3810 FINAL FALL 2023

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Feb 20, 2024

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NAME:____________________ STUDENT #:____________________ YORK UNIVERSITY Liberal and Professional Studies School of Administrative Studies AK/ADMS 3810 INTRODUCTION TO REAL ESTATE FINAL EXAMINATION (OPEN BOOK) JOHN T. GLEN Winter 2022 Time Allowed - 3 Hours ___________________________________________________________________________ NOTE: 1. ANSWER ALL SECTIONS ON THIS EXAM SHEET. 2. THERE IS AN EXTRA PAGE AT THE END OF THE EXAM IF REQUIRED 3. SEE ALLOCATION OF MARKS BELOW. SECTION FOCUS MARKS A Definitions 12 B ConceptComparison 24 C Multiple Choice 12 D ShortAnswer Questions 32 E Case Studies 20 Total Final Exam ination 100
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION A - Definitions (12 x 1 = 12 marks). Define the following terms: (Use only one sentence, or so) 1. Gentrification 2. Bundle of Rights 3. Capitalization Rate Page 1
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION A - Definitions (12 x 1 = 12 marks) continued 4. Debt Coverage Ratio 5. Real Estate Investment Cycle 6. Zoning Map SECTION A - Definitions (12 x 1 = 12 marks) continued 7. Highest and Best Use Page 2
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 8. Depreciation 9. Real Estate Development Cycle Page 3
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION A - Definitions (12 x 1 = 12 marks) continued 10. Local Planning Appeal Board 11. Discounted Cash Flow 12. Official Plan Page 4
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION B - Concept Comparison - (12 x 2 = 24 marks) FOR THE FOLLOWING TWELVE (12) PAIRS OF TERMS, EXPLAIN BRIEFLY THE SIGNIFICANT DIFFERENCES, WRITING IN THE SPACE PROVIDED. 1. mortgage term and amortization. 2. business risk and financial risk. 3. real estate equity and debt. Page 5
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION B - (continued) 4. present value and future value. 5. co-operative and condominium. 6. real property and chattels. Page 6
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION B - (continued) 7. mortgagee and mortgagor. 8. joint tenancy and tenancy in common. 9. reproduction cost new and replacement cost new. Page 7
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION B - (continued) 10. gross rent and net rent. 11. market value and price. 12. gross area and net area. Page 8
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION C - Multiple Choice (12 x 1 = 12 marks) CIRCLE THE MOST APPROPRIATE ANSWER TO THE FOLLOWING TWELVE (12) QUESTIONS. 1. The fifth step in the appraisal process, reconciliation is: a. simply the average of the three approaches to value b. the addition to the market and residual approaches c. simply the median of the three approaches to value d. dependent upon the nature of the property and objective of the appraisal. 2. When using the cost approach, land value: a. is added to reproduction cost less accrued depreciation. b. is subtracted from reproduction cost less accrued depreciation. c. is determined by the market approach. d. a & c e. b & c 3. Which of the following would not be considered an operating expense? a. real estate taxes b. debt service c. depreciation d. insurance premiums e. a & d f. b & c 4. A condominium owner is not responsible for a. mortgage financing b. real estate taxes c. utility bills. d. repairs. e. other owner's mortgage payments 5. Police power, one of the four limitations on title, a. regulates land use through zoning and subdivision controls. Page 9
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 b. can create local building codes. c. may seek to limit pollution through environmental controls. d. all of the above. e. a & b only. 6. A "percentage lease" a. ties rent to an economic indicator such as the Consumer Price Index. b. pays the owner a percentage of property values. c. ties lease payments to the interest percentage on the lessee's mortgage. d. pays the owner a minimum amount or a percentage of gross sales, whichever is greater. e. both a and c. f. both b & d. 7. What is a prepayment clause in a mortgage? a. it permits the borrower to pay off the mortgage early under specific terms and conditions b. it permits the lender to accelerate the maturity date in the event the buyer sells the property. c. it calls for 1/12 of annual real estate taxes and insurance payments to be included in the monthly payment. d. it establishes the lender's priority to be paid off before any mechanics liens, e. all of the above f. none of the above Page 10
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 8. Joint tenancy involves a. unity of interest. b. unity of time. c. unity of title. d. unity of property. e. unity of possession. f. all of the above. g. a, b, c, d. h. a, b, c, e. 9. A dollar received in the future is less valuable than a dollar received today because a. a dollar in hand today can be immediately invested and earn interest. b. inflation may reduce the value of the dollar received in the future. c. if the dollar is to be received in the future, there exists some possibility that it will not in fact be received. d. all of the above. e. none of the above. 10. The debt coverage ratio measures the a. "buffer" or "cushion" between the NOI and the debt service. b. maximum loan a lender would be willing to provide. c. impact of the loan term upon the project's cash flow. d. effective yield to the lender. e. discount rate on debt. Page 11
