20 18 Real Estate Appraiser's "Case Analysis" Sprint Question and Answer (6)

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20 18 Real Estate Appraiser's "Case Analysis" Sprint Question and Answer (6)

(1) The building is located in the first-class land, which belongs to the concentrated area of public buildings and is surrounded by a ring road. The original purpose of the building is a comprehensive building integrating shopping malls, apartments and writing rooms, and a reinforced concrete frame shear wall structure. The ground 1-3 floor is designed as a shopping mall. Block A is a 28-story apartment designed as a large apartment. The total construction area is 83,594.27 ㎡, and the construction started in June 1994 and stopped in June 15 and February 1995. When the building was shut down, the decoration of the main body and external wall of the building was completed, but the internal decoration and installation of equipment and facilities were not completed.

Excuse me:

1.Can buildings in 2005 be evaluated by cost method? Why?

2. Write the technical route of appraisal.

(2) Entrust a real estate appraisal agency to evaluate a reinforced concrete shopping mall, which was built five years ago. The land use right of the shopping mall is obtained by commercial use transfer, and the evaluation purpose is to evaluate the mortgage value of the shopping mall. After the real estate appraiser completed the appraisal report, the client found that the annual net profit of the income method in the appraisal report was different from the average annual net profit of the mall in the last three years in the financial statements provided by the client, and the income period was also different from the remaining economic life of the mall building: the cost method was also different from the cost data provided by the client.

Please analyze the reasons why the real estate appraiser did this.

(3) An appraisal company appraised a real estate on 1 June 65438+August1September 1999 for the purpose of mortgage loan. According to the evaluation result of the normal market price at that time, the bank lent the owner 8 million yuan. 20011kloc-0/The property was auctioned by the court because the owner was unable to repay the loan. After deducting various taxes and fees, the auction proceeds are 6 million yuan, plus part of the principal and interest that the owner has repaid to the bank, and the owner still owes the bank 6.5438+0 million yuan. Therefore, the bank requires the appraisal company to compensate for the loss of1000000 yuan, and the appraisal company thinks that it is not responsible.

How should the appraisal company explain that it is not responsible and explain the reasons?

(1) 1. The house can be appraised according to the highest and best principle, because the real estate is implemented according to the situation of the appraised object, following the statutory principle and keeping the planned use (for apartments).

2.① Technical route of market method: collecting examples; Choose comparable examples; Establish a price comparable basis and correct the trading situation; Date when the transaction was modified; Carry out regional factor correction; Individual factors are corrected to find the reference price. (The Real Estate Appraiser Channel of Global Online School combs for you) 2 Technical route of income method: collect relevant information, estimate potential total income and estimate effective total income; Estimate operating expenses; Estimated net income; Choose the appropriate rate of return; Choose an appropriate formula to find out the income price.

(2) The projects under construction that have been suspended for five years given in question 1. Commonly known as "uncompleted residential flats". If a buyer wants to apply for a mortgage loan from a bank, he must first make clear which part of floors 2, 3 and 4 should be mortgaged, and which part of floors 5-8 should be mortgaged, that is, he must make clear the appraisal object of the property to be appraised. By then, the rights and interests of the projects under construction, the transfer, the payment of the original construction unit and the restrictions on land use rights should be clearly defined. On this basis, the mortgage value should be the balance of the open market value of the real estate to be mortgaged after deducting the legal priority amount, so it is appropriate to adopt the principle of conservatism and prudence to evaluate it.

2. Specifically, the commercial podium can be dominated by income method, supplemented by market method and hypothetical development method, and the residential part can be dominated by market method and supplemented by cost method. No matter what method is adopted, it should be noted that this project is under construction, not yet completed, and has not been accepted and put into use. In the process of continuous construction, the cost of water and electricity and equipment purchase and installation, especially the decoration cost of commercial skirt building, is not small; If the residential part is a finely decorated apartment or a serviced apartment, the renovation cost should also be considered.

3. In addition to the above problems, the mortgage value of the commercial skirt building should be evaluated by income method or market method and hypothetical development method, and the mortgage value of the residential part should be evaluated by market method and cost method. When determining the evaluation value, the main factors that need to be considered are: the transfer amount of land use right, the service life of the land, the location of the property, the basic elements of the environment, the development and operation life, the price, rent, operating expenses, management expenses and sales expenses of similar local shopping malls and houses.

