SET 2 REVIEW QUESTIONS (with answers)

1. Effective gross income reflects:

a. Vacancies and credit losses
b. Management expenses
c. Taxes
d. Depreciation

2. All of the following would be considered substandard in a building except:

a. Inadequate heating
b. Dampness of rooms
c. Electrical wiring that is not up to code, but was up to code at the time of
construction and is safe (describes a condition that is perfectly usable and would
not be considered substandard even thought the wiring could not be approved
for new construction)
d. Defect in exterior surface coverings

3. A property was purchased for P 1,930,000 at P 4,400/sqm. The depth of the property
was 20 m. What was the cost per front meter?
a. P 22,000/sqm
b. P 44,000/sqm
c. P 88,000/sqm _________
(Value/sqm x Depth = /Value/sqm
P 4,400 x 20 m = P 88,000
d. P 9,600/sqm

4. An appraiser was employed by a buyer to appraise a commercial property that had

some improvements that were affixed in such a manner as to have implications of
questionable legality. The appraiser should:
a. Appraise the property ignoring the improvements in question
b. Appraise the property including the improvements in question because these
improvements will be transferred in the sale with other improvements along with
the land
c. Appraise the property, try to ascertain the legality of the improvements and state
the reasons in his report (The appraiser should assign a value to the “improve-
ments in legal question” and indicate: (Full disclosure)
1. His reason for belief that they are questionable, and
2. The potential loss on the total value conclusion should the questionable im-
Provements lose their value to the property.
d. Refuse to appraise this property for the buyer

5. If the surface of a partition wall feels to be about the same temperature as the
Interior surface of an exterior wall this would indicate:
 a. There was adequate insulation (When an exterior wall is adequately insulated,
the interior surface will be about the same temperature as the surface of
interior walls because heat will not be seeping through the walls.)
b. Warm air is seeping through the walls
c. Warm air is escaping through the vents
d. Heating ducts are improperly installed

6. Economic Obsolescence would include a loss of value due to:

a. Over improvement by the property owner
b. Oversupply of properties (Economic obsolescence is a loss in value due to
factors away from the subject property. The oversupply of properties lies
outside of the subject property. A, C, & D are all functional obsolescence)
c. Poor layout
d. Lack of parking

7. In the appraisal of a residential property, the appraiser would give the most conside-
ration to which of the following:
a. Marketability and acceptability
(D & C are seldom accurate indicators of value. B may
sometimes be a consideration but if the property is not marketable and
acceptable,it would matter very little)
b. Square metered and acceptability
c. Cost
d. Assessed Value

8. The total floor area of the house in the illustration most nearly is:
a. 1,440 sqm
b. 1,530 sqm
c. 1,700 sqm
d. 2,100 sqm

9. In an opening statement taxes and insurance would be:

a. Fixed expenses (Fixed expenses continue whether the property in question is
100% leased or vacant, for instance: real estate taxes, insurance & licenses)
b. Operating expenses
c. Variable expenses
d. Reserves for replacement

10. To determine the floor area of a house:

a. Measure the inside dimensions of rooms
b. Measure the outside of house as a whole (The outside dimension of a house
is used to determine its area. The garage is not considered when determi-
ning floor area of a house and measured separately because a garage can be
replaced at a lower cost per sqm (RCN).
 c. Measure the outside of a house and garage
d. Measure the inside of the house

11. The fluctuations (activities) of the money market are extremely important to the real
estate business. When interest rates go up and the income of a property is fixed,
capitalized value of the property will:
a. Increase
b. Be unaffected in a short term
c. Decrease (When interest rates increase, it indicates that investors are asking
for a higher rate of return of their investments. This result in higher capitalization
rates. If the “cap” rate increases and the income stays the same, the value of the
property decreases.)
d. Tend to stabilize

12. Amenities of residential real estate are:

a. Measurable on the market (Amenities are the attractive or desirable features of
a home or neighborhood. These may be physical attributes or perhaps the neigh-
borhood’s attitude toward schools, well kept lawns and so on. These may be
tangible or intangible qualities measurable on the market.)
b. Its capacity to provide shelter effectively
c. The property’s physical attributes
d. Not considered by appraisers because they are intangible qualities

13. In determining the market value of a property, the appraiser considers:

a. Physical land and improvements thereon
b. Utility
c. Bundle of Rights
d. All of the above (The appraiser considers both tangible and intangible aspects of
real property: the land, improvements, any easement rights or burdens, other
limitations or privileges applying to the “bundle of rights” an owner would
receive with a given parcel.)

14. Which of the following is not true with respect to depreciation as determined by an
Appraiser?
a. It is loss of value from any cause
b. It is inherent in the property and not created by outside influences (It can be
from either inherent or extraneous causes)
c. It can be computed for both past and future (
d. It can be determined by more than one method of appraisal

15. When determining the market value of real property, an appraiser considers the
Value of which of the following:
a. Physical land and improvements thereon
b. Utility
 c. Bundle of Rights
d. All of the above (An appraiser or real property estimates the values of the land
and improvements thereon. However, the appraiser also estimates utility value
and the value of all ownership rights (the bundle of rights). Utility includes the
capacity to produce and affects judgment about the highest and best use of
the land.)

