Question 1

In comparing an adjustable rate mortgage (ARM) with a fixed rate mortgage (FRM):

Accepted Answer

A)   Both the borrower and lender bear more interest rate risk with the ARM than with the FRM.
B)   Both the borrower and the lender bear less interest rate risk with the ARM than with the FRM.
C)   The ARM borrower bears more interest rate risk, but the ARM lender bears less interest rate risk, than with the FRM.
D)   The ARM borrower bears less interest rate risk, but the ARM lender bears more interest rate risk, than with the FRM. C

Question 2

All of the following are true about the "property before-tax (PBT) shortcut", except*:

Accepted Answer

A)   The PBT shortcut is useful not only because it simplifies the investment analysis but because it avoids the necessity of estimating after-tax parameters that may be difficult to observe without error.
B)   The shortcut is made possible by the existence of a reasonably well functioning market for the type of investment asset in question.
C)   The shortcut works for estimating market value always, and for estimating investment value for investors who are typical of the marginal investors in the relevant asset market.
D)   At the PBT level the investor's own subjective opportunity cost of capital can be used as the discount rate in order to estimate that investor's "investment value" (IV)  for the property. D

Question 3

Normally, what relation should be most common between the expected "going-in" and expected "going-out" cap rate?

Accepted Answer

A)   The going-in cap rate should be higher than the going out.
B)   The going-out cap rate should be at least as high as the going-in rate.
C)   There is no particular relation between the two. B

Question 4

The table below shows the projected cash flows (including reversion) for Property A and Property B. If both properties sell at fair market value for a cap rate (initial and terminal cash yields) of 8%, then which statement below correctly describes the relative investment risk in the two properties?
 $$\begin{array}{l}
\text { Aruual net cash flow projections for two properties (\$ millions) }\
\begin{array} { | l | r | r | r | r | r | r | r | r | r | r | } 
\hline \mathrm { Ye } & 1 & 2 & 3 & 4 & 5 & 6 & 7 & \mathbf { 8 } & 9 & 10 \
\mathrm { ar } & & & & & & & & \
\hline \mathrm { A } & \$ 1.00 & \$ 1.03 & \$ 1.06 & \$ 1.09 & \$ 1.12 & \$ 1.15 & \$ 1.19 & \$ 1.22 & \$ 1.26 & \$ 18 \
& 00 & 00 & 09 & 27 & 55 & 93 & 41 & 99 & 68 & 10 \
\hline \mathrm { B } & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 13 \
& 00 & 00 & 00 & 00 & 00 & 00 & 00 & 00 & 00 & 50 \
\hline
\end{array}
\end{array}$$ 
(a) Property A is more risky. (A's going-in IRR = 8% + 3% = 11% = rf + RPA > rf + RPB = 8% = 8% + 0% = B's going-in IRR.)
(b) Property B is more risky.
(c) Both properties are equally risky.

Accepted Answer

The answer of The table below shows the projected cash...

Question 5

A non-residential commercial property which cost $500,000 is considered to have 30 percent of its total value attributable to land. The annual depreciation expense chargeable against taxable income is:

Accepted Answer

A)   $18,182
B)   $15,873
C)   $13,967
D)   $8,974

Question 6

The expected return on an investment in a property is inversely related to the price you pay for the property fundamentally because:

Accepted Answer

A)   The future cash flows the property can generate are independent of the price you pay for the property today.
B)   The return must include a risk premium.
C)   Inflation must be subtracted out.
D)   The investor faces a budget constraint.

Question 7

Total development costs (including sufficient profit for the developers) are $200/SF. Cap rates in the asset market are 10%. What is the "replacement cost rent" in this market?

Accepted Answer

A)   $20.00/SF.
B)   $16.00/SF.
C)   $12.50/SF.
D)   $10.00/SF.

Question 8

Which statement is true ex ante?

Accepted Answer

A)   Leverage normally increases the owner's income return (cash yield)  if you pay market value for the property.
B)   Leverage normally increases the owner's income return (cash yield)  if you pay more than market value for the property.
C)   Leverage normally increases the owner's total return (including appreciation)  if you pay market value for the property.
D)   Leverage normally increases the owner's total return (including appreciation)  if you pay more than market value for the property.

Question 9

Which of the following is true about typical real estate investment (unlevered, at the direct property level) and inflation risk?

Accepted Answer

A)   Real estate investment appreciation returns do not generally keep pace with inflation in the long run, but real estate investment provides a hedge against inflation risk in that unexpected changes in inflation tend to be positively correlated with changes in property value in the short to medium term.
B)   Real estate investment appreciation returns generally at least equal the inflation rate in the long run, but real estate does not provide a good hedge against inflation risk in that unexpected changes in inflation do not tend to be positively correlated with changes in property value in the short to medium term.
C)   Real estate investment appreciation returns generally at least equal the inflation rate in the long run, and real estate investment provides a hedge against inflation risk in that unexpected changes in inflation tend to be positively correlated with changes in property value in the short to medium term.
D)   Real estate investment appreciation returns do not generally keep pace with inflation in the long run, and real estate does not provide a good hedge against inflation risk in that unexpected changes in inflation do not tend to be positively correlated with changes in property value in the short to medium term.

Question 10

A seller has offered you a $1,000,000 interest-only 5 year loan at 6% (annual payments), when market interest rates on such loans are 8%. Basing your decision on market values, how much more should you be willing to pay for the property than you otherwise think it is worth, due to the financing offer?

