ch. 8 practice questions Valuation using the income approach

Suppose that examination of a pro forma reveals that the fifth year net operating income (NOI) for an income producing property that you are analyzing is $138,446 (you can assume that this cash flow occurs at the end of the year). If you estimate the projected rental growth rate for the property to be 5% per year, determine the projected sale price of the property at the end of year five if the going-out capitalization rate is 9%.

$1,615,203 sales price = NOI / cap rate = 138446 / .09 = 1,538,288.89 then multiply sales price by (1.05)(growth rate = 5%) 1,538,288.89 x 1.05 = 1,615,203 but where does the 1.05 come from. i guess you add 1 to the growth rate.

Given the following information, calculate the effective gross income. Property: 4 office units Contract rents per unit: $2500 per month Vacancy and collection losses: 15% operating expenses: $42,000 capital expenditures: 10%

$102,000 effective gross income= PGI - VC PGI = 4 x 2500 x 12 = 102,000

Suppose that you are attempting to value an income producing property using the direct capitalization approach. Using data from comparable properties, you have determined the overall capitalization rate to be 11.44%. If the projected first year net operating income for the subject property is $44,500, what is the indicated value of the subject using direct capitalization?

$388,986 indicated value using direct capitalization = NOI / overall cap rate. 44,500 / .1144 = 388,986

Given the following information, calculate the net operating income assuming below-line treatment of capital expenditures? Property: 4 office units contract rents per unit: $2500 per month vacancy and collection losses: 15% operating expenses: $42,000 capital expenditures: 10%

$60,000 PGI = 4 x 2500 x 12 = 120,000 -VC = 120,000 x .15 = -18,000 EGI================102,000 -OE= given=========-42,000 ===NOI==============60,000

Suppose that an income producing property is expected to yield cash flows for the owner of $10,000 in each of the next five years, with cash flows being received at the end of each period. If the opportunity cost of investment is 12% annually and the property can be sold for $100,000 at the end of the fifth year, determine the value of the property today.

$92,790.45

Analysis of a subject property's pro forma reveals that its fifth year net operating income (NOI) is projected to be $100,282 (you can assume that this cash flow occurs at the end of the year). If you estimate the projected rental growth rate for the property to be 3% per year and the going-out capitalization rate in year five to be 10%, determine the net sale proceeds the current owner of the property would receive if he were to sell the property at the end of year five and incur selling expenses that amounted to $58,300.

$974,610 net sale proceeds if property sold 1. NOI x 1.03 (growth rate) 2. (answer) / .10 (cap going out rate) 3. (answer) - selling expenses 1. 100,282 x (1+.03) = 103,290.46 2. 103,290.46 / .10 = 1,032,904.60 3. 1,032,904.60 - 58,300 = 974,604.60

Three highly similar and competitive income-producing properties within two blocks of the subject property have sold this month. All three offer essentially the same amenities and services as the subject property. The sale prices and estimated first-year NOI for each of the comparable properties are as follows: Comparable A = sale price $500,000, NOI= $55,000 Comparable B= sale price $420,000, NOI = $50,400 Comparable C =sale price $475,000, NOI= $53,400 Using the information provided, calculate the overall capitalization rate by direct market extraction assuming each property is equally comparable to the subject.

11.4% A = NOI/sales price 55,000/500,000= .11 B= NOI/sales price 50,400/420,000= .12 C= NOI/sales price 53,400/475,000= .11 add 3 rates then divided by 3. .34 / 3 = 11.3 actual answer is 11.4 on review (didnt use exact decimals for rounding)

Given the following information, calculate the appropriate going-in cap rate using mortgage-equity rate analysis. Mortgage financing: 75% Typical debt financing cap rate: 10% sale price: $1,950,000 Before tax cash flow(BTCF): $390,000

12.5%

Given the following information, calculate the overall capitalization rate. Sale price: $950,000 Potential gross income: $250,000 Vacancy and collection losses: $50,000 Operating expenses: $50,000

