问题 阅读理解

The drug store was closing for the night. Young Alfred Higgins, the shop-assistant, was ready to go home. Mr. Carr, the boss, stared at him and said: “Hold on, Alfred. Maybe you'd be good enough to take the things out of your pockets and leave them here before you go.”Alfred's face got red. After a little hesitation, he took out what he had stolen. Mr. Carr said, “Maybe I should call your mother and let her know I'm going to have to put you in prison.”

Alfred thought his mother would come rushing in, eyes burning with anger. But, to his surprise, she arrived wearing a smile. “Hello, I'm Alfred's mother. Is he in trouble?”she said. Mr. Carr was surprised, too. He had expected Alfred's mother to come in nervously, shaking with fear, asking with wet eyes for a mercy for her son. But no, she was most calm, quiet and pleasant and was making Mr. Carr feel guilty…. Soon Mr. Carr was shaking his head in agreement with what she was saying. “Of course”, he said, “I don't want to be cruel. You are right. Sometimes, a little good advice is the best thing for a boy at certain times in his life and it often takes the youths long time to get sense into their heads.”And he warmly shook Mrs. Higgins's hand.

Back home, without even looking at Alfred, she said, “You are a bad luck. It is one thing after another, always has been. Why do you stand there so stupidly? Go to bed.”In his bedroom, Alfred heard his mother in the kitchen. There was no shame in him, just pride in his mother's strength. He felt he must tell her how great she was. As he got to the kitchen, he saw his mother drinking a cup of tea. He was shocked by what he saw. His mother's face was a frightened, broken one. It was not the same cool, bright face he saw earlier in the drug store. As she lifted the tea cup, her hand shook. And some of the tea splashed on the table. Her lips moved nervously. She looked very old. He watched his mother without making a sound. The picture of his mother made him want to cry. He felt his youth coming to an end. He saw all the troubles he brought his mother in her shaking hand and the deep lines of worry in her grey face. It seemed to him that this was the first time he had ever really seen his mother.

小题1:The reason why Mr. Carr felt guilty was that ________.

A.he found Alfred was in fact innocent

B.he should have called a policeman in first

C.Alfred's mother appeared polite and gentle

D.he thought he was partly responsible for it小题2:Which of the following is probably said by Mrs. Higgins while talking to Mr. Carr?

A.“Please, for God's sake, you know, he is just a kid.”

B.“I can't believe it! You are treating my son like that!”

C.“You know, it takes time for a youth to truly grow up.”

D.“Punishment makes sense because it teaches about the law.”小题3:What does the underlined phrase "his mother's strength"(Para. 3) refer to?

A.Mrs. Higgins's calmness and communicating skills.

B.Mrs. Higgins's attitude towards parental sufferings.

C.Mrs. Higgins's love and care for her son Alfred.

D.Mrs. Higgins's greatness as a woman.小题4:After the incident, young Alfred would probably ________.

A.feel ashamed of her mother

B.change his attitudes towards life

C.learn to live an independent life

D.hate Mr. Carr for hurting her mother

答案

小题1:C

小题2:C

小题3:A

小题4:B

题目分析:文章讲述Alfred在商店偷了东西后,妈妈的反应和做法,以及回家后妈妈的态度,这些都足以让Alfred改变,重现做人。

小题1:细节题:从第二段的句子:But no, she was most calm, quiet and pleasant and was making Mr. Carr feel guilty….可知答案是C

小题2:推理题:从第二段Mr. Carr 说的话it often takes the youths long time to get sense into their heads.可知答案是C