Accepted Answer

A)   Zero, by definition.
B)   $26,497
C)   $79,854
D)   $98,412

Question 11

The table below shows two 10-year cash flow projections (in $ millions, including reversion) for the same property. The upper row is the projection that will be presented by the broker trying to sell the building, the bottom row is the realistic expectations. Suppose that it would be relatively easy for any potential buyers to ascertain that the most likely current market value for the property is about $10 million. What is the most likely amount of "disappointment" in the ex post annual rate of total return earned by an investor who buys this property believing the broker's cash flow projection?
 $$\begin{array} { | l | r | r | r | r | r | r | r | r | r | r | } 
\hline \text { Year } & 1 & 2 & 3 & 4 & 5 & 6 & 7 & \mathbf { 8 } & 9 & 10 \
\hline \text { Presert } & \$ 1.00 & \$ 1.03 & \$ 1.06 & \$ 1.09 & \$ 1.12 & \$ 1.15 & \$ 1.19 & \$ 1.22 & \$ 1.26 & \$ 14.7 \
\text { ted } & 00 & 00 & 09 & 27 & 55 & 93 & 41 & 99 & 68 & 439 \
\hline \text { Realist } & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 1.00 & \$ 11.0 \
\text { ic } & 00 & 00 & 00 & 00 & 00 & 00 & 00 & 00 & 00 & 000 \
\hline
\end{array}$$

(a) 0.00%
(b) 1.00%
(c) 3.00% = Presentation IRR - Realistic IRR = (10% + 3%) - (10% + 0%) = 13% - 10%.
(d) 26.68%

Accepted Answer

The answer of The table below shows two 10-year cash...

Question 12

In which of the following situations would it be most appropriate to measure an investment manager's performance using the IRR rather than the time-weighted average periodic return?

Accepted Answer

A)   Client hires manager to place capital as soon as possible.
B)   Client requires a large proportion of its invested capital to be liquid at all times for withdrawal on demand.
C)   Client gives manager a line of capital with discretion over when to acquire and dispose of illiquid assets.
D)   All of the above.

Question 13

All of the following are fundamental causal determinants of cap rates in the property asset market, except:

Accepted Answer

A)   The opportunity cost of capital (as determined in the capital market) .
B)   The expected growth in property rents (as determined in the space market) .
C)   The risk perceived for the property (as determined in the space and capital market) .
D)   The net income divided by the property price.

Question 14

Assuming riskless debt, if the return risk is ±15% with a 40% Loan/Value Ratio, then with a 80% Loan/Value Ratio the return risk is:

Accepted Answer

A)   ±7.5%
B)   ±15%
C)   ±30%
D)   ±45%

Question 15

For the same property as above, suppose the underwriting criteria is a maximum loan/value ratio (LTV) of 75%, and we estimate property value by direct capitalization using a rate of 11% on the stated NOI. By this criterion what is the maximum loan amount?

Accepted Answer

A)   $2,789,406
B)   $3,409,091
C)   $3,844,614
D)   $4,000,000
E)   $4,139,619

Question 16

The difference between the net operating income (NOI) and the equity before-tax cash flow (EBTCF) is:

Accepted Answer

A)   Property Tax Expense and capital expenditures.
B)   The debt service and capital expenditures.
C)   Property taxes and income taxes.
D)   Interest expense and depreciation expense.

Question 17

Suppose you analyze a particular deal and it appears that for an investment of $1,000,000 your client can obtain a positive NPV of over $500,000. Your client is typical of the type of high tax bracket individual investors who commonly purchase and sell this type of property, and indeed typically determine equilibrium prices in the asset market in which these properties are sold. What should you do?

Accepted Answer

A)   Reject the deal out of hand because it costs twice as much as its NPV.
B)   Phone your client right away on your cell phone and urge her to pounce on this deal before it "gets away" - the seller must have made a mistake in their offering price!
C)   Buy the property with cash, take out an 80% loan-to-value ratio mortgage, and laugh all the way to the bank with $200,000 of arbitrage profits!
D)   Sharpen your pencil, double-check your assumptions and analysis, try to find what is unique about your client.

Question 18

The NOI is $40,000; there are $5,000 in tenant improvement expenditures paid for by the landlord; there is a $200,000 interest-only loan at 8 percent annual interest; the depreciable cost basis of this residential property is $300,000; the owner's tax bracket is 33 percent. What is the Equity After-Tax Cash Flow (EATCF)?

Accepted Answer

A)   $14,680
B)   $27,800
C)   $30,680
D)   $35,000

Question 19

Which of the following is an example of "negative feedback" in the real estate system?

Accepted Answer

A)   Since the stock of built space cannot readily shrink, rents will fall when demand falls.
B)   Lenders make money by issuing loans, so they tend to keep the capital flowing to developers even during down markets.
C)   Real estate markets exhibit inertia, so market participants rationally extrapolate past rent trends into the future.
D)   Growth in space usage demand stimulates increased rents or improved prospects for future rents, which increases the present value of real estate assets, which improves the profitability of new development projects.

Question 20

Consider an 8.5% loan amortizing at a 25-year rate with monthly payments. What is the maximum amount that can be loaned on a property whose net operating income (NOI) is $500,000 per year, if the underwriting criteria specify a debt service coverage ratio (DCR) no less than 125%?

Accepted Answer