Real Estate Finance & Investments, 16e (Brueggeman)
Chapter 14 Disposition and Renovation of Income Properties
1) One factor an investor should consider when trying to decide whether to dispose of a property
he or she has owned for several years is the expected IRR for holding versus sale of the property.
2) Increasing rents tend to increase the marginal rate of return on a property.
3) A property should be sold when the marginal rate of return rises above the rate at which funds
can be reinvested.
4) One disadvantage of refinancing a property instead of selling the property is that taxes have to
be paid on funds received by additional borrowing, but no taxes would have to be paid if the
property is sold.
5) If capital gains tax must be paid, the opportunity cost of selling increases relative to the
opportunity costs of keeping the property.
6) When evaluating the incremental costs of borrowing, if the interest rate is higher on the larger
loan amount, the incremental cost of the additional funds borrowed tends to be lower than the
rate on the larger loan.
7) The benefits of equity buildup in a property are lessened over time because with an amortizing
mortgage, an investor will lose some tax benefits each year as the interest portion of the
payments decreases.
8) An investor purchased a property expecting to receive a 14% rate of return. However, the rate
of return on the property over a 5 year holding period turned out to be only 11.5%. Therefore, the
property should be sold.
9) Given the same expectations for future rents and expenses, a new buyer may earn a different
after-tax return than the current owner of the same property.
10) In general, equity buildup tends to lower the marginal rate of return of holding a property.
11) An investor calculates an incremental return of renovating a building of 14%. Other
properties provide a 12.5% overall rate of return to equity investors. Therefore, the property is a
good investment.
12) If a real estate tax law becomes more favorable, this generally benefits existing investors
over new investors.
13) The marginal rate of return on a property usually increases until the sale of the property.
Equity buildup should always be avoided if possible.
14) A property should be sold when the marginal rate of return falls below the rate at which
funds can be reinvested.
15) For refinancing to be profitable, the effective cost of the debt must be less than the unlevered
return on the projects being financed.
16) The investment foundation of a real estate investment is another name for the initial
investment.
17) If an investor is deciding whether to sell a property, his equity buildup in the existing
property should be considered as an opportunity cost.
18) The marginal rate of return for a property is:
A) The APR on an incremental amount of borrowing
B) The expected holding period return earned when the investor purchases the property
C) The return earned on subprime property relative to prime property
D) The return gained by holding the property for one additional year
19) Which of the following is NOT a typical benefit of renovating a property?
A) Increasing rents
B) Lowering vacancy
C) Increasing operating expenses
D) Increasing the future property value
20) Consider the information in the table below. What is the marginal rate of return for keeping
the property one additional year?
If sold today
If sold
next year
Sale price
$
2,500,000
$
2,650,000
Mortgage balance
1,000,000
900,000
Capital gain tax
112,500
135,000
Cash flow
$
1,387,000
$
1,615,000
NOI over next year
$
50,000
A) 16.4%
B) 20.0%
C) $50,000
D) $277,500
21) Consider the information in the table below. What is the rate of return the investor would
earn on the additional funds invested in renovating the property, assuming that the investor
would not borrow any additional funds?
After-tax cash flow from operations if renovated
$
75,000
After-tax cash flow from operations if not renovated
−
60,000
Incremental cash flow from operations
$
15,000
Sale proceeds if renovated
$
2,500,000
Sale proceeds if not renovated
2,250,000
Incremental cash flow from sale
$
250,000
Renovation costs
$
250,000
A) 6.0%
B) 106%
C) $15,000
D) $265,000
22) Consider the figure below. The dotted (vertical) line denotes the:
A) Incremental rate of return on additional borrowed funds
B) Marginal rate of return
C) Optimal holding period
D) Optimal yield
23) A property, if sold today, will provide the equity investor with $150,000 in cash flow after
taxes. If the property is held, the annual after-tax cash flow received by the investor will be as
follows: $18,000 for years 1 to 5, $24,000 for years 6 to 10. If held and sold in 10 years, the
property is expected to provide $180,000 in after-tax cash flow to the investor. What should the
investor do if she can receive a 14% rate of return by investing the sales proceeds today in a
different project?
A) Sell the property and invest proceeds in the second property
B) Do not sell the property
C) Renovate the property
D) Can’t tell without knowing the cash flow from the second property
24) A property could be sold today to provide an after-tax cash flow from sale of $800,000. The
current after-tax cash flow from operations is $20,000, which is expected to grow by 4% per
year. If sold next year, the property is expected to provide an after-tax cash flow of $824,000.
What is the marginal rate of return for holding the property for an additional year?
A) 5.6%
B) 2.6%
C) 3.1%
D) 9.3%
25) Which of the following factors would NOT be considered when an investor is trying to
decide whether to hold or sell a property at the end of year five?
