United States v. O'Connor

CourtCourt of Appeals for the First Circuit
DecidedJune 22, 1994
Docket93-2044
StatusPublished

This text of United States v. O'Connor (United States v. O'Connor) is published on Counsel Stack Legal Research, covering Court of Appeals for the First Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
United States v. O'Connor, (1st Cir. 1994).

Opinion

USCA1 Opinion


UNITED STATES COURT OF APPEALS
UNITED STATES COURT OF APPEALS
FOR THE FIRST CIRCUIT
FOR THE FIRST CIRCUIT
____________________

No. 93-2044

UNITED STATES,

Appellee,

v.

ROBERT O'CONNOR,

Defendant, Appellant.

____________________

APPEAL FROM THE UNITED STATES DISTRICT COURT

FOR THE DISTRICT OF MASSACHUSETTS

[Hon. Robert E. Keeton, U.S. District Judge]
___________________

____________________

Before

Selya, Circuit Judge,
_____________
Coffin and Bownes, Senior Circuit Judges.
_____________________

____________________

Deirdre Lee Thurber for appellant.
___________________
William P. Stimson, Assistant United States Attorney, with whom
___________________
Donald K. Stern, United States Attorney, was on brief for appellee.
_______________

____________________

June 22, 1994
____________________

BOWNES, Senior Circuit Judge. Defendant Robert
BOWNES, Senior Circuit Judge.
_____________________

O'Connor and three others were indicted on eight counts

charging violations of 18 U.S.C. 1343 (fraud by wire,

radio, or television) and 18 U.S.C. 2 (Principals). The

indictment alleged that the defendants and others had devised

a scheme to defraud and obtain money by false pretenses,

representations, and promises, and had made or caused to be

made wire transmissions in interstate commerce in order to

carry out the fraud.

The three other defendants pled guilty prior to

trial. Defendant opted for trial and was found guilty on all

eight counts by a jury. This appeal followed.1

THE SCHEME
THE SCHEME
__________

In order to understand the issues on appeal a

description of the scheme to defraud is necessary. The

progenitors of the fraud were two real estate brokers, Barry

and Diana Tevrow. Its purpose was to secure financing so

individuals could purchase residential real estate without

the necessity of making down payments. To effectuate this,

the Tevrows engineered successive purchase and sale

transactions of residential properties so as to inflate the

ultimate purchase prices. Lenders would then be induced to

advance loans for substantially more than the properties were

actually worth. In order for the scheme to work, the Tevrows

____________________

1. Appellate counsel for defendant was not trial counsel.

-2-
2

had to persuade the buyer(s) to give false information on the

loan application(s) anent their income and assets. This

required that the Tevrows falsify documents, such as income

tax withholding statements and bank statements, to support

the false loan application.

Defendant became part of the scheme because he was

an experienced real estate appraiser. His role was to

appraise the subject property at an amount that would

convince the lender that the property had sufficient value as

collateral to secure the loan. Defendant met with the

Tevrows and they explained their scheme to him, which was to

buy the property in the first instance through a straw and

then immediately resell it at an inflated price. The

inflated price was determined by adding to the initial price

the following amounts: (1) $35,000; (2) any amount of cash

up to $15,000 that the final purchaser wanted to receive at

the closing; plus (3) 20% of (1) and (2).2

Defendant was told that he had to prepare

appraisals that would "come in" at the price determined under

the formula. It was agreed that defendant would be paid

$1,000 for every successful closing in addition to his usual

fee of $250-300 for the appraisal. Defendant was paid in

____________________

2. We note the obvious, that the success of the fraud
depended upon the Tevrows' obtaining buyers who were willing
to submit false loan applications.

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3

cash or by money order; at times defendant's "cut" was

deposited directly into his bank account.

Defendant's experience as an appraiser did not

extend to the North Shore area of Massachusetts. He overcame

this deficiency by using Diana Tevrow, who was not a trained

appraiser, to help him. She obtained a listing sheet

prepared by the Multiple Listing Service for each property

that was to be used. The listing sheet described the

property and gave the seller's offering price. Tevrow also

obtained a "field card" describing the property from the city

hall in the locality in which the property was located. She

took photos of the outside of the house and made a sketch of

its interior. Tevrow had the further assignment of selecting

"comparable sales" properties. This entailed choosing

recently sold properties whose sales prices could be used as

benchmarks to help establish the value of the property to be

used in the fraud scheme. Tevrow was told by defendant to

select "comparable sales properties" solely on the basis of

price and not to worry about whether the properties were in

fact comparable in location, appearance, structure, and size

to the subject property. According to Tevrow, defendant

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