16. To analyze a leased property, an appraiser would consider:

a. Rent and other charges, date, parties, security and term
b. Covenants, right of assignment, option for renewal and provisions for disaster,
condemnation, improvements and repairs
c. Both A & B (The relationship of contract and economic rental levels is important
because of the effect on the value of the fee estate. Contract rent below eco.
rent creates a leasehold estate at the expense of the value of the fee interest.
When making a gross income estimate, the appraiser would secure copies of all
existing leases for study and would consider all the date in choices A & B
d. None of the above

17. A kiosk is:

a. A roof style
b. A method of home cooling
c. An information booth in a mall (A kiosk is a small, light structure with one or more
open sides often seen in shopping center malls as a photo shop, key shop or
newsstand)
d. A popular garden ornament

18. A salesperson obtained a listing and the salesperson stated that his broker will later
appraise the property to verify the listing price.
a. The broker cannot legally appraise the property
b. The broker may make an appraisal only if the broker is also a licensed or
certified appraiser (An appraiser must be licensed or certified for any
appraisal activity. The term appraisal does not include an opinion given by a
real estate licensee in the ordinary course of business, and such an opinion shall
not be referred to as an “appraisal”. A broker or salesperson may do a “competi-
tive market analysis”, for example, but may not term it an “appraisal”.
c. The broker can make the appraisal but must charge a separate fee for this activity
d. The broker can make the appraisal if he prepares a narrative report that sets forth
his extensive qualifications

19. For purpose of determining effective gross income of an apartment building, the
Appraiser would deduct from gross income all of the following except:
a. Collection losses
b. Rent concessions
c. Vacancies
 d. Past contractual rent (To determine effective gross income, make
deduction from gross income for vacancies and uncollectible rents. Rent conce-
ssions are used in commercial buildings and shopping centers to attract tenants
by reduction of rents for a period of time)

20. Which of the following is improved value?

a. Market value of land and improvements (Improved value is the combined value
of land and building as distinguished from their separate values.)
b. Market value divided by total rents
c. Difference between economic and contract rent
d. Cost of reproduction less depreciation

21. Which of the following reduces the usefulness of the market data approach to
appraisal?
a. Rapid change in financing terms
b. Positive and negative effects of the comparison approach
c. Varied differences between financing terms
d. Rapidly fluctuating economy (Rapidly changing economic conditions may limit
the usefulness of the sales comparison approach)

22. Two houses were built on two adjacent lots of equal value. Construction costs and
maintenance were the same. One house is appraised to be of higher value. What is
most likely the reason?
a. One house had more economic obsolescence
b. One house had more wear and tear
c. One house was considered to have functional obsolescence (One house must
have functional obsolescence. Since the properties are in the same location,
the same age, and have been maintained the same, the difference in value
cannot be attributed to economic obsolescence or wear and tear. As an example
one house may have only a single car garage or one bathroom or a less attractive
floor plan.)
d. Both houses were across the street from a non-conforming house that resulted
to economic obsolescence

23. A commercial development in a straight line along a major arterial street would
identify:
a. A neighborhood shopping center
b. A commercial center
c. A strip commercial development (A strip commercial development is one in which
a major arterial street is bordered by an almost continuous strip of retail stores.)
d. A commercial line

24. The gross multiplier is least likely to be used in the appraisal of:
a. Commercial property
 b. Apartment buildings
c. A residence
d. Vacant land

25. The amount an appraiser charges for an appraisal is established by the:

a. Agreement between the appraiser and the client (Appraisal fees are set by
agreement between appraiser and the client)
b. Government agencies such as BIR/DTI
c. Real Estate Commissioner of PRC
d. Appraisal Associations

26. An appraiser would consider all of the following as contributing to the stability of a
neighborhood except:
a. Homogeneity of buildings, people, and uses
b. Many families with children going to school
c. Increased density and rapid turnover of population (An increase in density and
rapid turnover may occur from undesirable causes. The Principle of Conformity
holds that maximum value is realized when a reasonable degree of homogeneity
is present, in buildings, uses of property and income levels of residents)
d. Residence in the path of urban directional growth

27. The value measure unit applied by an appraiser to express rental value of a
warehouse space most likely is which of the following?
a. Front meter
b. Square meter (The square meter method is ideally suited to warehouses, loft
buildings, store buildings, and structures of like character. The cubic meter
method is normally applied to apartments and many times to office buildings
(structures that have intricate interior finishes)
c. Cubic meter
d. Relationship between the size of the building and the size of the lot

