Multiple Choice Identify the letter of the choice that best
completes the statement or answers the question.
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1.
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A residence that has a bathroom but no tub would be said to suffer from:
a. | Dysfunctional depreciation | c. | Physical
depreciation | b. | Economic obsolescence | d. | Functional obsolescence |
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2.
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The four characteristics of land value are:
a. | Utility, title, social use, and transferability | c. | Demand, utility, scarcity,
and transferability | b. | Demand, utility, economy, and
escheat | d. | Scarcity, social
use, utility, and transferability |
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3.
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When appraising a rental property, the appraiser should emphasize which of the
following:
a. | The cost approach | c. | The income approach | b. | The market data approach | d. | The commercial
approach |
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4.
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The capitalization method is best used in determining the value of:
a. | A school building | c. | A condo | b. | A church | d. | An income producing
property |
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5.
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When appraising a 20-year old residential home, the appraiser should emphasize
which of the following:
a. | The selling prices of new home in the city | c. | The selling prices of homes
nationally | b. | The selling prices of similar properties | d. | Construction costs of similar
sized houses |
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6.
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If the market capitalization rate in a community is going up property values
would generally be:
a. | Decreasing | c. | Stable | b. | Increasing | d. | Difficult to
determine |
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7.
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An appraiser should first consider which of the following when making an
appraisal?
a. | The listed price | c. | The highest and best use | b. | The original
cost | d. | The offered
price |
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8.
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All of the following are operating expenses EXCEPT:
a. | Fuel or utility charges | c. | Vacancies and lost
rent | b. | Maintenance | d. | Minor repairs |
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9.
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Which of the following statements is true about depreciation in an
appraisal?
a. | It can not occur if property values are going up | c. | It is never caused by functional
obsolescence | b. | It is the same as depreciation for income tax considerations | d. | It is a real loss in
value |
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10.
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The principle that assumes that property values are highest in neighborhoods
where houses are similar in design, construction, and size, is known as the principal of:
a. | Substitution | c. | Conformity | b. | Competition | d. | Similarity |
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11.
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When appraising an income producing property, which of the following is the
MOST IMPORTANT consideration?
a. | The gross income | c. | The total expenses | b. | The net operating income | d. | The loan
potential |
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12.
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Which of the following appraisal methods would be best when appraising a
residential property?
a. | Market data | c. | Gross rent multiplier | b. | Cost | d. | Income |
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13.
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Which of the following would an appraiser use to estimate the value of a vacant
lot?
a. | Cost | c. | Capitalization | b. | Market data | d. | Income |
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14.
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If an appraiser was appraising a school building, a church or a library which
method would he use most heavily?
a. | Market data | c. | Income | b. | Cost | d. | Gross rent
multiplier |
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15.
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All of the following are physical characteristics of the value of land
EXCEPT:
a. | Uniqueness | c. | Indestructibility | b. | Immobility | d. | Demand |
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16.
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When an appraiser is estimating the square footage in a building the appraiser
would use:
a. | Interior wall dimensions | c. | Roof size | b. | Outside
dimension | d. | Metes and
bounds |
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17.
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If the demand for apartments is less than the available units for
rent in an area, the market would be referred to as a:
a. | Stable market | c. | Recessive market | b. | Unstable market | d. | Buyer's
market |
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18.
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When using the cost approach to appraisal, the appraiser has found that
while the subject property is in excellent condition, the neighborhood is made up of poorly
maintained properties. This loss in value would be called:
a. | Functional obsolescence | c. | Physical
obsolescence | b. | Economic obsolescence | d. | Structural depreciation |
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19.
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Capitalization would best be used in which of the following
circumstances?
a. | When the appraiser is attempting to reconcile the three appraisal
methods | c. | When the appraiser is using the income approach to appraisal | b. | When the appraiser
is estimating the value of a school property | d. | When the appraiser is estimating the value of a
condominium |
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20.
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When using the direct sales comparison or market data approach to appraisal, if
you had three comparables with different sales prices which would you emphasize?
a. | The highest priced | c. | The one most similar to the subject property | b. | The lowest
priced | d. | The averaged
priced |
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21.
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Using land to its greatest economic advantage is called:
a. | High utilization | c. | Maximization of utility | b. | Highest and best
use | d. | Capitalization |
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22.
