Arcade Realty Co. v. Commissioner

35 T.C. 256, 1960 U.S. Tax Ct. LEXIS 27
CourtUnited States Tax Court
DecidedNovember 10, 1960
DocketDocket No. 68160
StatusPublished
Cited by18 cases

This text of 35 T.C. 256 (Arcade Realty Co. 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
Arcade Realty Co. v. Commissioner, 35 T.C. 256, 1960 U.S. Tax Ct. LEXIS 27 (tax 1960).

Opinion

FisheR, Judge:

Respondent determined deficiencies in income tax and additions to the tax under section 291(a) of the 1939 Code1 as follows:

Addition Year Income taw see. 291(a)
1951_ $2, 808. 85 $702.21
1952_ 1, 986.19 297.93
4,795. 04 1, 000.14

At the trial petitioner conceded issues raised in its petition relating to: (1) Management and collection expenses claimed for the years 1951 and 1952; (2) additional depreciation claimed on rental property for the years 1951 and 1952; and (3) additional repair expenses claimed for the year 1952.

The remaining issues presented are: (1) Whether interest paid by petitioner on certain mortgage loans in the aggregate amounts of $4,080.05 and $3,219.26 in the years 1951 and 1952, respectively, is deductible under section 23(h); (2) whether petitioner sustained an embezzlement loss in 1951 in the amount of $20,248.30 within the meaning of section 23(f); and (3) whether petitioner’s failure to file timely Federal corporate income tax returns for the taxable years 1951 and 1952 was due to reasonable cause under section 291(a).

UNDINGS OK PACT.

I. Interest Deductions.

Arcade Realty Company, Inc., hereinafter sometimes called petitioner or Arcade, is a corporation organized under the laws of the State of Illinois to own and lease real estate. All of tbe outstanding capital stock was owned equally by Joseph Mitchell and his wife until her death in December of 1950. Thereafter, during the taxable years 1951 and 1952, the stock was owned equally by Mitchell and the estate of his deceased wife. The officers and directors of said corporation during the taxable years involved herein were Vernon F. Neu-bauer, president, Charles E. Poenack, vice president, and Eleanor Gaus, secretary-treasurer.

During the taxable years 1951 and 1952, petitioner derived its income primarily from rentals of real estate. Petitioner owned a downtown office building, referred to as the Arcade Building, and rented office space therein. The building was located at 113-121 Collinsville Avenue and 112-118 Main Street, East St. Louis, Illinois, but its business office was in the Paul Brown Building in St. Louis, Missouri.

The Jefferson Loan Company (hereinafter sometimes called Jefferson) was a corporation engaged in making mortgage and commercial loans, discounting commercial paper, and lending money. Its principal place of business was located in the Paul Brown Building, St. Louis, Missouri. The businesses of Jefferson and Arcade were conducted in the same offices in said building and they each had the same individuals as corporate officers.

The outstanding capital stock of Jefferson was likewise owned equally by Joseph Mitchell and his wife prior to her death. During 1951 and 1952, it was owned equally by Mitchell and the estate of his wife.

In 1950, Joseph Mitchell was sentenced to the penitentiary for income tax evasion and began serving his sentence about October of that year. During the taxable period involved herein, i.e., 1951 and 1952, Mitchell was incarcerated in the Federal penitentiary at Tallahassee, Florida. While he was imprisoned, the affairs of Arcade and Jefferson were entrusted to Neubauer.

William A. Lubel (real estate broker and general manager of a mortgage company) was employed by Mitchell in 1948. Lubel was responsible for the management of Mitchell’s affairs while he was in the penitentiary with respect to certain business transactions in Mobile, Alabama.

On January 18,1950, petitioner mortgaged the Arcade office building, its principal property, to Jefferson for $53,305. Jefferson sold and assigned this mortgage to the Glick Realty Company, who in turn assigned its interest in said mortgage to Kaiser Bros., Inc. Thereafter, in February 1953, the mortgage was assigned to William A. Lubel.

In January 1951, petitioner obtained a loan (No. 6012) from Jefferson in the amount of $15,559 secured by a second mortgage on the Arcade Building. The second mortgage loan was subsequently assigned by J efferson.

In July 1951, petitioner obtained another loan (No. 6226) from Jefferson referred to as the third mortgage loan, in the amount of $15,663.29 secured by a third mortgage on the Arcade Building.

Part of the interest in question was paid to Jefferson Loan Co., part to Glick Realty Co. and part to Kaiser Bros., Inc. See infra for the amounts of interest paid to each.

Neither Glick Realty Company nor Kaiser Bros., Inc., assignees of part of the loans, were or are in any way related to the petitioner, its then stockholders, or to Jefferson.

Funds in the form of checks received by Arcade from Jefferson in connection with the third mortgage loan were deposited to petitioner’s account.

The entry on Jefferson’s books for the third mortgage loan (No. 6226) was as follows:

Loans receivable — Arcade Realty_ $15, 663.29
Casb advances — Arcade Realty_ $13, 620.25
Loan — interest_ 2, 043.04
15,663.29

The reciprocal entry on Arcade’s books reflects the following items:

Account receivable:
Joseph Mitchell’s account_ $17,170.25
Prepaid interest_ 1, 759.25
Interest expense_ 283. 79
Jefferson Loan Company accounts payable_ $3, 550. 00
Third mortgage payable, Jefferson Loan Company_ 15, 663.29

For each of the taxable years 1951 and 1952, petitioner claimed on its returns as deductions interest paid on the aforesaid mortgage loans.

Interest items, disallowed by respondent as personal expenses paid on behalf of Mitchell, were disbursed by Arcade as follows:

1951
Click Real Estate Company (2d mortgage)-$2,252. 70
Jefferson Loan Company (2d mortgage)_ 1,543.56
Jefferson Loan Company (3d mortgage)- 283. 79
Total_ 4,080.05
195S
Glick Real Estate Company (2d mortgage)_ $516.31
Kaiser Bros. (2d mortgage)- 1,102.64
Jefferson Loan Company (2d mortgage)- 1,600.31
Total. 3,219.26

II. Alleged Embezzlement Loss.

In the early part of 1952 a certified public accountant (John E.

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Arcade Realty Co. v. Commissioner
35 T.C. 256 (U.S. Tax Court, 1960)

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Bluebook (online)
35 T.C. 256, 1960 U.S. Tax Ct. LEXIS 27, Counsel Stack Legal Research, https://law.counselstack.com/opinion/arcade-realty-co-v-commissioner-tax-1960.