28. An investor was going to have a building constructed that was to cost P 3,000,000
could, when completed; be leased for P 50,000 per month. The annual operating
expenses for the property would be P 120,000. The amount the investor could
invest in the land to realize a 12% return would be:
a. Nothing since it is not economically feasible
b. P 120,000
c. P 1,000,000
P 50,000 X 12 = P 600,000
P 600,000 - 120,000 = P 480,000 (net income)
P 480,000/ .12 = P 4,000,000
P 4,000,000 - 3,000,000 = P 1,000,000
d. P 3,000,000
29. In the capitalization of net income, the most difficult item for an appraiser to
establish is the:
a. Selection of a capitalization rate
b. Effective gross income
c. Determination of Net Income (Future net income is capitalized in the income
approach. It is difficult to be accurate in estimating any quantity in the future.
This difficulty in being accurate about future net income results primarily from
the difficulty in projecting future vacancy factors
d. Determination of Gross Income

30. The standards that a locally licensed or certified appraiser must follow are found in:
a. PVS (as per RESA)
b. IVS
c. USPAP
d. NAR

31. If an appraiser is using the Property Residual method, the unknown and desired
result is:
a. Land value
b. Net income
c. Property value
Land Residual is to determine Land value
Building Residual is to determine Building Value
Property Residual is to determine Property Value
d. Capitalization rate

32. A fee appraiser:

a. Assesses land for the government
b. Works full-time for a broker
c. Is a self-employed appraiser who appraises property for a fee
(A fee appraiser is one qualified by education, training and experience who is
qualified by education, training, and experience who is hired to estimate the
value of real and personal property based on experience, judgment, facts
and use of formal appraisal processes and is paid a fee for such services. A fee
real estate appraiser must now be licensed or certified)
d. Works full time for a lender

33. In the valuation process, an appraiser would be least concerned with:

a. The identification of real estate
b. The identification of the property rights being appraised
c. The assessed value (Assessed value could be misleading to an appraiser because
of the limitations placed on assessors by law. A, B, and D reflect essential data.)
d. The definition of value
34. An appraiser, when making an appraisal of real property, would be least concerned
with which of the following:
a. Assessed value
b. Sale price (An estimate of market value may be justified by market evidence,
whereas, a sale price may reflect caprice, unequal motivation or negotiating
position, unusual terms, or other factors that caused price to deviate from
value.)
c. Replacement cost
d. Comparable sales

35. The principle of value, which affirms that a purchaser will buy goods and services at
the lowest cost available, is:
a. Regression
b. Inflation
c. Retribution
d. Substitution (The principle of substitution states that when several similar
commodities, goods, or services are available, the one with the lowest price
attracts the greatest demand and widest distribution)

36. Quality, quantity, and durability are considered in the appraisal of an income
property. An appraiser takes into account the quality of income by means of which
of the following:
a. Capitalization rate (Quality of income establishes the interest rate portion of the
capitalization rate used in the appraisal of property and the greater the risk, the
higher the rate.)
b. Q, Q, and D
c. Capitalized income
d. Depreciation

37. The maximum possible income an income property can yield is:
a. Gross scheduled income (Among the choices, this would yield the maximum
possible income. Scheduled income represents the rent currently in effect on
the property in question as if the property were fully occupied. If the property
has space available, the gross scheduled income would be at the rent levels
currently obtainable for the space in the local market.
b. Effective gross income
c. Net income
d. Net spendable income

38. Which of the following is an indirect method of calculating accrued depreciation?

a. Age-life
b. Breakdown
c. Capitalized income (Sales Comparison and Income Capitalization are 2 of the
 indirect methods employed by appraisers. Indirect means from the market.
Direct methods are Engineering or Breakdown (observed condition or cost to
cure) and Economic age Life (Straight Line Depreciation)
d. Engineering

39. Gross income P 250,000

Fixed expenses P 70,000
Operating expenses 80,000
Total expenses ( 150,000)
Net income P 100,000

Above is an abbreviated operating statement of an apartment building. Based on

other apartment houses in the area, the owner was advised that if he raised his rent
by 10% his net income would be increased by:
a. P 10,000
b. Proportionately
c. 20%
d. 25% (P 250,000 x .10 = P 25,000 increase, which, without an increase in expenses
would also be an increase in net income)
% x PAID = /MADE
? X P 100,000 = /P 250,000
P 100,000/25,000 = .25 or 25%

40. In planning a shopping center in a suburban community, which of the following

Would be the most important consideration?
a. Location
b. Amenities
c. Proximity of shipping and warehousing facilities
d. Purchasing power (In the analysis of a commercial district the emphasis is on the
quantity and quality of purchasing power available to the shopping area)

41. The easiest way for an appraiser to calculate the present value of a building would
be by:
a. A quantity survey
b. A unit-in-place cost method
c. A review of the building permit records
d. Market data (The comparative analysis or market data approach to appraisal is
a quick method and easy to apply. The usual problem occurs where there are no
comparable properties. The quantity survey and unit-cost-in place methods are
very detailed.)

