market. How long will it take the market to absorb this existing inventory?
5 months
92
In the purchase of a residential property, how does the principle of anticipation apply to the buyer's actions?
buyer typically anticipates the value of the property will increase
93
What type of data would pertain to trends in the local market area?
general data
94
In a market area, there were 168 single-family sales last year, and there are currently 98 properties on the market. How long will it take to sell this existing inventory?
7 months
95
The comparable sales used in an appraisal assignment are considered ______ data.
specific data
96
Which period in a neighborhood's life cycle will mean a demand for more social services to be supplied by the community?
growth
97
Once the appraiser has gathered all the data, the next step in the process is:
isolating the information that is relevant to the assignment
98
Questions about balance must be answered by the appraiser in order to:
measure the trends of the market area
99
Market identification involves:
subdividing the larger market into a workable study area
100
Which statement is TRUE regarding market identification?
The market may be subdivided more than once in order to arrive at an appropriate segmentation.
101
When analyzing a market for a high-value home, what is the MOST important consideration?
the number of acceptable and qualified buyers in the market for this type of property, "Analysis Restrictions": The number of potential buyers in the market place is not as important as the number of acceptable and qualified buyers in the market for this type of property.
102
In analyzing the segmented market area, an appraiser might utilize:
list-to-sale ratios, absorption rates, and expiration ratios
103
A custom-built high-quality home is currently listed for sale, and is the only high-value home on the market in its area. The current owner/builder was a single man who disliked his family; consequently he built a one-bedroom home to discourage any of his grown children from moving back in with him. Which statement is true?
Even though it is the only home for sale, if it does not meet utility requirements of buyers, it has a lower value.
104
What does a real estate investor expect in return for tying his or her money up in an investment property?
an acceptable rate of return
105
Which statement is TRUE regarding the scope of work decision in an appraisal assignment?
It is the sole responsibility of the appraiser.
106
What type of analysis consists of primary economic research by an analyst?
fundamental analysis, Levels of Analysis": Fundamental Analysis: This type of analysis usually consists of primary economic research by an analyst or consultant.
107
Who determines the appropriate level of analysis for appraisal assignment?
the appraiser
108
What type of analysis is developed by an appraiser using secondary data about current and past market trends?
inferred analysis, "Levels of Analysis": According to Market Analysis for Valuation Appraisals, inferred analysis is principally performed using the studies and surveys of others (secondary data), while fundamental analysis relies primarily on the appraiser’s own data searches and surveys (primary data).
109
A community's total employment is 52,220. The number of total core industry employees is 37,300. For every 10 jobs added in the core industry, how many additional jobs will be generated in the community?
four
110
When analyzing a market, an appraiser notes that there is a projected increase in production by major employers, which will result in an increase in employment. Which of the following conclusions is MOST TRUE?
An increase in the supply of housing is necessary.
111
A community's total employment is 52,220. The number of total core industry employees is 37,300. If the core industry adds 920 more jobs, how many additional jobs will be generated in the community?
368
112
A community's total employment is 29,120. The number of total core industry employees is 18,200. If the core industry adds 450 more jobs, how many additional jobs will be generated in the community?
270
113
What is the most common type of market study that appraisers are asked to complete?
feasibility analysis
114
What zones are designated as Special Flood Hazard Areas (SFHAs)?
A and V only
115
What is typically used to prevent back flow of sewer gasses into homes?
"p-traps"
116
Another term for platform framing is:
western framing
117
A property suffers from functional obsolescence because it has outdated single-pane windows. Installation of new multipane windows would cost $24,000 and would increase the value of the property by $20,000. This functional obsolescence is:
incurable
118
The length of time a given structure will contribute value to the property is its:
total economic life
119
An appraiser's exterior measurement of a single story residential property indicates a GLA of 1,300 square feet. An interior inspection reveals an entry foyer of 370 square feet and an eight foot by ten foot unfinished storage area not accessible from the interior of the house. The GLA of the home is:
1,220 square feet
120
What entity produces flood hazard maps and assigns flood area designations?
FEMA
121
If a home has central air conditioning, what would be the minimum electrical amperage an appraiser would expect to see in the home?
150-200
122
Generally, a heating system should be able to maintain an interior temperature of ______ degrees Fahrenheit.
70
123
Generally, an air conditioning system should be able to maintain an interior temperature of ______ degrees Fahrenheit.
78
124
A property suffers from functional obsolescence because it has four bedrooms and only one bathroom. Installation of a second bathroom would cost $10,000 and would increase the value of the property by $12,000. This functional obsolescence is:
curable
125
What type of new home is MOST likely to have a pier and beam foundation?
a manufactured home
126
There is a significant oversupply of high-value homes on the market in Community A, and demand for these homes has not increased. Which statement is FALSE?
The value of all homes in the area will decline.
127
When a client asks for a feasibility analysis, what do they want to know?
whether a proposed project is feasible for the market place at this time
128
What type of analysis consists of primary economic research by an analyst?
fundamental analysis
129
When there is an open two-story foyer area, the ANSI standard for measuring residential square footage requires that this open second floor area:
be subtracted from the square footage totals
130
What is the reasonably probable and legal use of a property that is physically possible, appropriately supported, financially feasible, and results in the highest value?
highest and best use
131
The two types of highest and best use analysis are:
as vacant and as improved
132
How are existing improvements valued in a market value appraisal assignment?
based on their contributory value to the land
133
Is an opinion of highest and best use required in an appraisal that is NOT based on market value?
