Sunday, December 2, 2012

Massie report


volume 3 valuation block 332, 333, and 334

           The Mark Massie report that I choose was very interesting because of how in dept and detail all the information were. In my Report, it is a collection of 3 section blocks. In the 3 blocks, it varies from single-family houses, multi- family houses, churches, businesses and industrial building. As I read over the different reports, Massie is very descriptive of the type of building that he was appraising. He explains the sizing of building, type of wood or brick that was being uses, even explained the type of dirt quality one of the Car Garage had.
            The Massie report I chose covered 3 housing blocks. The block 332 address vary from 1661 E street To 1607 E Street. This each parcel has a total of 11 or 12 houses or building. Massie had the values of the homes ranging from 8000, 3 bedroom 1 bath plus basement house in good condition inside and out, to a house valued at 2,500 2 bed room one bath wooden house in poor conditions. In every house or industrial building that Massie appraised, he used the Market approach, Income Approach, and Cost Approach. Massie descriptions were very in dept. he talked about the house valued at 2500 saying “ the interior is finished mostly with painted sheetrock. One bedroom and kitchen have unpainted V – rustic ceiling; the bathroom is partially unfinished and is open to the elements.”
            On the parcel 333, one property was a church. It is a 7500 square feet that can seat 250 people with 34 pews, with 18 feet ceilings. Massie compare this church with another church that was close and size and value addressed 1422 San Joaquin Street. The church was acquired by deed dated Feb 28, 1925.
            On parcel 334 it has the same 12 units of houses and commercial buildings. One building is a storefront and a house on top. Massie use just the income and cost approach for this appraisal. This particular appraisal, Massie gave a very detailed description of the shed, shelter, garage, and carport area of this lot. The 7500 square foot lot was valued at 11,168 at 80 cents a square foot.
            Today, none of the buildings or resident is still at the location.

The area is now a commercial building where a company owns it called Community Center of the Arts and Technology. Street “F AND “G” does not run through because of the commercial building. Streets “San Joaquin and Amador are no longer there because of the block of commercial buildling. The block has a post office and other commercial building where it was just houses and small businesses back in 1964 when Massie did the appraisal.

Tuesday, May 15, 2012

Student Created Objective Questions Chapters 11 and 12


Elizondo Mendoza
Fin-180
Ch-11

1.      An impact fee is a charge to a developer by municipality to mitigate the cost of expanding public facilities and services.
a.      True
b.      False

2.       The comprehensive plan is carried out through zoning, building codes and subdivision regulations.
a.      True
b.      False

3.       How is the effective rate calculated?
a.       Taxable value x Millage rate
b.      Assessed value – Exemptions
c.       Property Tax Due / Ad Valorem Value
d.      Ad Valorem Value / Property Tax Due

4.       A comprehensive plan has a long-term scope of typically 10 – 30 yrs.
a.       True
b.      False

5.       A special exception to a specific zoning requirement on a site.
a.       Special use permit
b.      Zoning variance
c.      Grandfathered use
d.      Administrative change

6.      Taxation rate is derived as the ratio of the fiscal budget, less anticipated fee collections, and the tax digest, less total exemptions.
a.       True
b.      False

7.       Administrative, legislative, and judicial are the three types of zoning reliefs.
a.      True
b.      False

8.       How is the tax saving from exemptions is calculated?
a.       Taxable Value x Millage Rate
b.      Assessed Value – Exemptions
c.       Exemptions x Millage Rate
d.      Ad Valorem Value x Assessment Ration
               
Answers   1.True   2. True    3. C    4. True    5. B    6. True    7.  True    8. C

Ch-12

1.      A valuation technique where no is justified in paying more for a property than the cost of buying a similar site and constructing replacement improvements on it.
a.       Sales Comparison Approach
b.      Income Approach
c.       Market Approach
d.      Cost Approach

2.      Capitalization is the process of converting an income stream into a lump sum estimate of present value.
a.       True
b.      False

3.       An agent is someone who acts on behalf of someone else, called the principal.
a.      True
b.      False

4.       A real estate broker representing the buyer in an agent-principal fiduciary capacity.
a.     Cooperating broker
b.     Selling broker
c.      Buyers broker
d.      Listing broker

5.       The cooperating broker is the broker who brings the buyer to the transaction.
a.       True
b.      False

6.      The problem solving heuristic characterized by giving the greatest weight to the most recently encountered evidence.
            a.    Anchoring
            b.    Confirmation
            c.    Recency

7.      Heuristics is the subconscious mental shortcuts employed by human problem solvers needing to minimize cognitive effort.
a.       True
b.      False

8.      Excusive-agency is an agency that exists when a broker represents both the buyer and the seller of a transaction.
a.       True
b.      False

Answers:  1. D    2. True    3. True    4. C    5. False    6. C    7. True    8. False

Sunday, May 6, 2012

Ch 11 + Ch 12 questions

Fin180
Vue Her

Ch. 12
True or False
1. Listing broke is a broke who has entered into an agency agreement to market and sell property on behalf of its owner.