42. In the narrative form of appraisal report, where would the property value be stated?
a. Description of use
b. Description of the neighborhood
 c. Purpose of the appraisal (The beginning or cover letter in a narrative form of
appraisal sets forth the purpose of the appraisal and the final opinion of value.
Everything that follows in this most comprehensive form of appraisal is the
appraiser’s data to support the appraiser’s conclusion.)
d. Legal description of the property

43. Which of the following is the most expensive and difficult type of appraisal?
a. Unit-cost-in-place
b. Quantity survey (In the quantity survey method method, an estimate of the
quality and grade of each type of material, the labor hours required, the
overhead, insurance, and contractor’s profit must be considered. It is a very
detailed and expensive appraisal to perform.
c. Square meter cost
d. Development

44. The gross rent multiplier is developed by:

a. Dividing the sales price by the gross monthly income
GMM X GMI = APPRAISAL (Sales price)
As the formula indicates, if you didn’t know the Gross Monthly Multiplier,
You would divide the Sales Price by the Gross Monthly Income.
b. Dividing the gross monthly income by the sales price
c. Dividing the gross monthly income by the assessed value
d. Dividing the gross monthly income by the market value

45. An appraiser is employed to advise an apartment owner of the economic feasibility

of construction of a swimming pool. The appraiser would be most concerned with
which valuation principle?
a. Principle of Regression
b. Principle of Contribution (The Principle of Contribution is applied to portion of
the property (added swimming pool) and affirms that the value of an additional
improvement is measured by the contribution to the net return of the combined
enterprise.)
c. Principle of Integration
d. Principle of Substitution

46. In the sales comparison approach, the adjusted sales price of the comparable
property is:
a. The only indication of the market value
b. Indicated by agreement between the buyer and the seller
c. An estimate of value of the comparable property with similar prominent
characteristics to the subject property (Sales prices of “comps” are adjusted to
reflect what the comparable property might have sold for had it been more
nearly identical to the subject property- or had similar prominent characteristics
to the subject property.
 d. A direct relationship to market value
47. An investment that would best hold its value as a hedge against inflation would be:
a. A no risk investment
b. An income producing investment that would maintain its value
(An income producing investment that would maintain its value does so by
providing an increased income when inflation makes money worth less. The
property thus keeps its exchange value compared to other properties and so
protects against inflation.)
c. An investment similar to an annuity
d. An investment that has a high degree of liquidity

48. When comparing physical life to economic life, the economic life is usually:
a. The same
b. Lesser (The economic life is the period in which the building earns sufficient
income to support itself. The building will still be standing even though its
economic life may have expired.)
c. Greater
d. Depends on the improvement

49. In appraisal, the following are recognized methods for the valuation of land except:
a. Comparative method
b. Equity method (There are 4 basic procedures for the valuation of land:
1. Comparative 2. Abstraction 3. Development and 4 Land Residual. Equity
is not a method.
c. Abstraction method
d. Development method

50. All of the following statements about depreciation are true except:
a. It is a loss of value from any cause
b. It can be a loss of value due to wear and tear
c. It includes all influences that reduce the value of property below replacement cost
d. It always is concerned with intrinsic factors but never with extraneous factors
(Depreciation can be from either inherent or extraneous factors)

51. An appraiser wants to appraise a property using comparable sales price of similar
homes. Adjustments for difference between the home and comparables will be
made by adjusting:
a. Comparables to the normal
b. Comparables to the subject property (In using the comparison approach, an
appraiser adjusts the comparable properties in the subject property in order
to compensate for the differences.
c. Subject property to the normal
d. Subject property to the comparables
52. If an appraiser was appraising a residence built in 1910, which of the following
would be use?
a. Cost of living index of 1910
b. Original cost of materials in 1910
c. Cost of living index that increased from 95 to 128
d. Today’s cost of reproduction (The appraiser is interested in today’s cost (less
depreciation) and value. He or she is not concerned about the original cost or
the cost of living index in 1910)

53. Which of the following would least likely affect the stabilization of value on a single-
family residence in a residential neighborhood?
a. Zoning
b. Newness (Newness in itself would not be a stabilizing influence. Zoning regula-
tions and private restrictions generally have as their primary function the pro-
tection and stabilization of property values. Availability of public transportation
has always been a significant factor influencing property values in most residen-
tial areas.
c. Private restrictions
d. Availability of public transportation

54. If the gross income on a commercial property is P 2,650,000 on a quarterly basis

and the expenses are 32% of the gross annual income, what is the net annual
income?
a. P 7,208,000
1. P 2,650,000 gross/qtr. X 4 qtrs = P 10,600,000 gross/year
2. P 10,600,000 gross/yr X .32 = - 3,392,000 expenses/yr
Total net annual income P 7,208,000

b. P 10,600,000
c. P 1,430,000
d. P 3,390,000

55. It is known that a prudent buyer will not pay more for a property than he could
purchase another suitable property for if there is no undue delay in acquiring the
other property. This is considered the principle of:
a. Substitution (This is one expression of the principle of substitution)
b. Anticipation
c. Competition
d. Contribution