No, but it still may be necessary for credible assignment results
134
It is a requirement to develop an opinion of the highest and best use of a property:
in market value appraisal assignments
135
Which highest and best use criterion would require an appraiser to consider private deed restrictions?
legally permissible
136
Which highest and best use criterion would require an appraiser to consider the need for the land use, or how many similarly-used land areas are in the market area?
financially feasible
137
Which highest and best use criterion would require an appraiser to consider minimum lot sizes and height restrictions imposed by a local municipality?
legally permissible
138
When testing for highest and best use, which two criteria (or tests) are applied first?
legally permissible and physically possible
139
Which highest and best use criterion would require an appraiser to consider what improvements would fit on the site?
physically possible
140
When testing for highest and best use, which criterion (or test) is applied last?
maximally productive
141
If the improvements have a negative value, an appraiser must consider __________ in the feasibility analysis.
demolition cost
142
Only those uses which produce a positive return are considered _________.
financially feasible
143
A duplex is located in a commercially-zoned area. Residential sale prices in the area range from $75-85 per square foot. The residence could be converted to professional offices at a cost of $15 per square foot. Office space in this area is selling at $110-120 per square foot. What is the highest and best use of this property?
convert the residence into offices
144
"A use that is lawfully established and maintained, but no longer conforms to the use regulations of the zone in which it is located" is the definition of what term?
Legally nonconforming use
145
A sports arena with restaurants and retail shops on the lower level would best be described as what type of property?
multiple use property
146
A single-family home is situated on a commercially-zoned lot. It would not be financially feasible to convert the home to commercial use, because there is not enough demand for commercial properties at this time. Demand for industrial property is very strong; however, a zoning change is unlikely. Demand for commercial properties is expected to increase as the community grows. What is the ultimate highest and best use for this property?
Commercial use
147
Land that is larger than typical for the area, but cannot be separated and used effectively and is not capable of a separate use, is:
surplus land
148
A property is currently zoned for agricultural use, but its highest and best use is expected to change to commercial use within the next 3-5 years. The subject property's current use is considered:
interim use
149
A single-family residence is located in a commercially-zoned area. Residential sale prices in the area range from $80-90 per square foot. The residence could be converted to offices at a cost of $25 per square foot. Office space in this area is selling at $90-100 per square foot. What is the highest and best use of this property?
continue use as a single-family home
150
A property has two acres, in an area where one-acre lots are common. There is a home built on the property at one corner. The property is situated in such a way that one acre could be sold off and developed without affecting the existing homesite. This would be considered ___________ situation.
an excess land
151
Which of these would be considered special purpose properties?
fire stations , school buildings , places of worship
152
A parcel of vacant land is located in a blighted area where there is no demand for land. Which statement is TRUE?
The highest and best use may be to remain vacant.
153
Land that is larger than typical for the area, larger than what is required for the subject's use, and is capable of being sold for a separate use is:
excess land
154
Which highest and best use criterion would require an appraiser to consider the shape of the site?
physically possible
155
Which highest and best use criterion would require an appraiser to consider excavation or filling that may be required in order for a site to accommodate an improvement?
physically possible
156
Land that is larger than typical for the area, but cannot be separated and used effectively and is not capable of a separate use, is:
surplus land
157
In highest and best use analysis, how do we determine maximum productivity?
the use that results in the highest land value
158
If the improvements have a negative value, an appraiser must consider __________ in the feasibility analysis.
demolition cost
159
_________ is defined in The Appraisal of Real Estate, 13th Edition, as “a use that was lawfully established and maintained, but no longer conforms to the use regulations of the current zoning in the zone where it is located.”
Legally nonconforming use
160
Which highest and best use criterion would require an appraiser to consider the availability of public utilities to a parcel of land?
physically possible
161
A home is situated on a two-acre site, in an area where one-acre sites are common. The home is directly in the center of the property, and it is not possible to subdivide off and develop a one-acre site from the subject site. This situation is best described as _______ situation
a surplus land
162
A single family residential dwelling situated in an area that has been rezoned for commercial use typically represents a(n) _________.
under-improvement; Chapter 4, "Legally nonconforming Uses": Legal, nonconforming uses can take the form of under-or over-improvements. A single family residential dwelling situated in an area that has been rezoned for commercial use typically represents an under-improvement.
163
When testing for highest and best use, which two criteria (or tests) are applied first?
legally permissible and physically possible
164
Who would be the most likely purchaser for a multi-use property?
an investor
165
A single-family home is situated on a commercially-zoned lot. It would not be financially feasible to convert the home to commercial use, because there is not enough demand for commercial properties at this time. Demand for industrial property is very strong; however, a zoning change is unlikely. Demand for commercial properties is expected to increase as the community grows. What is the ultimate highest and best use for this property?
Commercial use
166
__________ is defined as "A use that is lawfully established and maintained, but no longer conforms to the use regulations of the zone in which it is located."
Legally nonconforming use
167
A single-family homesite is worth $40,000. The owner plans to build a 4,000 square foot home on it, at a cost of $600,000. When it is completed, the property will be worth $620,000. Which statement is TRUE regarding the proposed 4,000 square foot home?
It is not financially feasible