A) After-tax operating income in year five
B) After-tax cash flow from the sale in year five
C) After-tax cash flow from the sale in the future
D) After-tax operating income after year five
26) A property worth $16 million can be refinanced with an 80% loan at 9.5% over 20 years. The
balance on the current loan is $12,148,566. Loan payments are $113,302 per month. The loan
balance in 10 years will be $8,396,769. If the property is expected to be sold in 10 years, what is
the incremental cost of refinancing?
A) 9.71%
B) 10.36%
C) 12.42%
D) 14.58%
27) An investor is considering renovating a building. The total cost of renovation is expected to
be $100,000, of which 75% can be borrowed. Given the after-tax cash flows to the equity
investor as showed below, what is the incremental return from renovating?
1
2
3
4
5
ATCF after renovation
9,200
10,000
12,000
14,000
316,000
ATCF-no renovation
10,000
10,200
10,440
10,680
160,900
A) 9.75%
B) 10.14%
C) 15.32%
D) 12.67%
28) Which of the following represents the formula for the annual marginal rate of return (MRR)
when trying to decide whether to hold or sell a property (ATCFS equals the after-tax cash flow
from sale and ATCFO equals the after-tax cash flow from operations)?
A) MRR = (ATCFS (year t + 1) + ATCFO (year t + 1) − ATCFS (year t) − ATCFO (year t) /
ATCFS (year t)
B) MRR = (ATCFS (year t + 1) − ATCFO (year t + 1) + ATCFS (year t)) / ATCFS (year t)
C) MRR = (ATCFS (year t + 1) + ATCFO (year t + 1) − ATCFS (year t)) / ATCFS (year t)
D) MRR = (ATCFS (year t + 1) + ATCFO (year t + 1) + ATCFS (year t)) / ATCFS (year t)
29) Which of the following would be considered when an investor is trying to decide whether or
not to renovate a property?
A) After-tax operating income before renovation
B) The difference between future operating income if renovated and if not renovated
C) After-tax cash flow from sale the year of renovation
D) The mortgage balance on the property the year before renovation
30) An investor is considering refinancing a property. The current mortgage has an interest rate
of 8.75% and a mortgage balance equal to 45% of the property value due to amortization of the
loan and some appreciation in value. However, the investor would like to refinance at an amount
equal to 75% of the property value. He has found out that the property can be refinanced at a
75% loan-to-value ratio for 9.5% interest over 15 years. What can be said about the incremental
cost of refinancing?
A) It will be higher than 9.5%
B) It will be less than 9.5%
C) It will be equal to 9.5%
D) Can’t tell without additional information
31) An investor purchased a building in 1982 when the building could be depreciated over 19
years. A new investor is interested in purchasing the building in 1992 when the depreciable life
according to tax laws is 31.5 years. Assuming both investors are in the same tax bracket and that
everything else is equal, what can be said about the after-tax cash flow received by the new
investor as compared to the after-tax cash flow that would be received by the original owner of
the building?
A) The new investor will have a higher after-tax cash flow because the depreciation expense will
be lower
B) The new investor will have a higher after-tax cash flow because the depreciation expense will
be higher
C) Both investors will have to use the 31.5 year depreciable life after 1986 so the after-tax cash
flow will be equal
D) The new investor will have a lower after-tax cash flow because the depreciation expense will
be lower
32) The marginal rate of return can be defined as the:
A) Return that results from holding the property for one additional year
B) IRR the year the internal rate of return starts to decrease from holding the property
C) Incremental return over a holding period resulting from renovating a property
D) Rate of return at which the net present value equals zero
33) Disposition when dealing with real estate means which of the following?
A) The way a property fits in with its surroundings
B) Refinancing the property
C) Improving property value
D) Sale of the property
34) The return calculated assuming the property is held for one additional year is referred to as
the:
A) After-tax cash flow from sale
B) Marginal rate of return
C) Reinvestment rate
D) None of the above
35) A property should be sold when which of the following occurs?
A) The marginal rate of return is rising but less than the reinvestment rate
B) The marginal rate of return is constant
C) The marginal rate of return is zero
D) The marginal rate of return is falling and becomes equal to the reinvestment rate
36) Which of the following is NOT a benefit of refinancing?
A) The investor can increase financial leverage
B) It is an alternative to sale of the property
C) Risk is decreased
D) No taxes have to be paid on funds received by additional borrowing
37) A property sale in which the buyer may make payments over time instead of paying the full
price at the time of purchase, is referred to as a(an):
A) Like kind sale
B) Carry over sale
C) Equivalent investment sale
D) Installment sale
38) In a real estate transaction, gross profit divided by the contact price is referred to as the:
A) Net profit
B) Operating profit
C) Profit ratio
D) Mortgage profit