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 11. The concept of effective demand refers to: a. the desire to purchase real estate. b. the effect of consumers preferences on the single-family housing market. c. the desire to purchase real estate plus the necessary purchasing power. d. the state of the market when supply and demand are in equilibrium. e. the purchasing power necessary to buy real estate. 12. Feasibility may be defined as a. an accurate estimate of construction costs and land values. b. a market value appraisal. c. the capitalization of expected net income. d. the reasonable likelihood of satisfying an investment objective. e. marketability study. Page 12
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION D - (8 x 4 = 32 marks) ANSWER EACH OF EIGHT (8) QUESTIONS BELOW IN THE SPACE PROVIDED. 1. With respect to Property Assessment and Real Estate Taxes in Ontario discuss the possible pros and cons of tax mitigation measures such as tax caps, clawbacks, phase-ins, residential and business education taxes and senior/disabled rebates. Page 13
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 2. Review the dispute between the Federal Competition Bureau and the Canadian Real Estate Association before the Competition Tribunal . Discuss the key issues in this dispute and how the consent agreement signed between the parties in September 2010 will affect consumers and brokers. How will the November 2018 decision by the Federal Court of Appeal regarding the Toronto Real Estate Board’s effort to keep housing sales information private, affect consumer access to house sales information? Page 14
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 3. Referring to the article Inflation, Housing Affordability and the Graduated Payment Mortgage , in Readings in Canadian Real Estate 5th edition, the article: “Four Major Changes to Canada’s Housing Rules discuss housing affordability taking into account housing prices, interest rates, payment frequency, amortization periods, down payments and other mortgage features originally available but not available after November 2016. What additional change to mortgage lending rules did the Office Superintendent of Financial Institutions make in 2017? Discuss the new buyer incentives were announced in the April 2019 Federal Budget? Page 15
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 4. The articles “ Real Estate Brokerage ” and “ A Brief Introduction to Business and Professional Ethics ” from Readings in Canadian Real Estate, 5 th Edition deal with Real Estate Brokerage Ethics. In 2019, the Ontario government introduced a bill which proposes changes to the Real Estate and Business Brokers Act, 2002 (REBBA). The changes would modernize rules for real estate brokerages, brokers and salespersons. The purpose of the legislation is to strengthen consumer protection and professionalism in the real estate sector. The new act will be called the Trust in Real Estate Services Act, 2019 (“the Act”). Comment on what will the likely consequences regarding : a . the obligations of an agent. (2 marks) b. the obligations of a broker who purchases from his/her own vendor. (2 marks) Page 16
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 5. The nature of the available financing changes throughout the course of the development process. Identify, and briefly explain the significance of various development loans. Page 17
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 6. Discuss the Public Decision Making Process required to complete the following real estate development procedures: Zoning and Rezoning, Official Plan amendment, and Building Permit application. Comment on the 2016 provincial review of the role of the Ontario Municipal Board (OMB) in the process and the announced changes for a new Local Planning Appeal Board in the Building Better Communities and Conserving Watersheds Act 2017 . Page 18
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 7. From a landlord and tenant's point of view, explain briefly how the Residential Tenancies Act 2006 changed the “Tenant Protection Act, 2008” in terms of Ontario's Rent Review process, its effect on vacancy rates, rent for vacant units, rental rates, building maintenance and multiple residential development. Comment on how the legislation compares to the 9 possible changes in Rent Control originally contemplated by the Provincial Government. What change to the rent control policies occurred in April 2017 and in 2019? What are the most recent Provincial Government changes in rent control policy to provide incentive for new rental housing construction? Page 19
LPS/ADMS 3810 - FINAL EXAM WINTER 2022 8. Based on the Toronto Star articles: Actress Taken in by Tenants and Province Seeks to Aid Mortgage Fraud Victim, answer the following questions: a. What are mortgage and title fraud? b. How does the Ontario Court of Appeal Decision affect owners whose properties are subject to fraud? c. What action should Property Owners take to protect themselves from fraud? d. What action should the Ontario Government take to protect property owners from fraud? e. What action must Brokers or Realtors take to ensure that purchasers are legitimate buyers and not fraudsters, terrorists or money launderers? Page 20