True or False
2. Exclusive right to sell relationship is the most common listing or brokerage agency relationship.

3. Which agency grants the broker the right to collect a commission if the property is sold during the listing period unless the owner brings the buyer to the transaction?
                A) Special Agency
                B) Dual Agency
                C) Exclusive Agency
                D) Limited Agency

4. A broker who brings the buyer to the transaction and the broker may or may not actually represent the buyer.
                A) Selling Broker
                B) Listing Broker
                C) Cooperating Broker
                D)Buyer's Broker

5.Which member of the following is NOT a part of the Developer's team:
                A) Subcontractors
                B)Engineers
                C)Contractors
                D) Architects

6.What common type of scheduling tool is used in real estate construction?
                A) Gantt Chart
                B) P6 Primavera
                C)Microsoft Excel
                D)Microsoft Project

True or False
7. Market Value is value in use originates from the worth or utility that a property has for a particular individual who uses it.

True or False
8. Value in Exchange is a value in exchange concept generally analogous to market value, it is the most likely transaction price for a parcel of real estate when market conditions are unremarkable.

1. T  2.T  3.C  4.A  5.A  6.A  7.F  8.F



Ch. 11

True or False
1.Building code is a minimum required construction standard used to protect the health and safety of the public.

True or False
2.Mandatory Dedication is the act of a developer yielding ownership of land and improvements to a local municipality.

True or False
3.Assessed Value = Ad Valorem Vale x Assessment Ratio

True or False
4. Ad Valorem Value is the assessor's estimated of a property's market value for taxation purpose.

True or False
5. Special Assessment is an additional tax on a specific property, typical for a service or infrastructure improvement that benefits just one property owner or a defined group of property owners.

6. The assessed value after all applicable exemptions and also used to calculate taxes owed.
                A)Tax Digest
                B) Tax exempt Property
                C)Tax Rate
                D) Taxable Value

7.An appeal to court for zoning relief by a property owner after administrative, legislative, or both types of relief have been denied.
                A)Judicial Change
                B)Assessment Appeal
                C)Mass Valuation
                D)Legislative Change

8. A reduction in a property's assessed value for a specific groups of residents, resulting in a reduction in the property tax liability.
                A)Dedication
                B)Exemption
                C)Grandfathered use
                D)Homestead Exemption
 
1. T  2.F  3.T  4.T  5.T  6.D  7.A  8.B

Thursday, May 3, 2012

Student Created Objective Questions



Gonzalo Manriquez
Fin 180
Student Created Objective Questions
CH 12

1. The first step when gathering relevant data and performing supportive analysis is
     a) Neighborhood analysis.
     b) Defining the problem.
     c) City/ regional analysis
     d) Comparable data collection

2. The broker who brings the buyer to the transaction, the selling broker may or may not actually represent the buyer.
     a) Listing broker
     b) Selling broker
     c) Cooperating broker
     d) Buyer’s broker

3. Who provides a plan to locate the building, and natural plantings on the site?
     a) Buyer
     b) Seller
     c) Landscape architect
     d) Engineer

4. A standard definition of market value is the most probable arms length price that a property will bring in a fair, open, and competitive market.
     a) T
     b) F

5. The commercial property income approach has a projection phase, a capitalization phase, and a finalizing phase.
     a) T
     b) F

6. The integrity and soundness of the overall building system is the responsibility of the architect, who recommend structural designs, materials, component specifications, and process of construction.
     a) T
     b) F

7. Engineers are the people who actually construct the physical space or directly manage those who do.
     a) T
     b) F

8. Gannt chart is a project management technique common in real estate construction, used to schedule work and measure progress against expectations.
     a) T
     b) F

Answers: 1) B, 2) B, 3) C, 4) T, 5) F, 6) F, 7) F, 8) T

FIN 180 Final Exam Schedule


The FIN 180 Real Estate Principles final exam is scheduled for Wednesday, May 16 from 3:30 to 5:30 PM.

