San Francisco
A historical valuation date from years ago
When the required effective date is far in the past and the property must be considered in the market context that existed then.
A present-day estimate cannot simply be carried backward to an earlier year because neighborhoods, property conditions, and buyer expectations change over time.
San Francisco estates frequently involve long-held homes, condominiums, two-to-four-unit buildings, tenant-occupied property, altered living areas, and properties with highly specific neighborhood appeal.
The assignment focuses on the evidence available around the historical date and on clearly identifying any assumptions required because of the passage of time.