问题 完形填空
阅读下面短文,掌握其大意,然后从A、B、C、D四个选项中,选出可以填入空白处的最佳答案。
       Robby was 11 years old when his mother sent him to have his first piano lesson. I prefer that students
  begin at an earlier age, but Robby said that it had always been his  1 dream to hear him play the piano. 
   2  I took him on as a student.
       Although Robby tried very hard, he didn't have a talent for  3 . However, he didn't  4  and at the end
  of each weekly lesson he'd always say:" My mom is going to  5  me play some day. " But it seemed  6 .
       One day Robby stopped coming to our lessons. He told me that his mom had been  and unable to
  take him to piano lessons, but he was  8  practicing. He asked if he could take part in my concert and I
  agreed.
       The night of the concert came. The high school gym was filled  9  parents, friends and relatives. The
  concert was going well. Then, Robby  10  up on stage. He announced  that he had chosen Mozart's
  Concerto No 21 in C Major. I didn't get ready for what I heard next. His fingers danced on the
  keys (琴键)….
       He played so  11  that everyone clapped (鼓掌) excitedly. In tears, I ran up on stage. "Oh, Robby! 
   12  did you do it?"
       "Well, Miss Hondorf... did you  13  I told you my mom was sick? Well,  14  she had cancer and
  passed away this morning. And well... she was born deaf so tonight was the  15  time she heard me play.
  I wanted to make it special."
( )  1. A. father's  
( )  2. A. And        
( )  3. A. act        
( )  4. A. gave away  
( )  5. A. hear      
( )  6. A. interesting
( )  7. A. angry      
( )  8. A. even      
( )  9. A. by        
( ) 10. A. stayed    
( ) 11. A. well      
( ) 12. A. What      
( ) 13. A. know      
( ) 14. A. in fact    
( ) 15. A. first      
B. mother's
B. But        
B. music      
B. gave back  
B. make      
B. easy      
B. sick      
B. still      
B. for        
B. grew      
B. badly      
B. When      
B. say        
B. after all  
B. second    
C. brother?
C. So        
C. math      
C. gave out  
C. watch      
C. terrible  
C. happy      
C. just      
C. between    
C. showed    
C. quickly    
C. Where      
C. remember  
C. in general
C. third      
D. child's
D. Or          
D. langge      
D. gavep       
D. let         
D. impoible    
D. poor        
D. also        
D. with        
D. cheed       
D. slow        
D. How         
D. hear        
D. so far      
D. last        
答案

1-5 BCBDA   6-10 DBBDC   11-15 ADCAA

问答题 案例分析题

下面是一份土地估价技术报告中收益还原法测算说明部分(标注"略"的为正常内容)。请阅读后回答相关问题。 1.确定房地出租客观租金应用市场比较法确定房地出租客观租金。根据收集的房地出租案例资料,选取了与待估房地产处于同一供需圈内区位条件相似、规模相当、临街状况和建筑物相似的3个房地出租交易实例A、B、C。经过比较分析,计算得到3个案例的比准租金,其中,比准租金A=295.60元/米2,比准租金B=311.50元/米2,比准租金C=280.88元/米2。根据对市场信息及对估价对象条件的分析,确定取3个比准租金的算术平均值作为评估对象的客观租金,计算过程如下:客观租金=(295.60+311.50+280.88)/3=295.99(元/米2) 2.计算房地出租年总收益(注:房屋建筑面积是9015m2)房地年总收益=房屋建筑面积×租金=9015×295.99=2134680(元) 3.计算房地出租年总费用房地出租年总费用包括管理费、维修费、保险费、税金和房屋年折旧费等。 (1)管理费。根据调查了解,当地房屋的经营管理费一般为房地年租金的3%,即:房屋出租经营管理费=房地年总收益×3%=2134680×3%=64040(元) (2)维修费。根据××市建设和房管部门提供的资料,市区房屋出租年维修费通常为房屋重置价的2%。待估宗地上房屋为钢混结构,参照××市房产和物价管理部门公布的各类房屋重置价及耐用年限等标准,结合土地估价师经验判断,确定与待估宗地上房屋同类结构的房屋重置价格为750元/米2,耐用年限60年,残值率为0。房屋出租维修费=房屋重置价×2%=9015×750×2%=135225(元) (3)保险费。根据调查,××市市区房屋保险费费率为房屋重置价的0.2%。根据估价师现场勘察和对照《房屋完损等级评定标准》,确定待估宗地上房屋在估价期日为基本完好房,成新率为75%。房屋年保险费=房屋重置价×0.2%=9015×750×0.2%=13522(元) (4)税金。税金包括房产税、营业税两项,其中,房产税按房屋出租年租金的12%计,营业税按房屋出租年租金的5%计。房产税=房地年总收益×12%=2134680(元)×12%=256162(元)营业税=房地年总收益×5%=2134680×5%=106734(元)税金合计=房产税+营业税=256162+106734=362896(元) (5)房屋年折旧费。折旧费按照土地剩余使用年期35计算,残值率为0。房屋年折旧费=房屋重置价×(1-残值率)/剩余使用年期=9015×750×(1-0)/35=193179(元) (6)房地出租年总费用=管理费+维修费+保险费+税金+房屋年折旧费=64040+135225+13522+362896+193179=768862(元) 4.计算房地纯收益房地年纯收益=房地出租年总收益-房地出租年总费用=2134680-768862=1365818(元)5.计算土地纯收益 (1)土地还原率的确定。根据市场调查分析,确定土地还原率为8%。 (2)房屋还原率的确定。根据市场调查分析,确定房屋还原率为10%。 (3)计算房屋纯收益。房屋纯收益根据房屋现值还原得到。房屋现值=房屋重置价×房屋成新度=9015×750×75%=5070938(元)房屋纯收益=房屋现值×房屋还原率=5070938×10%=507094(元)土地纯收益=房地纯收益-房屋纯收益=1365818-507094=858724(元) 6.计算土地价格总地价=(土地年纯收益/土地还原率)×[1-1/(1+土地还原率)使用年期]=(858724/8%)×[1-1/(1+8%)35]=10008428(元)土地单价=10008428/2504.1=3996.82(元/米2)(注:土地面积为2504.1m2。)请根据上述报告片断回答以下问题。

上述报告确定土地还原率为8%,但是缺乏明确的依据。请问确定土地还原率的方法一般有哪些?

单项选择题