Jackson v. Jackson

2024 Ohio 1755
CourtOhio Court of Appeals
DecidedMay 7, 2024
Docket23AP-325
StatusPublished
Cited by2 cases

This text of 2024 Ohio 1755 (Jackson v. Jackson) is published on Counsel Stack Legal Research, covering Ohio Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Jackson v. Jackson, 2024 Ohio 1755 (Ohio Ct. App. 2024).

Opinion

[Cite as Jackson v. Jackson, 2024-Ohio-1755.]

IN THE COURT OF APPEALS OF OHIO

TENTH APPELLATE DISTRICT

Marjorie Jackson, :

Plaintiff-Appellee, : No. 23AP-325 (C.P.C. No. 22DR-1401) v. : (REGULAR CALENDAR) Dwayne Jackson, :

Defendant-Appellant. :

D E C I S I O N

Rendered on May 7, 2024

On brief: Trolinger Law Offices LLC, and Christopher L. Trolinger for appellant.

APPEAL from the Franklin County Court of Common Pleas, Division of Domestic Relations

EDELSTEIN, J. {¶ 1} Defendant-appellant, Dwayne Jackson, appeals from the May 11, 2023 judgment entry and divorce decree granted by the Franklin County Court of Common Pleas, Division of Domestic Relations. For the following reasons, we reverse and remand to the trial court for further proceedings. I. Facts and Procedural History {¶ 2} Dwayne and plaintiff-appellee, Marjorie Jackson, were married in Columbus, Ohio on September 24, 1994. The marriage produced one child, who was born on June 19, 2004. (May 3, 2022 Compl. at ¶ 2.) In 2022, Marjorie filed for divorce. In her complaint, Marjorie asserted the parties owned two properties in Columbus: a residential property located at 1970 Greenway Avenue North and a commercial property located at 997 Mount Vernon Avenue. (Id. at ¶ 4.) No counterclaim was filed by Dwayne. Prior to the No. 23AP-325 2

commencement of trial, Marjorie moved for an order permitting the sale of the commercial property, with the disposition of sale proceeds to be determined at a later date. (Aug. 9, 2022 Mot.) Dwayne filed his response to the motion the following day and asserted he wanted to keep the property, therefore its disposition should be determined at the same time as all other marital assets. (Aug. 10, 2022 Def.’s Resp. to Pl.’s Mot.) The motion was dismissed as moot for failure to prosecute at the commencement of trial. (Apr. 12, 2023 Tr. Vol. I at 4.) {¶ 3} Both parties filed pre-trial statements once the matter was scheduled for trial. The statements differed on several notable issues, including whether the marriage’s termination date should be the date of separation on January 8, 2021 (per Marjorie) or the date of the final hearing (per Dwayne), as well as a property in West Virginia that Marjorie listed as an asset but Dwayne did not. (Sept. 28, 2022 Pl.’s Pre-trial Statement at 2; Oct. 2, 2022 Def.’s Pre-trial Statement at 2.) The parties’ estimated valuations of the two Columbus properties were fairly close, but both statements independently noted each of the properties still required an appraisal. (Id.) {¶ 4} Trial commenced on April 12, 2023. Both parties proceeded pro se. Under its statutory mandate, the trial court was tasked with classifying property as either separate or marital property, and, upon making such findings, determining an equitable division of the property in accordance with R.C. 3105.171. Thus, the trial court was required to undergo a fact-intensive inquiry before it could order the division of assets. {¶ 5} At trial, Marjorie testified that she had submitted a complete list of all assets, debts, liabilities, and income. Dwayne testified that he had not submitted a complete list. As a result, he was not permitted to rely on his list during trial. (Tr. Vol. I at 19-20.) Marjorie and Dwayne both gave testimony about their relationship since she moved out of their shared home on January 8, 2021. They affirmed they had lived separate and apart continuously since the date she moved out. (Tr. Vol. I at 56-58.) {¶ 6} Neither Marjorie nor Dwayne hold college degrees but both are high school graduates. (Tr. Vol. I at 61.) Dwayne had begun a new position as a full-time manufacturing operator at the time of trial, earning $20 an hour. (Tr. Vol. I at 62.) Previously, he had worked for a manufacturing company. Before trial, Dwayne submitted to the court that he had an annual income of $57,000 in that position, but he testified at trial that he actually No. 23AP-325 3

