A luxury waterfront property sold for $2.8 million, but a similar property without water access sold for $1.9 million. Both properties are identical except for the waterfront feature. What is the contributory value of the waterfront access?
Correct Answer
D) Cannot be determined without additional comparables
While the $900,000 difference suggests the waterfront value, a single comparison is insufficient to establish contributory value reliably. Professional appraisal standards require multiple comparable sales to isolate the value contribution of specific features and account for other variables that may affect pricing.
Why This Is the Correct Answer
While the $900,000 difference suggests the waterfront value, a single comparison is insufficient to establish contributory value reliably. Professional appraisal standards require multiple comparable sales to isolate the value contribution of specific features and account for other variables that may affect pricing.
Deep Dive: Understanding the Answer
While the $900,000 difference suggests the waterfront value, a single comparison is insufficient to establish contributory value reliably. Professional appraisal standards require multiple comparable sales to isolate the value contribution of specific features and account for other variables that may affect pricing.
This question tests your understanding of Property Valuation concepts that are commonly assessed on Canadian real estate licensing exams. The correct answer, “Cannot be determined without additional comparables”, reflects a fundamental principle that real estate professionals in Canada must understand.
Specifically, this falls under the sub-topic of Contributory Value Analysis, which is an important area within Property Valuation that appears regularly on provincial licensing exams across Canada.
About Property Valuation
Appraisal methods (comparison, cost, income), market analysis, and factors affecting property value.
Property Valuation is one of the core areas covered on Canadian real estate licensing exams, including RECO (Ontario), BCFSA (British Columbia), and RECA (Alberta). Understanding these concepts is essential for anyone pursuing a career in Canadian real estate.
Study Tips for Property Valuation
- •Master all three appraisal approaches: comparison, cost, and income.
- •Understand how the GRM (Gross Rent Multiplier) and Cap Rate are calculated.
- •Know the factors that affect highest and best use analysis.
- •Review how the MPAC assessment process works in Ontario.
More Property Valuation Questions
Which of the following is the most appropriate valuation approach for a single-family residential property in a well-established neighborhood with many recent sales?
What is the primary purpose of a Comparative Market Analysis (CMA) in real estate practice?
Which factor would have the LEAST direct impact on a residential property's market value?
In the cost approach to valuation, what does the term 'depreciation' refer to?
An appraiser is valuing a 15-unit apartment building. The building generates $180,000 in annual rental income with operating expenses of $60,000. If the capitalization rate for similar properties is 8%, what is the estimated value using the income approach?
- → When conducting a CMA, which of the following properties would be considered the BEST comparable for a 1,800 sq ft bungalow built in 1985?
- → Which of the following scenarios would most likely result in functional obsolescence in a residential property?
- → In Ontario, what is the key difference between an appraisal and a Comparative Market Analysis (CMA)?
- → An appraiser is using the cost approach to value a custom-built heritage home. The reproduction cost new is estimated at $850,000, the land value is $300,000, and total depreciation is calculated at $180,000. What is the property's estimated value using this approach?
- → A commercial property appraiser is reconciling three different approaches that yielded the following values: Direct Comparison $2,100,000, Cost Approach $2,400,000, Income Approach $1,950,000. Given that this is an income-producing office building in a market with limited sales but strong rental data, which approach should receive the greatest weight in the final value estimate?
- → Which appraisal method is most appropriate when valuing a unique heritage property with no comparable recent sales?
- → In conducting a Comparative Market Analysis (CMA), which property characteristic typically has the greatest impact on value adjustments?
- → When using the income approach to value a rental property, what does the capitalization rate represent?
- → A real estate agent is preparing a CMA for a 2,000 square foot bungalow. A comparable property sold for $450,000 but has an additional 300 square feet. If the adjustment is $150 per square foot, what is the adjusted sale price of the comparable?
- → Which factor would most likely cause a property's value to decrease in a market analysis?
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A duplex property generates $3,000 monthly rental income with annual expenses of $8,000. Using a capitalization rate of 6%, what is the estimated value using the income approach?
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A property appraiser is using the cost approach and determines that a building would cost $400,000 to rebuild today, but estimates $80,000 in depreciation. If the land value is $200,000, what is the indicated value using this approach?