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 9. Bonus Question: Summarize the recent key points of the Ontario Fair Housing Plan announced in April 2017. (4 marks) . Page 21
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION E - (20 marks) ANSWER ALL OF THE FOLLOWING PROBLEM-SOLVING QUESTIONS. PROBLEM 1: INCOME PRODUCING PROPERTY REAL ESTATE TAXES (6 MARKS) CASE STUDY - PROPERTY TAX ANALYSIS INCOME PROPERTY You are an investor considering the purchase of a 45 unit mid-sized apartment complex in Toronto. The property has annual gross rental receipts of $510,000; there is no non-rental income. Data from the market indicate a 10% vacancy and credit loss. Operating Expenses not including Property Taxes are estimated at 159,500. The property was re-assessed on a 2005 base year for property taxes at $2,304,000. The property tax rate in the City is 4.10590%. Recent sales prices of comparable properties in the area have been: #1 - $1,200,000 for a 24 unit complex with NOI of $117,000 assessed at $1,080,000. #2 - $2,500,000 for a 53 unit complex with NOI of $250,000 assessed at $2,375,000. #3 - $1,000,000 for a 20 unit complex with NOI of $100,000 assessed at $970,000. #4 - $3,000,000 for a 67 unit complex with NOI of $307,500 assessed at $3,000,000. #5 - $2,087,500 for a 44 unit complex with NOI of $208,750 assesses at $1,941,375. Complete the Worksheet on the following page. (5 marks) Page 22
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 Worksheet Page 23
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION E: PROBLEM 2 DISCOUNTED CASH FLOW (4 MARKS) Section E: Problem 2 Discounted Cash Flow Model The Discounted Cash Flow Model is used to measure the two part return to a real estate investment. First are annual cash flows to be received throughout the holding period. Second are the proceeds from sale or disposition of the real estate. This second part of the return captures the change in investment value over time. The investor is concerned not only with the size of the expected cash flows but also with their timing. Cash flows of an identical size translate into lower current investment values if they are to be received further into the future. The worth of future cash flows depends not only on when they will be received but also on the risk that they will not be received at all. The single-point estimate of the value of the expected cash flows incorporates the time value of money and riskiness in the investment analysis. (a) Show your understanding of this concept by calculating the overall 5 year return for a property based on the pro-forma analysis below. (b) Indicate what the total value would be if the property was sold at the end of the 4 th year and the 3 rd year. Discounted Cash Flow Sensitivity Analysis Page 24
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 Page 25
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 SECTION E: PROBLEM 3 - REAL ESTATE REDEVELOPMENT (10 MARKS) On the following pages is a case study of an actual property development problem presented to some real estate consultants in 2008. The essentials were as follows: A large retail discount chain had a large 11 storey warehouse and catalogue shopping facility on Central Toronto's east side on Mutual Street near Church and Dundas Street. 25% of this facility had been converted to office space. The firm wished to replace the facility with a more modern facility in a less expensive location, and to that end acquired land in Belleville at $40,000 per acre. This made the property at Mutual Street redundant and available for disposal. Because the property was a legal non-conforming use under current City zoning, demolition would lead to a lower allowable density then the current building coverage. Therefore conversion to residential condominiums (as in the case of the former Queen's Quay Terminal on Harbourfront) or higher class high tech industrial/office uses was determined to be the two most practical possibilities. Conversion costs for the two alternatives (residential versus office) were prepared by cost experts. At the same time real estate brokers and consultants were estimating the market rates and absorption for residential condominium and office space. Your assignment is to take the material provided and estimate which of the two alternatives is the better one. To do this you must determine the following using the worksheets provided. Formulas for Determining Development Return (Project Value - Project Cost) = Project Profit (Project Profit x Discount Rate) = PV Project Profit (PV Project Profit / Project Cost) = Development Return (a)The best development alternative is: ______________________________________________________ because: Page 26
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 (b) In the tables below we have prepared Residential and Office Sensitivity Analyses relative to the preceding case study. Complete the missing information and comment on the effect of sales price and/or rent on the projected development project return Residential Sensitivity How does residential condominium sale price affect return? Office Sensitivity How does office rent affect return? Page 27