earned closer to $30,000. (Tr. Vol. I at 64-65.) Dwayne testified he previously had a pension that he withdrew in December 1996 when they purchased their house for $75,000. (Tr. Vol. I at 68-69; Ex. 4.) He estimated he received somewhere between $32,000 and $35,000, all of which was used for the down payment on the marital residence. (Tr. Vol. I at 67-68.) Marjorie testified that she recently retired and took out a partial lump sum option payment (“PLOP”) from her own pension, totaling $86,000 after taxes. She currently receives a monthly pension of $3,700 that will continue for the rest of her life. (Tr. Vol. I at 21, 48-49.) {¶ 7} Marjorie used the PLOP to pay off her car loan and pay down a $108,000 home equity line of credit (“HELOC”), which she testified had a balance of $53,000 at the time of trial. (Tr. Vol. I at 26.) The parties had taken out the HELOC to renovate the marital residence and pay the remaining mortgage of their jointly owned commercial property. (Id.) She estimated the remaining balance on the commercial property mortgage was $23,000 before it was fully paid off with HELOC funds. (Tr. Vol. I at 6, 27-29.)1 Neither party provided an estimated value for the commercial property.2 Both parties agreed the marital residence was jointly owned and, at the time of trial, the property was not encumbered by a mortgage or lien other than the HELOC. (Tr. Vol. I at 69.) Marjorie testified that the residential property had been informally appraised at $141,000.3 (Tr. Vol. I at 28-29.)

1 At multiple points during trial, Marjorie testified that the remaining mortgage on the commercial property

was paid off with funds from the HELOC. (See Tr. Vol. I at 6, 27-39.) We note that in the divorce decree, the trial court addressed this issue in its findings of fact as follows: “Conflicting testimony was provided to the Court regarding financial encumberment of the commercial property. Plaintiff testified that she provided a lump sum payment in early 2023 to its mortgage but the amount remaining of the mortgage, if any, remains unknown to this Court due to insufficient evidence presented.” (May 11, 2023 Divorce Decree at 5-6.)

2 Dwayne asserts the trial court had access to a value for the commercial property because the 2022 property

tax bill was submitted into evidence at trial. The bill contains a total assessed value of $26,950, which it describes as 35 percent of the property’s market value. Extrapolating from this, Dwayne asserts the market value of the property is $77,000. (Appellant’s Brief at 14, citing Ex. 7.) While not expressly argued, we note the same exhibit also contains a 2022 property tax bill for the residential property, which is assessed at $26,430—a difference of only $520 between the taxable values. (Ex. 4.)

3 In addition to Marjorie’s testimony, she introduced printouts from two real estate websites (Zillow and

Redfin) that included estimated prices for the residential property. Both printouts are dated August 23, 2022. The Zillow printout reflects an estimated value of $141,000, and the Redfin printout estimates the home’s value at $206,143. (Tr. Vol. I at 28; Ex. 4.) No. 23AP-325 4

{¶ 8} The parties agreed to keep their respective vehicles. (Tr. Vol. I at 29-30.) Both parties acknowledged owing income tax but were unaware of the specific amount at the time of trial. (Tr. Vol. I at 32-33.) Similarly, Marjorie testified the parties owed property tax on both the residential and commercial properties. Copies of the 2022 property tax bills for both properties were introduced at trial and showed a delinquency of $2,060.72 for the residential property and $4,045.52 for the commercial property. (Tr. Vol. I at 33-34; Ex. 7.) {¶ 9} At trial, Dwayne testified about a $7,000 loan he took out in 2022 to renovate the commercial property they had previously operated as a restaurant and bar. Marjorie cosigned that loan. (Tr. Vol.

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

Related

Dimitrievska v. Dimitrievski
2025 Ohio 1937 (Ohio Court of Appeals, 2025)
Ryan v. Ryan
2024 Ohio 5691 (Ohio Court of Appeals, 2024)

Cite This Page — Counsel Stack

Bluebook (online)
2024 Ohio 1755, Counsel Stack Legal Research, https://law.counselstack.com/opinion/jackson-v-jackson-ohioctapp-2024.