Loading a capitalization rate for an effective tax rate is done when:
Correct Answer
A) Property taxes are excluded from the operating expenses
Why this is correct: In direct capitalization, the overall rate (OAR) is sometimes "loaded" with an effective tax rate. This is done when property taxes are not included in the operating expenses of the comparable sales used to extract the OAR. The loaded rate accounts for taxes so the value estimate reflects that expense. Why the other choices are wrong: "The property is exempt from taxation" would not require loading the rate for taxes. "The tax assessment substantially exceeds the sale price" relates to assessment ratio, not the standard reason for loading a cap rate. "Income taxes are included in the analysis" is incorrect; income taxes are not considered in property valuation for NOI and cap rates. Exam tip: If taxes are in the expense statement, don't load them into the cap rate. Avoid double-counting.
Why This Is the Correct Answer
Why this is correct: In direct capitalization, the overall rate (OAR) is sometimes "loaded" with an effective tax rate. This is done when property taxes are not included in the operating expenses of the comparable sales used to extract the OAR. The loaded rate accounts for taxes so the value estimate reflects that expense. Why the other choices are wrong: "The property is exempt from taxation" would not require loading the rate for taxes. "The tax assessment substantially exceeds the sale price" relates to assessment ratio, not the standard reason for loading a cap rate. "Income taxes are included in the analysis" is incorrect; income taxes are not considered in property valuation for NOI and cap rates. Exam tip: If taxes are in the expense statement, don't load them into the cap rate. Avoid double-counting.
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An overall rate extracted from a sale whose NOI excluded reserves, applied to a subject NOI that includes them, will:
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