When a Tempe property needs a prior-date value, the report date stays current while the market analysis reaches back. A site that appears highly desirable today because of later redevelopment, transit, or urban amenities may have had a different competitive setting on the historical effective date. The first distinction is simple but important: the appraisal is prepared now, while the value conclusion belongs to the earlier effective date.
The report is prepared now. Only the effective date of the value opinion reaches back. Keeping those dates separate makes the assignment easier to follow and prevents later information from being mistaken for evidence that existed in the earlier market. For Tempe, the appraisal should consider redevelopment only when it changes the subject's competitive position.
For the prior-date opinion, a site that appears highly desirable today because of later redevelopment, transit, or urban amenities may have had a different competitive setting on the historical effective date. For an earlier effective-date appraisal, the feature belongs in the analysis only if it was present and market-relevant on that date.
A prior-date assignment should establish what improvements, property rights, access, and site conditions existed on the effective date. Later physical changes may be documented, but they should not silently migrate into the earlier value.
Prior listings, permits, photographs, ownership records, and improvement history can help identify what should and should not be carried back to the earlier date. That documentation helps keep the current report transparent while supporting an earlier effective-date opinion.
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