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          made an erroneous computation of their 1992 NOL and their                   
          resulting carryforward deductions.  They failed to report                   
          $2,052,385.23 of foreclosure income that they realized from the             
          sale of 15 Isabella in 1992.  They failed to substantiate                   
          properly their expenses in the Atherton project, and they failed            
          to maintain adequate records for purposes of determining their              
          correct tax liability for 1992, 1996, and 1997.  See Higbee v.              
          Commissioner, supra at 449; Joseph v. Commissioner, T.C. Memo.              
          2003-19 (failure to substantiate items properly is evidence of              
          negligence); Bishop v. Commissioner, T.C. Memo. 2001-82; sec.               
          1.6662-3(b)(1), Income Tax Regs.  They overstated their                     
          depreciation deductions by at least $148,747 for 1993, $324,033             
          for 1994, $324,033 for 1995, and $324,033 for 1996.  These                  
          overstatements reduce the amount of the NOL available for a                 
          carryforward to the 1996 and 1997 taxable years and also result             
          in an additional adjustment of $324,033 for the 1996 taxable                
          year.  We find that the understatements for 1996 and 1997 are               
          attributable to petitioners’ negligence in failing to ascertain             
          their correct income tax liability, in failing to maintain                  
          required records, and in failing to substantiate their                      
          construction expenses.                                                      
               The accuracy-related penalty is not imposed if the taxpayer            
          shows there was a reasonable cause for the underpayment and that            
          he acted in good faith with respect to the underpayment.  Sec.              
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