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CASE STUDY TWo: Direct Comparison and Cost Approach (25 marks) You are asked to appraise a single family one-storey residence which is 185 square metres. There is no garage and there is no finished area in the basement. The home is 25 years old. The subject has an effective age of 20 years, and a remaining economic life of 40 years. The lot is 17m x 30m (510 square metres) are similar to the subject in terms of construction and quality. Sale A: Sold for $336,000, it has 190 square mctres of finished space. There is a finished recreation room in the basement that would add $5,000 to value. The lot contributes $84,000 in value. Sold for $338,000, it has 180 square metres of finished space. There is an attached garage that added $12,000 to the valuc. The lot contributes $92,000 in value Sale B: Comparable Land Sales There are thrce recent sales to consider. Sale 1: Sold for $90,000. It is 17m x 30m (510 square mctres). Sale 2: Sold for SI 15,000. It is 19m 34m (646 square metres). Sale 3: Sold for $102,000. It is 18m x 32m (576 square metres). Improved Comparable Sales All have improvements that are comparable to the subject in effective age and size Sold 4 months ago for $260,000. The site is 18m x 30m (540 square metres). This sale Sale 4: has a double garage and a basement recreation room. Sold 6 months ago for $238,000. The site is 17m x 30m (510 square metres). Recent sale that sold for $255,000. The site is 17m x 33m (561 square metres). This Sale 5: Sale 6: property sold 2 years ago for $224,400. Based on the above information, estimate the market value of this property using the direct comparison approach'o value. Students should answer each of the following questions and, where appropriate, show their work by creating an adjustment chart. NOTE: There are blank charts attached to the end of the examination. You may use these as a formatting guide, if you wish. Please detach them and include in your exam booklet (or they will not be marked) (a) Create a rating grid for the subject property and the comparables, indicating the adjusted sales prices for the comparables. Reconcile the adjusted sales prices into a final estimate of value. Explain your reconciliation process clearly, discussing the basis for your decision and relating your (b) answer to the absolute and net adjustments Based on the above information, estimate the market value of this property using the cost approach to value. Students should answer each of the following questions and, where appropriate, show their work by creating an adjustment chart. (See NOTE above) 2. Estimate the market value of the subject site, based on an appropriate unit of comparison. What is the estimated replacement cost new for the subject? Based on the Economic Age-Life Mcthod, what would be the total depreciation for the subject? What is the market value of this property based on the cost approach? (a) (b) (c) (d) 3. Write a reconciliation for the final estimate of value based on the above two approaches. CASE STUDY TWo: Direct Comparison and Cost Approach (25 marks) You are asked to appraise a single family one-storey residence which is 185 square metres. There is no garage and there is no finished area in the basement. The home is 25 years old. The subject has an effective age of 20 years, and a remaining economic life of 40 years. The lot is 17m x 30m (510 square metres) are similar to the subject in terms of construction and quality. Sale A: Sold for $336,000, it has 190 square mctres of finished space. There is a finished recreation room in the basement that would add $5,000 to value. The lot contributes $84,000 in value. Sold for $338,000, it has 180 square metres of finished space. There is an attached garage that added $12,000 to the valuc. The lot contributes $92,000 in value Sale B: Comparable Land Sales There are thrce recent sales to consider. Sale 1: Sold for $90,000. It is 17m x 30m (510 square mctres). Sale 2: Sold for SI 15,000. It is 19m 34m (646 square metres). Sale 3: Sold for $102,000. It is 18m x 32m (576 square metres). Improved Comparable Sales All have improvements that are comparable to the subject in effective age and size Sold 4 months ago for $260,000. The site is 18m x 30m (540 square metres). This sale Sale 4: has a double garage and a basement recreation room. Sold 6 months ago for $238,000. The site is 17m x 30m (510 square metres). Recent sale that sold for $255,000. The site is 17m x 33m (561 square metres). This Sale 5: Sale 6: property sold 2 years ago for $224,400. Based on the above information, estimate the market value of this property using the direct comparison approach'o value. Students should answer each of the following questions and, where appropriate, show their work by creating an adjustment chart. NOTE: There are blank charts attached to the end of the examination. You may use these as a formatting guide, if you wish. Please detach them and include in your exam booklet (or they will not be marked) (a) Create a rating grid for the subject property and the comparables, indicating the adjusted sales prices for the comparables. Reconcile the adjusted sales prices into a final estimate of value. Explain your reconciliation process clearly, discussing the basis for your decision and relating your (b) answer to the absolute and net adjustments Based on the above information, estimate the market value of this property using the cost approach to value. Students should answer each of the following questions and, where appropriate, show their work by creating an adjustment chart. (See NOTE above) 2. Estimate the market value of the subject site, based on an appropriate unit of comparison. What is the estimated replacement cost new for the subject? Based on the Economic Age-Life Mcthod, what would be the total depreciation for the subject? What is the market value of this property based on the cost approach? (a) (b) (c) (d) 3. Write a reconciliation for the final estimate of value based on the above two approaches