15.8% net operating income = potential gross income - losses - expenses cap rate = NOI / sales price

Given the following information, calculate the effective gross income multiplier. Sale price: $950,000 potential gross income: $250,000 vacancy and collection losses: 15% Miscellaneous income: $50,000

3.6 EGI multiplier multiplier = sales value / effective annual gross income effective gross annual income = PGI x (1-loss%) + additional income 250,000 x (1-.15) + 50,000 = 262,500 950,000 / 262,500 = 3.6

Given the following information, calculate the effective gross income multiplier. Sale price: $2,500,000 effective gross income: $340,000 operating expenses:$100,000 capital expenditures: $36,000

7.35

Given the following information, calculate the appropriate going-in rate using general constant-growth formula. Overall market discount rate: 12% constant growth rate projection: 3% per year sale price: $1,950,000 net operating income: $390,000 potential gross income:$520,000

9%

The going-in cap rate, or overall capitalization rate, is a measure of the relationship between a property's current income stream and its price or value. Which of the following statements regarding cap rates is true?

It is analogous to the dividend yield on a common stock

The cap rate is an important metric that investors use to analyze the state of commercial real estate markets. When interpreting cap rate movements, an increase in cap rates over time would indicate that:

Property values have decreased.

Gross income multiplier analysis assumes that the subject and comparable properties are collecting market rents. Therefore, it is frequently argued that an income multiplier approach to valuation is most appropriate for properties with short-term leases. Which of the following property types, therefore, would we find it most appealing to use a gross-income multiplier in our analysis?

apartments

In calculating net operating income, vacancy losses must be subtracted from the gross income collected. The normal range for vacancy and collection losses for apartment, office, and retail properties is

between five and fifteen percent

The expected costs to make replacements, alterations, or improvements to a building that materially prolong its life and increase its value is referred to as:

capital expenditures

Most appraisers adhere to an "above-line" treatment of capital expenditures. This implies which of the following?

capital expenditures are subtracted in the calculation of net operating income.

Net operating income is similar to which of the following measures of cash flow in corporate finance?

earnings before deductions for interest, depreciation, income taxes, and amortization. (EBIDTA)

For smaller income-producing properties, appraisers may use the ratio of a property's selling price to its effective gross income. This is an example of a:

gross income multiplier

Operating expenses can be divided into two categories: variable and fixed expenses. Which of the following best exemplifies a fixed expense?

local property taxes

When calculating the net operating income of a property, it is important to identify any expenses that will be incurred in attempts to maintain the property. All of the following would be considered operating expenses EXCEPT:

mortgage payments

Which of the following measures is considered the fundamental determinate of market value for income-producing properties?

net operating income

The starting point in calculating net operating income is the total annual income the property would produce assuming 100% occupancy and no collection losses. This is commonly referred to as:

potential gross income

When using discounted cash flow analysis for valuation, an appraiser will prepare a cash flow forecast, often referred to as a:

pro forma

Which of these is most likely to be regarded as a capital expenditure rather than an operating expense?

roof replacement

When using discounted cash flow analysis for valuation, the appraiser must estimate the sale price at the end of the expected holding period. This price (assuming selling expenses have yet to be accounted for) is referred to as the property's:

terminal value

One complication that appraisers may face is the variety of lease types that may be available fora particular property type. Which of the following statements best describes a "graduated" or step-up lease?

the lease establishes schedule of rental rate increases over the term of the lease.

The distinction between market rent and contract rent is important due to differences in lease terms. Office, retail, and industrial tenants most commonly occupy their space under leases that run

three to five years

The process of converting periodic income into a value estimate is referred to as income capitalization. Income capitalization models can generally be categorized as either direct capitalization models or discounted cash flow models. Which of the following statements best describes the direct capitalization method?

value estimates are based on a multiple of expected first year net operating income