Vaira v. Commissioner

52 T.C. 986, 1969 U.S. Tax Ct. LEXIS 55
CourtUnited States Tax Court
DecidedSeptember 24, 1969
DocketDocket No. 559-68
StatusPublished
Cited by93 cases

This text of 52 T.C. 986 (Vaira v. Commissioner) is published on Counsel Stack Legal Research, covering United States Tax Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Vaira v. Commissioner, 52 T.C. 986, 1969 U.S. Tax Ct. LEXIS 55 (tax 1969).

Opinion

OPINION

Most of the issues in this case rest upon factual determinations which have been difficult to make on the basis of the record. The evi-deuce presented on petitioners’ behalf was disjointed and often confusing. In substantial measure, this was directly attributable to the fact that petitioners, due to their failure to keep records, were not able to produce any significant probative proof. The situation was compounded by the further element that petitioners’ principal witness, Peter Vaira, was a difficult and largely unconvincing witness. The problems thus created are accentuated by the rule that the burden of proof is on petitioners. Rule 32, Tax Court Rules of Practice. It is against this background that we proceed to a discussion of each issue.

Issue 1 (a). The Unadjusted, Cost Basis of the Inherited Property

Peter’s father, Prank Vaira, devised improved land to him on condition that he, together with his brother Steve, support their mother, Angelina, for life and on the further condition that he pay his brother Robert $2,000. Petitioners contend that Peter’s unadjusted cost basis is the fair market value of the property at Frank’s death plus the amounts expended by him in compliance with those conditions. Respondent contends that the actuarial value of the annuity to Angelina and the discounted value of the payments to Robert were in excess of the fair market value of the land at the time of Frank’s death. He also asserts that, as a highly cost-conscious businessman, Peter would be unwilling to pay more for the property than it was worth. From this, respondent concludes that the payments to Peter’s relatives were gifts to the extent that they exceeded such fair market value and that consequently Peter was a purchaser of the land from his father’s estate with a cost basis under section 1012 equal to such fair market value. Cf. Donald McDonald, Jr., Administrator, 28 B.T.A. 64 (1933).

Initially, we will consider respondent’s argument that part of Peter’s payments to Angelina or for her benefit constituted gifts. The will merely provided that Peter “keep, provide, maintain, and support” his mother. As far as the gross amounts expended during 1941 to 1944 to finance the operation of a farm by Angelina are concerned, we have no way of determining, on the record before us, how much the farm contributed to Angelina’s support. In any event, the most that it might have so contributed is the net profit from the operations and not the gross cost thereof. Similarly, capital expenditures by Peter for improvements to the house in which Angelina lived (even if we were able to determine the amount thereof) cannot be considered as being for Angelina’s support particularly since they were made to property owned by his brother, Steve. Without «categorizing the foregoing expenditures as gifts, loans, or otherwise, it is enough for us to hold that they were not made in discharge of the obligations imposed upon Peter by his father’s will.3

The obligation to pay Angelina $100 per month for life clearly falls in the support category and respondent does not contend that such expenditures were unreasonable. In 1940, the present value of a life annuity to Angelina was $8,080.04. Sec. 86.19(g), Eegs. 108. Also in 1940, the present value of Robert’s annuity due ($12.50 at the beginning of each of 160 months) was $1,560.53. Thus, by accepting the devise, Peter undertook obligations imposing an anticipated burden of $9,640.57 upon him. Respondent argues that when this is contrasted with the fair market value of what Peter received, which respondent calculates at $3,750,4 it is obvious that Peter obligated himself to pay far more than he Obtained from his father and that, since Peter was a cost-conscious businessman, the difference must be regarded as a gift and not as a part of Peter’s cost.

Respondent valued the original Yaira tract by allocating the $9,800 according to acreage; yet Peter received an equal share of the intersection and actually received more road frontage, both on old Route 51 and on other roads, than Steve did. We therefore consider respondent’s valuation unrealistic. Fairfield Plaza, Inc., 39 T.C. 706, 712 (1963); Biscayne Bay Islands Co., 23 B.T.A. 731, 735 (1931). Moreover, the $9,800, which the parties stipulated as the fair market value of the original Yaira tract, did not include the value of improvements. Yet, the land devised to Peter contained two service stations and a two-story brick residence, which Peter had built and in which he and his family lived.

Taking all of the various factors into consideration, we think that there was a substantial equivalence 'between the fair market value of what Peter received and the anticipated payments he undertook to make and that no part of those payments should be treated as gifts.

We now turn to the question whether Peter should be deemed to have acquired his share of the original Yaira tract from his father by devise or purchase or a combination thereof. Section 1012 provides in pertinent part that “The basis of property shall be the cost of such property, except as otherwise provided in this subchapter.” One of the exceptions is contained in section 1014, which provides in pertinent part that “the basis of property acquired from a decedent shall * * * be the fai£ market value of the property at the date of decedent’s death.” Subsection (b) (1) of section 1014 specifies that property considered to have been acquired from a decedent shall include “Property acquired by devise, bequest, or inheritance.”

Petitioners in effect contend that we should view Peter as a devisee of the entire property to the extent of its fair market value at the date of Frank’s death and as a purchaser to the extent of the amounts expended by him, to fulfill the conditions of the devise. We disagree.

It is clear that, under Pennsylvania law, Peter, by accepting the devise, obligated himself to make the required payments to Angelina and Robert. Logan v. Glass, 136 Pa. Super. 221, 7 A. 2d 116 (1939), affirmed per curiam 338 Pa. 489, 14 A. 2d 306 (1940); In Re Pollock’s Estate, 306 Pa. 301, 159 Atl. 555 (1932); Renner v. Headley, 129 Pa. 542, 18 Atl. 549 (1889). And, in all probability, the obligations also constituted a charge upon the land. In Re Wise’s Estate, 188 Pa. 258, 41 Atl. 526 (1898). But whether there was merely a personal obligation or a charge upon the land or both is immaterial as far as this case is concerned.5 The fact is that, from Peter’s point of view, the land was effectively encumbered in his hands.

In Crane v. Commissioner, 331 U.S. 1 (1947), the Supreme Court considered at length the proper treatment of an encumbrance in deter-erty involved was subject to a mortgage, the unpaid principal amount of which was not in excess of the date of death value of the property. The Supreme Court held that the basis of the property was its fair market value at the date of death unreduced by the amount of the encumbrance. In a tax sense, the amount of the encumbrance was already included in the basis.6 See Columbus & Greenville Railway Co., 42 T.C. 834, 847 (1964), affd. 358 F. 2d 294 (C.A. 5, 1966).

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Bluebook (online)
52 T.C. 986, 1969 U.S. Tax Ct. LEXIS 55, Counsel Stack Legal Research, https://law.counselstack.com/opinion/vaira-v-commissioner-tax-1969.