56. The basic economic characteristics that best expresses real estate value is :
a. High replacement cost
b. Proximity to high rentals
 c. Prospect of speculative gain
d. Maximum utility of available resources (No object including a parcel of real
estate, can have value unless it possesses in some degree the 2 factors of
utility and scarcity. Land is the fundamental resource in all productivity but is
a limited resource. A parcel of real estate will not have value primarily because
A) it has high replacement cost

57. These paragraph headings, Introduction, Description of General Neighborhood,

Market Value and Economic Factors, and Final Estimate of Value, would present
in which type of appraisal
a. Form (Summary)
b. Letter (restricted)
c. Narrative (self-contained or summary) (The Restricted and Form types of
appraisal reports are abbreviations or variations of the complete narrative form
of report. The narrative appraisal report gives the appraiser the opportunity to
support opinions and conclusions. Appraisal reports may vary in content and
arrangement as long as they conform to acceptable Standards. Those phara-
graphs mentioned in this question are generally included in the narrative
report
d. None of the above

58. Wall studs are placed on and secured to which of the following:
a. Joist
b. Sole plate (A sole plate is a member, usually a 2 by 4, on which wall and partition
studs rest
c. Girders
d. Sub-floorinng

59. The Principle of Substitution applies to:

a. Structural design
b. Income
c. Use
d. All of the above (The Principle of Substition states that when several similar
commodities, goods, or services are available, the one with the lowest price
attracts the greatest demand and widest distribution. The substitution of
one property for another may be in terms of use, structural design, or
earnings.)

60. An appraiser may apply the Principle of Substitution in which of the following
appraisal methods?
a. Market Data Approach
b. Income Approach
c. Cost Approach
d. Any of the above (The Principle of Substitution is applicable to all 3 traditional
 approaches to value: sales comparison (market data), income capitalization,
and cost.)

61. When must an appraiser be licensed or certified by government authority?

a. In any related appraisal transaction as required by law (RESA requires all
appraisers to be licensed on any related appraisal engagements )
b. To appraise real property
c. To call themselves an appraiser
d. To collect a fee

62. Depth tables are prepared and used by:

a. Mutual water companies to show the depth where water is found in desert
areas
b. Appraisers to determine the value of property where lots vary in depth
(Depth tables are used by appraisers in determining variations in value of
property due to variations in depth.)
c. Accountants to facilitate the figuring of interest payments on declining balances
d. The Department of Recreation in connection with beach properties in relation to
high tides

63. The expansion and contraction of available space is due to market fluctuations of:
a. Prices and rents (Before a building is constructed. Assurance should be gained
from an analysis of the market that the space can be rented at a price that will
obtain a reasonable return on an investment. After the decision has been made
to proceed with construction, all that can be done is hope that other parties
will analyze the market and take space supply into consideration and refrain
from glutting the market.
b. Elasticity of demand
c. Permanence of residence
d. Financing terms

64. If the gross annual income is P 5,640,000 and the yearly net income is 15% of that
amount, the monthly net income is:
a. P 68,300
b. P 81,900
c. P 70,500
P 5,640,000 gross annual income X .15
= P 846,000 annual net income/ 12 months =
d. P 63,800

65. An owner has a 100-unit apartment house. Which of the following items would be
deductible from the gross income in determining net operating income?
a. Depreciation
b. Income tax
 c. Mortgage payments of principal and interest
d. Wages for part-time gardeners and maintenance personnel
For appraisal purposes, mortgage payments and income tax are not allowable
deductions to arrive at net operating income. Depreciation adjusts the cost
basis but is not an expense for appraisal purposes. Wages paid for gardeners
and maintenance personnel are deductible from gross income as operating
expenses.

66. Usefulness of the cost approach is limited when appraising:

a. An older property with many functional deficiencies
(The usefulness of the cost approach method of appraisal is limited when
appraising an older property with many functional deficiencies because of the
difficulty in determining all of t eh accrued depreciation. A new structure (B) or
For construction (D) would probably have little, if any, functional deficiencies.
In an unusually active real estate market, (C), the comparison approach would be
the most significant approach to use, but the cost approach could still be useful.)
b. A new structure on an appropriate site
c. In an unusually active real estate market
d. For construction

67. In establishing an estimate of value by appraisal, it is very important to differentiate

between the purpose of the appraisal and:
a. The principles of appraisal
b. Function for which the appraisal is being made
(The purpose of the appraisal determines the type of value being sought. It is not
the same as function or use. The function of the appraisal is the reason for which
the appraisal is made or is intended to be used. . It relates to the character of
the decision to be based on the appraisal, for example, price at which to buy or
sell, amount of mortgage to be made, etc. The appraiser must state the intended
use of users.)
c. Amenities to the owner
d. The appraisal process

