James E. Zurcher - Page 7

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          controlling.  Buono v. Commissioner, 74 T.C. 187, 199 (1980).               
          The purpose of this analysis is to determine whether, within the            
          meaning of section 1221(1), petitioner conducted a trade or                 
          business and whether petitioner held the Property primarily for             
          sale to customers in the ordinary course of this trade or                   
          business.  Cappuccilli v. Commissioner, T.C. Memo. 1980-347,                
          affd. 668 F.2d 138 (2d Cir. 1981).  Petitioner bears the burden             
          of proof.  Rule 142(a); Welch v. Helvering, 290 U.S. 111, 115               
          (1933).                                                                     
               Following our review of the record, and after our                      
          consideration of all the relevant facts, we conclude that                   
          petitioner held the Property as a capital asset.  We find that              
          petitioner was merely an investor in the Property, rather than a            
          developer of it.  He provided an infusion of capital for                    
          Mr. Grant's development of the Property, and petitioner did not             
          actively participate in the Property's development.  Although               
          petitioner sold the Property himself, this was a one-time event             
          in which petitioner took a relatively passive role by retaining a           
          real estate agent to sell it for him.  Moreover, petitioner sold            
          the Property himself only because Mr. Grant, after completing               
          construction of a residence on the Property, relinquished his               
          interest to petitioner in satisfaction of the money Mr. Grant               
          owed to petitioner.  Petitioner made no meaningful improvements             
          to the Property, did not personally advertise the Property for              
          sale, and sold it at a loss.  Petitioner's activity regarding the           




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