For the final exam schedule, please visit http://www.csufresno.edu/ClassSchedule/finals/2012Spring.shtml

Monday, April 30, 2012

Chapter 13 Consuming Activity


by Mario Jauregui

True or False
Mortgage payments are structured to pay down the debt over time and automatically build up equity.

T



True or False
With an interest-only mortgage there is no periodic amortization and the loan is paid off at maturity with a single payment called a balloon payment.

T




Multiple Choice
A mortgage product designed to meet the needs of elderly homeowners by providing an annuity or line of credit secured by a mortgage to be paid off when the house is sold or refinanced or the estate probated.
(A) Negative Amortization
(B) Revers Annuity Mortgage (RAM)
(C) Adjustable Rate Mortgage
(D) None of the Above

B



Multiple Choice
This is a variable rate payment that is not specifically designed to help the young first time home owner, it was designed to help the lender cope with purchasing power losses due to inflation.
(A) Annual Percentage Rate (APR)
(B) Adjustable Rate Mortgage (ARM)
(C) Negative Amortization
(D) Non of the above

B



True or False
Origination fees are charged to cover the lender’s costs of processing the application of the loan.

T



True or False
Negative amortization happens when the principal of the loan is reduced over time.

F: The principal of the loan actually increases due to the periodic payments being less for the period and the shortfall is then added to the principal



Multiple Choice
Lender’s true yield once points and other fees are considered. It is the lender’s IRR assuming the borrower holds the loan to maturity.
(A) Points
(B) Investment Value
(C) Graduated Payment Mortgage ( GPM)
(D) Annual Percentage Rate (APR)


D



True or False
Points are loan charges to lessen the lender’s effective rate of return. Also known as discount points.



F: These charges actually BOOST the lender’s effective rate of return

Chapter 12 Professional Activity


by Mario Jauregui 

True or False
Depreciation is when a decrease in value suffered by a property because of a diminished ability to serve the needs of its users and potential users typically due to age or functional disutility.

T



True or False
Income approach is one of the three valuation techniques taught to real estate appraisers requiring an estimate of the market value of the land combined with an estimate of the reproduction cost new of all improvements adjusted by estimated depreciation.

F: Cost Approach fits the description above.




Multiple Choice
The process of converting an income stream into a lump sum estimate of present value.
(A) Dual Agency
(B) Descriptive Appraisal Process
(C) Most Probable Sales Price
(D) Capitalization

D



Multiple Choice
Who is part of the developer’s team?
(A) Architects
(B) Engineers
(C) Contractors
(D) All of the Above
(E) Non of the above

D



True or False
A descriptive appraisal process is the process that an appraiser actually follows when valuing real property.

T



True or False
Value Estimate via Income Approach = Estimated Gross Monthly Rent x GRM

T



Multiple Choice
An analogous term for the prescriptive appraisal process, that systematic process that appraisers are taught to follow when valuing real estate is a   ________________.
(A) Normative Process
(B) Investment Value
(C) Market Value
(D) Non of the Above


A



True or False
Heuristics is the subconscious mental shortcuts employed by human problem solvers needing to minimize cognitive efforts.

T

Chapter 11 Government Activity


by Mario Jauregui

True or False
Ad valorem value is the assessor’s estimate of a property’s market value for taxation purposes.

T



True or False
Tax Rate = Tax Digest Less Total Exemptions ÷ Budget Amount for Fiscal Year Less Anticipated Fee Collection

F: Tax Rate = Budget Amount for Fiscal Year Less Anticipated Fee Collection ÷ Tax Digest Less Total Exemptions




Multiple Choice
An appeal to a court for zoning relief by a property owner after administrative, legislative, or both types of relief have been denied.
(A) Zoning Variance
(B) Special Use Permit
(C) Administrative Change
(D) Judicial Change

D



Multiple Choice
An ___________________ is a relatively minor exception to zoning for a specific parcel of land.
(A) Legal Nonconforming Use
(B) Conformity
(C) Administrative Change
(D) Zoning
(E) Non of the above

C: Administrative Change



True or False
A conformity is a valuation principle that recognizes that property values are sustained or enhanced when a property conforms to its surrounding.

T



True or False
Property Tax Savings from Exemption = Exemption Amount + Tax Rate

F: Property Tax Savings From Exemption = Exemption Amount x Tax Rate



Multiple Choice
Assessment offices offer times during the year in which property owners can make an  ________________.
(A) Mass Valuation
(B) Assessment Appeal
(C) Ad Valorem Value
(D) All of the Above


B



True or False
An assessment ratio is the ratio of assessed value to the ad valorem market value estimate, generally 40% to 100% of the ad valorem estimate.

T