68. On hot days, customers prefer to walk in the shade. Certain locations, due to the
sun’s fading effect on display window clothing, are the least desirable. Which of the
following is the least desirable side of the street for a clothing retailer:
a. Northeast (Because of the action of the sun, the southwest corner is best.
Therefore, the northeast corner is the least desirable corner of the street)
b. Southwest
c. Southeast
d. Northwest

69. An appraiser using the replacement cost approach on an older residential property
would use all of the following except:
 a. Depreciation
b. Capitalization of income (Capitalization of net income is unrelated to the cost
approach to appraisal)
c. Land value
d. Cost of improvements new

70. Why are more buildings torn down than fall down?
a. Taste and environmental changes occur faster than buildings wear out
(More buildings are torn down than fall down. This destruction of often
physically sound improvements is caused by changes in the arts and by building
obsolescence. Environmental, aesthetic and historical considerations are increa-
singly important in governmental view of highest and best use.)
b. Newly constructed buildings are being built better than before
c. The scope of urban renewal is expanding rapidly
d. Zoning is no longer an effective means of controlling land use

71. There are 3 main causes of depreciation. Which one of these finds its origin in
social sources which is the basis of the old axiom, known in social circles, that
the “more houses are torn down than fall down”?
a. Economic obsolescence (When business district of a city moves into a residential
district, land values usually increase. If the land is under improved with a
residence and is not realizing its highest and best use, its value is not as great as
it should be. These extraneous changes result in economic obsolescence.
b. Functional obsolescence
c. Straight line depreciation
d. Physical deterioration

72. An apartment house under construction has many prospective renters. The city
now wants to widen the street. This change results in a 10% loss of renters. This
loss would be an example of:
a. Economic obsolescence (Economic obsolescence is a loss in value due to factors
outside of the subject property that adversely affect its value.)
b. Functional obsolescence
c. Physical obsolescence
d. Physical deterioration

73. Which of the following is an indirect method to determine accrued depreciation?

a. Age-life method
b. Capitalized income
Depreciation
Indirect Methods Direct Methods
1. Capitalized Income 1. Straight Line (Age-life)
2. Market Data (Comparative) 2. Engineering
3. Breakdown (Cost-to-cure)
 c. Cost approach
d. Engineering method

74. A roof which slopes upward from all four sides and is joined at the ridge is called a:
a. Gable roof
b. Gambrel roof
c. Mansard roof
d. Hip roof

75. Among the following, the best definition of capitalization is:

a. The highest rate of return on an investment
b. The minimum rate of return on an investment
c. The result of dividing net income by a percentage rate of return to determine
value (The process of capitalization is dividing net income by a percentage rate
of return to determine value. The capitalization rate is the relationship between
value and net income not net worth)
d. The relationship between value and net worth

76. Which of the following would not be used to determine net income for an income
Property?
a. Vacancies
b. Management fees
c. Mortgage interest (For determining net income in the income approach to
appraisal, mortgage interest is a personal expense of the owner, not an operating
expense of the property. Choices A, B, and D are all allowable deductions in
establishing net operating income for appraisal purposes.)
d. Maintenance costs

77. While appraising a single family residence that is renting for P 6,400/mo. the
Appraiser finds that the home across the street recently sold for P 900,000 and
Had been renting at the time of sale for P 6,000/mo. Based on this data, the
Appraised value would be:
a. P 900,000
b. P 960,000
P 900,000/6,000 = 150
150 x 6,400 = P 960,000
c. P 1,100,000
d. P 1,240,000

78. A prudent buyer would not pay more for a parcel of real estate than he would
Have to pay for another similar parcel based on the Principle of:
a. Balance
b. Supply and demand
c. Highest and best use
 d. Substitution (The principle of substitution holds that when 2 or more substan-
tially similar properties are available, the one with the lower price receives the
greater demand)

79. An income property showed a value of P 8,000,000 when capitalized at a rate

Of 9%. A new investor wishing to purchase the same property engaged an
appraiser who used a capitalization rate of 12%. According to the appraiser,
the value would be:
a. P 8,000,000
b. P 6,000,000
R X V = I
.09 X P 8,000,000 = I
.09 X P 8,000,000 = P 720,000
.12 X V = P 720,000
V = P 720,000/.12
V = P 6,000,000
c. P 3,000,000
d. P 2,240,000

80. In which of the following appraisal approaches may an appraiser be asked to

Predict the future value of a property?
a. Market
b. Cost
c. Capitalization
In the income approach (capitalization), an appraiser may be asked to project a
series of possible developments on a site in order to establish the highest and
best use of the land. In that sense, the appraiser would be predicting values of
certain hypothetical future developments. Generally, the value conclusion in an
appraisal report can be made for any date in the past, but not for any date in
the future. Capitalization is based on the principle of anticipation
d. Summation

