问题 问答题

对某新建成的写字楼进行估价,估价人员掌握了在估价时点时的相关资料(见下表),并用收益法评估该写字楼的市场价值。

估价对象相关资料

估价测算如下(节选):

(一) 年有效毛收入

22000×(50+5)×12×(1-10%)=13068000元

(二) 年运营费用

1.年维修费用

25000×2000×2%=1000000元

2.年管理费用

年管理费用=年有效毛收入×管理费用率+管理用房租金损失

=13068000×3%+500×50%=692040元

3.年营业税及附加

年营业税及附加=13068000×5.55%=725274元

4.年运营费用小计

年运营费用=1000000+692040+725274=2417314元

(三) 年净收益

年净收益=(一)项-(二)项=13068000-2417314=10650686元

(四) 估价结果  

答案

参考答案:

有效毛收入的计算不应包括物业费 22000×50×12×(1-10%)=11880000元 2.管理用房未出租不应算空置 年管理费用=年有效毛收入×3%=13068000×3%=392040元 3.遗漏房产税 房产税=有效毛收入×12%=13068000×12%=1568160元 年费用合计: 4项:1000000+356400+725274+1425600=3507274元 年净收益=11880000-3507274=8372726元 4.估价结果中计算收益年限取值错误,应为45年。

单项选择题
阅读理解

People living in the country enjoy several advantages that people living in the city cannot enjoy.

They are in close contact (接触) with nature. They make friends with trees and stones.  They breathe fresh air. They fight with strong winds. They listen to the song of birds.

This contact with nature is good for health. There are many diseases that are common in the city, but are not to be found in the country, For example, near---sightedness is almost unknown to country people.

Because of the absence of cars, one can walk more freely in the country than in the city, There are no rules of the road nor traffic signs to obey.

People living in the country can easily get fresh vegetables, fresh fruit and fresh milk, and they get them at lower prices than in the city.

Country life is economical (节俭的) in other ways, too. There are practically no temptations to waste money.

Country people are mostly honest. They say what they mean, and make and keep promises with sincerity (诚意). They do not put on air (摆架子). They do not pretend to have those ridiculous (荒谬的) manners which are necessary in what we call polite society.

小题1: What can’t country people often enjoy?

A.Musical concerts.

B.Fresh air.

C.Song of birds.

D.Close contact with nature.小题2:What is probably more expensive in the country than in the city?

A.Vegetables.

B.Beer.

C.Milk.

D.Fruit.小题3: What is NOT true of country life?

A.The traffic accident rate is very high in the country.

B.Living in the country saves one a lot of money.

C.Country people enjoy better health than the city people.

D.Country people are honest.