In re Marriage of Trapp

2022 IL App (3d) 210291-U
Appellate Court of Illinois·Decided November 21, 2022·No. 3-21-0291·Unpublished

Opinion

NOTICE: This order was filed under Supreme Court Rule 23 and is not precedent except in the limited circumstances allowed under Rule 23(e)(1).

2022 IL App (3d) 210291-U

Order filed November 21, 2022

IN THE

APPELLATE COURT OF ILLINOIS THIRD DISTRICT

2022

In re MARRIAGE OF ) Appeal from the Circuit Court ) of the 10th Judicial Circuit, RAYMOND J. TRAPP, JR., ) Tazewell County, Illinois.

)

Petitioner-Appellee, )

) Appeal No. 3-21-0291 and ) Circuit No. 18-D-258 )

FELICIA E. TRAPP, ) Honorable ) Lisa Y. Wilson,

Respondent-Appellant. ) Judge, Presiding.

PRESIDING JUSTICE O’BRIEN delivered the judgment of the court.

Justices Holdridge and Hettel concurred in the judgment.

ORDER

¶1 Held: Trial court’s distribution of marital property, after a trial on disputed financial issues, was not an abuse of discretion where the husband presented competent evidence of the value of both of his businesses. The distribution of the businesses to the husband, with a cash payment to the wife, as modified to reflect increased equity, resulted in an equitable distribution of the marital assets. The trial court’s child support order was reversed and remanded for recalculation of the husband’s income.

¶2 The respondent wife appealed from a trial court’s judgment of dissolution of marriage from petitioner husband, challenging a number of disputed financial issues.

¶3 FACTS

¶4 The petitioner husband, Raymond J. Trapp, Jr., and the respondent wife, Felicia E. Trapp, were married on June 23, 2001. Two children were born of the marriage, Z.T., born on October 14, 2001, and R.T., born on October 18, 2003. On July 19, 2018, the husband filed a petition for dissolution of that marriage. A trial on disputed financial issues was held on August 4, 2020.

¶5 Neil Gerber, a certified public accountant and certified business appraiser, who had been doing business valuations for 30 years, was hired by the husband to conduct a business valuation for both of the husband’s businesses: Ray Trapp Electric, Inc., and Trapp Properties, Inc. Both valuations were as of August 31, 2019, and both reports were dated October 31, 2019. Gerber testified that in valuing Ray Trapp Electric, Inc., he applied the asset method whereby he subtracted the liabilities and debts from the fair market value of the assets and came up with an equity value of $320,000. He valued the intangible assets of goodwill and a non-compete agreement as assets of the husband at about $90,000. When asked if that value would have substantially changed since the valuation date of August 31, 2019, especially with the COVID-19 pandemic, Gerber stated that he was not asked to update his valuation. But, Gerber testified that service work had not generally been impacted and if the husband were to testify that his income has not changed, then it was reasonable to say the value of Ray Trapp Electric, Inc., had not changed either.

¶6 As for Trapp Properties, Inc., Gerber testified that he was asked to value the husband’s equity in that real estate entity as of August 31, 2019. Two buildings were the major assets of that entity. Gerber derived the fair market value of the original building from a July 30, 2018, Broker Opinion of Value (hereinafter market analysis) by Justin Ferrill, which Gerber obtained from the husband. The new building was just constructed in 2019, so Gerber used the cost of construction, which he obtained from the corporation’s tax returns and depreciation schedules, to determine the

fair market value. Gerber personally inspected both buildings, and he believed it was reasonable to rely on the information that he was provided. Gerber testified that he frequently was hired to value equity in real estate partnerships, for which he relied on appraisals or other estimates of value. Gerber believed that his valuation was accurate, even though he relied on a market analysis rather than an appraisal to value the original building. Gerber determined the net equity value of Trapp Properties, Inc., by taking those two values and subtracting the two mortgages. He determined that the net equity value of Trapp Properties, Inc., as of August 31, 2019, was $20,000. Gerber could not testify as to whether the market conditions in the year since his valuation would have substantially changed the value, but Trapp Properties, Inc., had been making mortgage payments during that time, so the equity value would likely be higher. If asked to revalue the business as of the date of the hearing, Gerber testified that he would use the current loan balance, which, based on the husband’s most recent financial affidavit, would make the equity value somewhere between $55,000-$60,000.