81. If there is a transition from a buyer’s market to a seller’s market, which of the
following would be the result?
a. It would have no effect on the price
b. Sales prices would increase because of an increase in demand and a lag in
supply
c. Sales prices would decrease because of a decrease in demand and an
increase in supply
( In the income approach (capitalization) an appraiser may be asked to
Project a series of possible developments on a site in order to establish the
Highest and best use of the land. In that sense, the appraiser would be pre-
dicting values of certain hypothetical future developments. Generally, the
value conclusion in an appraisal report can be made for any date in the past
 but not for any date in the future. Capitalization is based on the principle of
anticipation.)
d. It would cause a decrease in land development and construction of new
homes

82. An investor who owned a 40-unit apartment building found that his vacancy
Factor had increased by P 4,000/mo. If the property is capitalized at 12%,
What is the loss in value of the property due to the increased vacancy factor?
a. P 40,000
b. P 48,000
c. P 400,000
Cap. Rate x Value change = Net Income Change
.12 x V = P 48,000
V = P 48,000/.12
V = P 400,000
d. P 4,000,000

83. The most difficult step for an appraiser in the gain over the Sales Comparison
Approach is to:
a. Collect data
b. Analyze data
c. Adjust the comparable to the subject property
(Once all of the elements of comparison between the comparable sales and
Subject property have been identified, they must be analyzed and adjustments
made. Adjustments must be supported with data from the market. Techniques
include the use of matched pairs, through the use of regression analysis and
other complex mathematical techniques, percentage adjustments, or such
devices as rating grids. Appraisers do not usually average data.)
d. Average data

84. What is the indicated value of a property that produces a gross monthly
income of P24,000 and the appropriate multiplier is 10.72?
a. P 250,000
b. P 1,080,360
c. P 2,250,100
d. P 3,087,360
(Gross monthly P 24,000 x 12 months = P 288,000
Gross multipliers x Gross income = Value estimates
10.72 x P 288,000 = P 3,087,360

85. Mr. Santos built a P 2,500,000 house in a neighborhood in which houses are
valued between P 1,000,000 to P 1,500,000. Any resulting loss of value
would be an example of:
a. Physical depreciation
 b. Functional Obsolescence
c. Economic Obsolescence (Economic obsolescence is a loss in value due to factors
away from or outside of the subject property. The principle of regression expre-
sses the concept that the value of a superior property is adversely affected by
its association with an inferior property of the same type. This placement of the
P 2,500,000 house would result in economic obsolescence.
d. Physical Obsolescence

86. The recognized definition of highest and best use includes the term:
a. Net Return (Highest and best use is that use which at the time of an appraisal is
most likely to produce the greatest net return to the land and/or buildings over
a given period of time.)
b. Effective gross income
c. Multiple units
d. Income production

87. A lot on which there was a structure of no value was appraised for highest
and best use. The appraiser would:
a. Appraise the value of the land and deduct the cost of demolition
(An appraiser making a site valuation would estimate the value of the lot at its
highest and best use. A structure that prevents the highest and best use of the
site is an underimprovement, with negative value. The cost of demolition of
such a structure would be deducted from the value of the lot at its highest and
best use, to establish the present value.)
b. Ignore the structure’s salvage cost
c. Appraise the value of the land and add the cost of demolition
d. Appraise the value of the land and ignore the cost of demolition

88. A recommendation for the best appraisal method to be used to estimate the
value of a vacant parcel of land would be:
a. Income approach
b. Cost approach
c. Sales comparison approach (The sales comparison approach or market data
approach lends itself well to the appraisal of land, residences and other
types of improvements that exhibit a high degree of similarity, and for which
a ready market exists.)
d. An average of the first two methods

89. An owner of an apartment building under construction has many prospective

renters. The city now wants to widen the street from 10 m to 15 meters. The
result is a 10% loss of prospective renters. This loss would be an example of:
a. Physical deterioration
b. Physical obsolescence
c. Functional obsolescence
 d. Economic obsolescence (Economic obsolescence is a loss in value due to
factors outside of the subject property)

90. An appraiser determines the accrual for depreciation in the use of

a. Sales comparison approach
b. Cost approach
c. Income approach (An accrual for depreciation is a part of the income approach
in appraisal. Appraisers describe remaining economic life as the period over
which an investor would expect to recapture an investment in a property. An
accrual for depreciation is a plan for recapture during this remaining economic
life.)
d. None of the above

91. Under the cost approach, the replacement cost is distinguished from the repro-
duction cost because replacement cost is defined as the cost of constructing an
improvement with:
a. Substantially the same utility as the property being appraised
(Replacement cost is defined as the cost of constructing an improvement with
The same utility, but with today’s materials and costs. Reproduction cost is
Defined as the cost of constructing (reproducing a replica) an improvement
With the material used in the original construction)
b. The same materials as were used in the original construction
c. Either A or B
d. Neither A nor B

92. Mr. Reyes owns an older apartment building and is considering the merits of an
expensive remodeling plan. The deciding factor that would be instrumental on his
final decision would be the:
a. Cost of the plan
b. Wishes of the tenants
c. Potential increases in the real property taxes
d. Effect of the plan on the net income (The owner would apply the principle of
contribution. He must be sure that the investment is the improvements will
produce sufficient additional income to cove the expenditure. If the net income
increases adequately, he should go ahead with the plan.)