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What income is used by the appraiser when estimating the value of an investment
property?
a. | Net income after federal income taxes | c. | Gross income from
rents | b. | Net operating income | d. | Gross effective income |
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23.
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The single most important factor affecting the value of a property is
the:
a. | Number of bedrooms | c. | Age of the building | b. | Assessed value | d. | Location |
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24.
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The best evidence for justifying the price of a house is:
a. | The listed price | c. | The appraised value determined by a qualified
appraiser | b. | The assessed value | d. | The taxable value |
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25.
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A broker would want to know all of the following when establishing the listed
price of a property EXCEPT:
a. | The size of the rooms, the lot, and the buildings | c. | The age of the
improvements | b. | The value of the improvements of adjacent properties | d. | The price the current owner paid for the
property |
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26.
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If a buyer wishes to have an appraisal prior to making an offer on a property
the licensee should:
a. | Refuse to take the offer | c. | Show the buyer a list of
comparables from the ML book | b. | Recommend that a professional appraiser be
retained | d. | Tell the buyer an
appraisal is not necessary |
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27.
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The appraisal principle that assumes the value of an improvement (remodeling) is
not what it costs but what it adds to the value of the property is the principle of:
a. | Conformity | c. | Anticipation | b. | Substitution | d. | Contribution |
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28.
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In a market where the demand exceeds the supply for single family homes
economists would refer to the condition as a:
a. | Strong Market | c. | Unstable Market | b. | Weak Market | d. | Seller's
Market |
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29.
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The existence of a "Fair Market" in which a willing buyer in no hurry
to buy, buys a property from a seller under no duress to sell is called a/an:
a. | Closed transaction | c. | Assignment | b. | Arm's length
transaction | d. | Open
transaction |
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30.
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A developer of a shopping center buys three
adjoining lots for $124,000, $75,000 and $111,000 creating a single parcel worth $420,000. This is
called:
a. | Redemption | c. | Highest and Best Use | b. | Dedication | d. | Assemblage |
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31.
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In the above question, the increased value created by the assemblage is
called:
a. | Plottage | c. | Contribution | b. | Conformity | d. | Appreciation |
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32.
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Economic rent:
a. | Is the same as contract rent | c. | Is the amount necessary to cover
the landlord's costs | b. | Is the rent that real estate can command in an
open and competitive market | d. | Is gross rent minus expenses |
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33.
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Lenders require an appraisal to make sure the:
a. | Value of the property is high enough to secure the loan | c. | Buyer is not being
overcharged | b. | the Property will sell quickly | d. | Buyer is not being
overcharged |
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34.
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Determining the present value of a property's future income is what an
appraiser does when using which approach to value?
a. | Cost approach | c. | Direct Sales Comparison approach | b. | Market Data
approach | d. | Capitalization
approach |
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35.
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Which of the following items are not a part of the profit and loss (income)
statement?
a. | Liabilities | c. | Gross Effective Income | b. | Gross Scheduled
Income | d. | Operating
Expenses |
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36.
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All of the following are assumptions of an appraiser when appraising a property
EXCEPT:
a. | The appraisal value is the least | c. | Neither the buyer or the seller
is under pressure (duress to buy or sell) | b. | Both the buyer and the seller have information
about the market | d. | There is
time to negotiate a fair price between the parties |
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37.
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Which appraisal report would give the client the most information?
a. | A statement of opinion or Letter report | c. | A Correlation
report | b. | A form report | d. | A Narrative report |
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38.
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If a broker is preparing a Competitive Market Analysis (CMA) for a seller he/she
is attempting to:
a. | Show the owner the appraisal value of the property | c. | Show the owner the least the
property should sell for | b. | Show the owner why his/her expectations are too
high | d. | Determine the
anticipated selling price for the property |
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39.
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A property maintains its maximum value in a
neighborhood of similar houses and residents according to the principle of:
a. | Substitution | c. | Conformity | b. | Highest and best use | d. | Contribution |
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40.
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If a property satisfies human needs, gives a monetary return or other
satisfaction it is said to have value created by:
a. | Utility | c. | Scarcity | b. | Demand | d. | Transferability |
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