¶7 Gerber also valued the wife’s Teacher’s Retirement System fund as of November 15, 2019. Gerber determined the present marital value of the wife’s pension to be $288,000, if she retired at age 55, and $275,000, if she retired at age 60.

¶8 The husband testified that he was a self-employed electrician. During the marriage, he started Ray Trapp Electric, Inc., in 2002 and Trapp Properties, Inc., in approximately 2015. The husband was the only shareholder owner in Ray Trapp Electric, Inc. He was responsible for bidding jobs and he had employees who went to the work sites. He paid himself a salary, which was about $42,000 in 2019. In addition to his salary, the husband paid some personal bills directly from Ray Trapp Electric, Inc., totaling about $1900 a month. The husband testified that the increase in cash on hand for Ray Trapp Electric, Inc., from around $28,000 at the time the business

valuation was done in 2019, to $106,341 as of June 30, 2020, was partially due to COVID-relief funding. Those funds had been placed in a separate account, and were used for the proper purposes, which freed up other funds in the Ray Trapp Electric, Inc., account. Otherwise, the difference was due to the timing during the month, and a large electrical supply bill had just been paid that would exhaust most of the difference. The husband testified that his 2019 income tax return for Ray Trapp Electric, Inc., indicated ordinary business income, or a profit, of $23,021. The husband testified that was not profit but rather was a distribution to pay some bills for Trapp Properties, Inc.

¶9 The husband testified that, with respect to the two buildings owned by Trapp Properties, Inc., $390,000 was owed on the original building and $434,000 was owed on the new building. Although his financial affidavit also listed $000 a month in rental income, the costs of the mortgages, insurance, and maintenance on the buildings exceeded that amount. The husband testified that he started Trapp Properties, Inc., as basically his retirement plan; he intended to pay the buildings off over time and collect rental income when he retires. He acquired the mortgage to construct the new building after he filed for divorce. The market analysis was completed by Ferrill, who was the husband’s friend and real estate broker, for the bank for the purpose of obtaining a loan for the new building. The original building had five spaces for rent; two and a half were occupied by Ray Trapp Electric, Inc., and two others were rented to tenants. The new building had four tenants. On his financial affidavit, the husband valued the original building at $426,000 and the new building at $480,000. The husband testified that he had two life insurance policies with cash values, for which Ray Trapp Electric, Inc., paid the premiums.

Free access — add to your briefcase to read the full text and ask questions with AI

In re Marriage of Trapp, 2022 IL App (3d) 210291-U (Ill. Ct. App. 2022).

2022 IL App (3d) 210291-U (In re Marriage of Trapp) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

Related

In Re Marriage of Zwart
614 N.E.2d 884 (Appellate Court of Illinois, 1993)
In Re Marriage of Wojcik
838 N.E.2d 282 (Appellate Court of Illinois, 2005)
In Re Marriage of Schneider
824 N.E.2d 177 (Illinois Supreme Court, 2005)
In Re Marriage of Gunn
598 N.E.2d 1013 (Appellate Court of Illinois, 1992)
In Re Marriage of Blackstone
681 N.E.2d 72 (Appellate Court of Illinois, 1997)
In re Marriage of Abu-Hashim
2014 IL App (1st) 122997 (Appellate Court of Illinois, 2014)
In re Estate of Sperry
2017 IL App (3d) 150703 (Appellate Court of Illinois, 2018)
In re Marriage of Hamilton
2019 IL App (5th) 170295 (Appellate Court of Illinois, 2019)
In re Marriage of Hochstatter
2020 IL App (3d) 190132 (Appellate Court of Illinois, 2020)