93. An appraiser would most likely use a depth table in appraising which of the following
types of property:
a. Residential
b. Commercial
c. Rural
d. Industrial

94. The appraiser is called upon to estimate a value to real property based upon its
 future utility by forecasting. In the appraisal process, “forecasting” consists of:
a. Taking the past as a guide to the future with no modification or justification for
the projection other than the historical pattern of past developments
b. Taking the past as a guide to the future together with judgments for the projec-
tion of the future (In forecasting, the appraiser will use the past as a guide but
must adjust this for changing conditions and make further adjustments based
upon the appraiser’s experience.)
c. Projecting into the future with absolute certainty
d. None of the above

95. In the appraisal of a residential property, the appraiser would give the most
consideration to which of the following:
a. Marketability and availability (Assessed value, choice (D) and cost choice(C) are
seldom accurate indicators of value. Square meters choice (B) may sometimes
be a consideration but if the property is not marketable and available as in
choice (A), the square meter would matter very little.)
b. Square meters - total and living
c. Cost
d. Assessed valuation

96. Which of the ff. would contribute to the functional obsolescence of a building?
a. Declining neighborhood
b. Adverse zoning across the street from the property
c. Massive cornices on a building (Functional obsolescence is inherent within the
building and arises from poor or outdated architecture. Choices (A) and (B) are
economic obsolescence. Choice (D) is physical deterioration.)
d. Rotten mudsills

97. To find the details of the subfloor, such as size and dimensions of concrete piers,
footings, & other detailed construction measurement, a real estate licensee would
examine which of the following?
a. Floor plan
b. Plot plan
c. Foundation plan (Foundation plan will show all the details of the subfloor, such
as the size and dimension of concrete piers, footings, and other detailed
construction measurements.)
d. Elevation plan

98. Which of the following would least likely protect a single family residential
neighborhood from losing value?
a. Introduction of average-priced homes in an area of better quality
properties of the same type (The principle of regression maintains that as pro-
perties of dissimilar value are placed in a neighborhood of better properties,
the worth of the better homes is adversely affected and they tend to lose
 value.)
b. Residents in the area have the same income
c. Minor change in zoning regulation
d. Most families are from the same religious and ethnic group

99. An appraiser using the land residual approach is attempting to determine

a. Building value
b. Land value (The land residual technique of the income approach is used to
determine the value of the land.)
c. Capitalization rate
d. Income

100. The fluctuation (activities) of the money market is extremely important to the real
estate business. When interest rates go up and income of a property is fixed,
capitalized value of the property will:
a. Increase
b. Be unaffected in a short term
c. Decrease (When interest rates increase, it indicates that investors are asking
for a higher rate of return on their investment. This results in higher capitali-
zation rates. If the capitalization rate increases and the income stays the same,
the value of the property decreases.)
d. Tend to stabilize

101. In order to arrive at an effective gross income for rental properties, an appraiser
should deduct which of the following from gross income:
a. Real property taxes
b. Repairs
c. Vacancies and collection losses (Effective gross income is that income remain-
ing after deducting vacancies and collection losses from gross income)
d. Depreciation

102. An appraiser in evaluating a residence will consider all of the ff. to be signs of
economic obsolescence except:
a. A residence near an airport with constant noise of take-offs and landings
b. An air-condition/heating system that does not work (Economic obsolescence
is affected by influences outside of the property. Air conditioning and heating
problems occur on the property and are functional obsolescence.)
c. Adverse zoning
d. Proximity of a nuisance

103. In appraising a property using the market data approach, how would an appraiser
treat the value of a feature found in the comparable property but not found in the
subject property?
a. Add the value of the amenity to the subject property
 b. Subtract the value of the amenity from the sales price of the comparable
property (The appraiser would subtract the value of the amenity from the sale
price of the comparable property in order to get an indication of the value of
the subject property.)
c. Disregard the value of the feature, as no 2 properties are exactly alike
d. Treat the amenity as not included in the valuation

104. If an appraiser does not adhere to appraisal standards for the purpose of
defrauding a financial institution, the appraiser could be guilty of:
a. A misdemeanor
b. Violating PRBRES Rules and Regulations
c. An ethics violation
d. A felony (Submitting false information to a lender for the purpose of inducing
the lender to make a loan is a felony.)