Tolleson can require more than a nearest-sale search when the assignment is tied to a date of death. Tolleson is a compact residential market surrounded by major transportation and industrial activity. The date of death controls the value opinion even when the inspection and report are completed much later.
The valuation question belongs to the date of death, even if the property is inspected and the report is written later. Comparable sales, listings, market conditions, and the subject's condition should be organized around that historical date rather than today's market. For Tolleson, the appraisal should consider compact city only when it changes the subject's competitive position.
On the date of death, industrial expansion, roadway changes, and new commercial uses should be tied to the period in which they actually existed. The comparable set should preserve that market distinction rather than flatten it into a generic citywide adjustment.
On the date of death, truck traffic, warehouse adjacency, noise, and commercial exposure can affect one street while leaving another largely residential. For a date-of-death opinion, the point is whether that feature changed the subject's buyer alternatives on the date of death.
The property observed now may not be the property that existed when the owner died. Renovations, deferred maintenance, additions, pools, roof work, site changes, or a changed use should be assigned to the historical property only when the evidence supports doing so.
When the home changed after the death, older photographs, listings, permits, invoices, and ownership records can be more useful than today's appearance. The goal is to resolve material differences between the home as it exists now and the home that existed on the date of death.
A supported date-of-death conclusion should be explainable from the historical property condition, competitive market, and sales evidence without relying on today's value or a later transaction.
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