小题3:推理题:结合第二段的内容she was most calm, quiet and pleasant可知是因为妈妈的冷静和交流能力。选A

小题4:推理题:从最后一段的句子:He felt his youth coming to an end.可知他以后会改变的。选B

点评:这篇文章考查推理题较多,题目要我们理解有些重点的句子。集中考查了句意理解题,要求考生有较强的细节理解能力。

问答题 案例分析题

下面是一份土地估价技术报告中采用假设开发法测算的说明部分(标注"略"的为正常内容),请阅读后回答相关问题。

1.估价对象建设期及利用方式分析该地块为出让所得,根据××经济技术开发区经济发展局文件《关于"××住宅小区"项目初步设计的批复》(××开经[2005]053号),该地块将建成多层住宅小区,土地总面积95635m2,总建筑面积143452m2,其中物管、会所等公建配套用房面积占3.4%,容积率1.5,建筑覆盖率不大于35%。估价人员进行了实地勘察,地块离城市较近,有直达的主干道,地块边缘已经具备自来水和天然气管道等基础设施,而且自然景色优美,环境状况表明很适合修建住宅,但是地址状况表明只适合修建多层住宅。估价人员也对周边市场进行了调查,由于有城市轻轨经过该区域,所以本区域对多层住宅需求较大。估价人员在综合对区域的市场、环境及土地条件等的分析后,认为在不改变多层住宅性质的前提下,为最大限度地提高开发价值,地块最佳利用方式应该为:土地用途设定为多层别墅型住宅用地,总用地面积为95635m2,总建筑面积为35000m2,其中物业管理、社区活动中心、小商场、小区停车库、小邮局、小型银行储蓄所、社区医疗服务中心等公建配套用房面积占3.4%,建筑覆盖率不大于15%,容积率0.37,主要建筑物为多幢2~3层的别墅排屋。本次评估按土地的最佳利用方式确定预期开发条件。根据以上项目的建设规模,本次评估确定其开发期为2年。由于本次评估目的为待开发土地市值估算,开发期自估价基准日算起。

2.预期售价确定及销售状况分析根据××经济技术开发区近期该区域楼盘的销售情况,该类出让用地新开发的别墅排屋平均售价在3500~4000元/米2之间,考虑到该区域目前房地产市场行情,结合估价对象实际情况,经综合分析,确定该地块开发完后,即2009年6月30日,法定使用年限的住宅平均售价为3500元/米2,则该物业预期总售价为:总售价=平均售价×建筑面积=3500×35000=12250(万元)通过调查该区域房地产销售情况,与待估对象相同或类似的房地产项目一般均采取预售形式,考虑到估价对象所处区域房地产销售市场的实际情况,本次评估假设估价对象所建物业销售状况为:项目在开发1年后开始预售,且为均匀销售,截至开发完成时销售率达到40%,另外60%在开发完成后的1年半内均匀售出。假设房屋售价在销售期内保持不变。

3.开发总费用的确定根据待估宗地现状,要建成一个完整可售和可居住的住宅小区,必须经过前期工程、建安工程和室外配套建设三个阶段。本案的前期费用很复杂,除了其间发生的前期勘察设计、可行性研究费用、临时"三通一平"费用外,还有解决市政设施缺口的有关费用,如5km长的电缆铺设费用,100m长的排水管道等的铺设费用;土建安装及附属工程费用;室外工程、绿化建设费用;管理费和不可预见费等。上述费用经归类,可分为前期费用、建造成本、室外建设费用、管理费用四大项,分别估算如下。

(1)前期费用(分析过程略)。确定其前期费用为200元/米2(按总建筑面积),则前期费用总计为:前期费用=前期费用标准×总建筑面积=200×35000=7000000(元)=700(万元)并设定为开发初期一次性投入。

(2)建造成本(分析过程略)。确定其平均建造成本为700元/米2(按总建筑面积),则整个物业总建造成本共计为:建造成本=平均建造成本×总建筑面积=700×35000=24500000(元)=2450(万元)并设定为开发期内均匀投入。

(3)室外建设费用(分析过程略)。确定该地块室外建设费用标准为220元/米2(按土地面积),则小区建设费用总计为:室外建设费用=室外建设费用标准×土地面积=220×95635=21039700(元)=2103.97(万元)并设定为开发期内均匀投入。

(4)管理费用。包括开发过程中的管理费、监理费及不可预见费等,为上述(2)+(3)的5%计。设定为开发期内均匀投入。管理费用=[(2)+(3)]×5%=[2450+2103.971]×5%=227.70(万元)

4.销售费用(分析过程略)确定此项费用可按总售价的8%计,该项费用设定为与销售进度同步投入。销售费用=总售价×8%=12250×8%=980(万元)

5.利息率和利润率确定

(1)利息率,本次评估将采用贴现方式计算地价,故不考虑投资利息。贴现率采用2006年4月28日公告的银行1~3年期贷款利率6.03%。

(2)利润率,房地产的利润率关键要看市场供求状况。根据对目前房地产企业资产收益率的统计,结合××市统计年鉴资料,考虑区域房地产实际市场情况,确定该房地产开发项目投资利润率为24%。

6.地价测算根据假设开发法基本公式,地价=预期售价-总开发费用-利润-利息-销售费用,结合本次评估实际,得到如下方程:解上式得:总地价=2762.28万元土地单价=27622800/95635=289(元/米2

你认为报告中估价对象的最佳利用方式是否恰当,为什么?

选择题