(C) 1。 The distribution scheme of Party A and Party B is unreasonable.

2. Party A should get 6.5438+0.395 million yuan, and Party B should get 6.5438+0.3676438+0.000 million yuan.

3. Because, if the house taken by Party B is used for sale, * * * can recover the price of 27.9 million yuan, and both parties can share13.95 million yuan respectively; As the gift is a personal act of Party B, the income of Party A should not be affected. Party A should still get13.95 million yuan, and Party B can still get 1367 1000 yuan.

multiple-choice

(1) A factory reorganized its assets for enterprise restructuring, and entrusted an appraisal agency to appraise two houses built on allocated land. According to the property certificate of the factory, both houses are industrial buildings. According to the results of field investigation by appraisers, one of the two houses was a factory building, and the other was originally a factory building, which was later changed to an office building for rent.

1. For what purpose should these two houses be appraised? The following statement is true ().

A. Evaluate according to the purpose recorded in the house ownership certificate.

B. Evaluate according to the field survey results of appraisers currently in use.

C. Evaluate the two houses according to the intended use after enterprise restructuring and asset reorganization.

D. evaluate the two houses according to the most profitable use.

2. To change the use of these two houses from industrial to other uses, (arranged for you by the real estate appraiser channel of Global Online School) should be done in the following ways.

A. Change yourself

B. Changes approved by the superior competent department

C. the government housing management department approves and goes through the change procedures.

D. With the approval of the competent planning department of the government, the change procedures shall be handled according to legal procedures.

3. If the factory raises funds to mortgage the two houses for expanding operation, the value assessed for the purpose of mortgage shall be ().

A the sum of the mortgage evaluation prices of two buildings.

B the sum of the mortgage evaluation prices of two buildings and their land, deducting the land use right transfer fee payable when the allocated land is changed into land transfer.

C the sum of the mortgage evaluation prices of two buildings multiplied by the bank mortgage interest rate.

D the sum of the mortgage evaluation prices of two buildings and their land multiplied by the bank mortgage interest rate.

4. If the factory insured the two houses against fire, the value assessed for insurance purposes should be ().

A. the normal market value of these two houses.

B. Reconstruction cost of two buildings

C the value of the two buildings after the reconstruction cost is combined into a new discount.

D After the reconstruction cost, the values of the two buildings are merged into a new discount plus the land value.

(2) A company owns an old office building with a building area of 460m2 as recorded in the real estate license. Due to disrepair, it was identified as a dangerous building by the housing appraisal department, and the construction area can be increased to 600m2 with the approval of the superior corporation for reconstruction. The company thinks that it is not cost-effective to build 600㎡, so it has built an office building with a building area of 1 1,000 ㎡ (arranged for you by the real estate appraiser channel of Global Online School). Now the company wants to establish a joint venture with foreign investors by investing in a new office building, and intends to invite an institution to evaluate the office building.

5. The final approval authority for the transformation is in ().

A. Government real estate management department

B. Government planning and management departments

C. government land management department

D. head office

6. The construction area on which the assessment is based should be ().

460 square meters

600 square meters

C. 1000m2

D. none of the above three aspects can work.

7. The company entrusted evaluation should choose ().

A. Real estate management department

B. Asset Management Department

C. Qualified real estate appraisal agencies

D. Capital verification agency

(3) In order to evaluate the price of a real estate at the end of September 2005, the following comparable examples are selected: the transaction price is 3000 yuan/square meter, and the transaction date is the end of 2004 10. Another survey shows that from the end of June, 2004 to the end of February, 2005, the price of this kind of property increased by 1.5% on average, and by 2% on average from the end of February to the end of September, 2005.

8. The main method of adjusting the transaction date is ().

A. percentage method

B. Price index method

C. price change rate method

D. Price index change rate method

9. If the transaction date is adjusted for the price of this comparable example, it should be adjusted to () yuan/square meter.

A.34 15

B.3484

C.3586

D.3658

Reference answer: (1) 1. C 2。 A 3。 B (2) 4。 C 5。 B 6。 D 7。 C (3) 8.B9.D

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