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 1. The Value of the Proposed Projects When Completed . (a) The Residential Proposal The Value of the proposed residential project will be equivalent to the total selling price of the units. Condominium units values are based on a square foot rate. (b) The Office/Industrial Showroom Proposal The final value of the project will be based on the capitalized value of the estimated net income. 2. The Development Costs For the Proposed Projects Development Costs include land acquisition costs, building construction hard costs and soft costs and any marketing or leasing costs. These costs have been summarized for each alternative proposal. 3. Financing Costs During development the costs of carrying the land and financing constructions must be added to development costs. 4. Deferral Period The rate of return must take into account the time costs of money at current discount rates because the developer must wait until the proposed project is sold out or leased up in order to realise any profit. 5. Project Profit The project rate of return is equivalent to the profit which remains after deducting from the Value of the Project When Completed the following: Development Costs, Financing Costs and then adjusting for the time cost of money by estimating the Present Value of the Residual Profits to the project. 6. Project Rate of Return The rate of return to the project is equal to the Present Value of the Project Profits divided by the Project Developments Costs Including Financing. The higher the rate the greater the Project Rate of Return. Note: The land was purchased for $16,700,000 in late 2007. Page 28
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 I. ASSUMING CONVERSION TO RESIDENTIAL CONDOMINIUM A. Estimated Project Revenues and Marketing Costs Based on a condominium market survey as of December 2008, we estimate that the average price per square foot of the proposed residential condominium units would average $220 per square foot. B. Development Costs On the following page are the conversion costs for a residential condominium conversion project as supplied by the client. Marketing Costs are estimated at 5% of Gross Revenue. C. Interest on Construction Financing Interest on Interim Financing for the project over the construction period has been based on a 8.00% interest rate. Because the financing is advanced during the course of development and not at the beginning, interest costs are charged at only 50%. Land Financing is at 8.00% and is charged at 100% of costs because it is advanced at the beginning of the project. D. Timing The construction period for the proposed condominium conversion project will be 24 months. Absorption of the condominium units will take 24 months, but we estimate that all units could be sold during the construction period, resulting in a total elapsed time of 24 months. E. Discount Rate A rate of 12.00% should be used to discount the net project revenues after financing and profit. F. Net Project Revenues Estimate the net project revenues and rate of return to the developer for the proposed residential condominium conversion using the worksheet provided. Page 29
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 These are the estimated development cost estimates provided by the cost consultants for a potential residential condominium project: Page 30
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 Page 31
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 II. ASSUMING CONVERSION TO OFFICE/INDUSTRIAL SHOWROOM A. Estimated Project Revenues and Marketing Costs Based on the office leasing market as in 2008 the market rent per square foot of the space would be $10 per square foot for this type of property. B. Gross Project Value The gross project revenues for the project have been estimated by deducting 5% for Vacancy and Bad Debts from the Total Projected Revenues. The resultant net income should be capitalized at a rate of 8.5%. C. Development Costs On the following page are the construction cost estimates for conversion to office space as supplied by the client. Tenant inducements of 1year's rent would be necessary to lease the space. Tenant commissions would total 16% of the first year's rental income on a grossed-up rent which reflects operating cost recoveries. We also estimate that there will be an operating cost shortfall equivalent to 1 year's operating costs at $6 per square foot during leaseup. D. Interest on Construction Financing Interest on Interim Financing for the project over the construction period has been based on a 8.00% interest rate. Because the financing is advanced during the course of development and not at the beginning, interest costs are charged at only 50%. Land Financing is at 8.00% and is charged at 100% of costs because it is advanced at the beginning of the project. E. Timing The construction and absorption period for the proposed office renovation project will be 24 months. F. Discount Rate A rate of 12.00% has been used to discount the net project revenues after financing and profit. G. Net Project Revenues Estimate the net project revenues and rate of return to the developer for the proposed office conversion using the worksheet provided. Page 32
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 II. PROJECT DEVELOPMENT COSTS BASED ON SHOWROOM/OFFICE CONVERSION The cost consultants prepared the following development costs estimates for a potential office showroom conversion : Page 33
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 Page 34
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LPS/ADMS 3810 - FINAL EXAM WINTER 2022 EXTRA PAGE Page 35
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