James Realty Company, a Corporation v. United States

280 F.2d 394, 6 A.F.T.R.2d (RIA) 5178, 1960 U.S. App. LEXIS 3963
CourtCourt of Appeals for the Eighth Circuit
DecidedJuly 21, 1960
Docket16406_1
StatusPublished
Cited by52 cases

This text of 280 F.2d 394 (James Realty Company, a Corporation v. United States) is published on Counsel Stack Legal Research, covering Court of Appeals for the Eighth Circuit primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
James Realty Company, a Corporation v. United States, 280 F.2d 394, 6 A.F.T.R.2d (RIA) 5178, 1960 U.S. App. LEXIS 3963 (8th Cir. 1960).

Opinion

WOODROUGH, Circuit Judge.

The taxpayer James Realty Company, a corporation, prosecutes this appeal from that part of a judgment which denies it recovery of refund of its payment of deficiency assessed for corporate surtax and excess profits tax for its taxable year ending November 30, 1953. It received and made return of income of $24,699.05 for the period and claimed deduction under the $25,000 corporate surtax exemption and $25,000 minimum excess profits tax credit allowed by Section 15(b) 1 and Section 431, 2 Internal Revenue Code of 1939.

The Commissioner disallowed the deduction and credit on the ground that the corporation was created solely for the purpose of tax avoidance and was deprived of the right to the exemption and credit by Sections 129(a) 3 and 15(c) 4 of the Internal Revenue Code of 1939. The resulting deficiency was paid and this action followed. After partial trial before a jury, the issues were submitted to the Court by stipulation of the parties. The opinion of the Court is published at 176 F.Supp. 306.

It appeared on the trial that Adolph Fine organized Adolph Fine, Inc. in 1944 to engage in the construction business and later in 1949 he incorporated Fine Realty, Inc., whose principal activity was to sell homes built by Adolph Fine, Inc. Both of these corporations were controlled and managed by Adolph Fine and his wife, Mildred, who owned the stock of such corporations individually or in trust for their children. Also, at all times pertinent hereto, Adolph Fine was president and treasurer, Mildred Fine was vice president and secretary, and *396 June Myslajek was assistant secretary to Adolph Fine, Inc.; Mildred Fine was president and treasurer, M. L. Grossman was vice president, and June Myslajek was secretary of Fine Realty, Inc.

In 1952, Adolph Fine, as an individual, owned certain undeveloped land located in the village of St. Louis Park, Minnesota, which he caused to be subdivided and platted for the purpose of home development, and named it the Jeffrey, James Fine Addition to St. Louis Park.

On November 20, 1952, Adolph Fine caused the taxpayer, James Realty Company, to be organized with an initial authorized capital of $25,000, consisting of ten shares of Class A common stock at a par value of $100 (voting) and two hundred and forty shares of Class B common stock at a par value of $100 (non-voting). According to the articles of incorporation, the purpose of the corporation was, among other things:

“To acquire, improve, and develop real property; to erect dwellings of all kinds and to sell, or rent the same; also to acquire, by purchase, lease, or otherwise, and to take, own, hold, sell, exchange, transfer, lease, repair, maintain, improve, mortgage, or in any other manner deal in and with real property * *

On November 24, 1952, Adolph Fine conveyed eighteen of the lots in the Jeffrey, James Fine Addition to the taxpayer corporation in exchange for two shares of its Class A common stock and thirty-four shares of its Class B common stock. The value of the lots in terms of the thirty-six shares was $200 per lot or $3,600. On the same day, Adolph Fine transferred seventeen shares of the Class B stock to his wife Mildred in trust for their sons Jeffrey and James.

Also on November 24, 1952, the taxpayer corporation, acting through its president, Adolph Fine, entered into two written contracts. The first was an agreement with Adolph Fine, Inc., by which that corporation would construct-. houses on the lots owned by the taxpayer James Realty Co., at cost plus 12%%. By the terms of a second contract, with Fine Realty, Inc., that corporation was made the exclusive selling agent of the homes to be constructed for taxpayer by Adolph Fine, Inc. Sales commissions were to be from 5% to 7%% depending upon financing arrangements and costs.

In August, 1953, taxpayer purchased thirty-six lots located in the neighboring West Tonka Hills Addition from Fine Realty, Inc. at a price of $650 per lot, or a total price of $23,000.

During its fiscal year ended November 30, 1953, when taxpayer reported taxable income in the amount of $24,699.05, only $355.56 of this amount was attributable to the sale of lots purchased from Fine Realty, Inc., while the remaining income was derived from sales of houses built on lots acquired from Adolph Fine.

Taxpayer was one of nine development companies formed by Adolph Fine between 1950 and 1954, All of them occupied offices owned by Adolph Fine, Inc., and were supplied with bookkeeping services by the same personnel who kept the books of Adolph Fine, Inc.

Taxpayer filed a timely income tax return for the fiscal year ended November 30, 1953, and paid the tax shown thereon in the amount of $7,409.72. The District Director of Internal Revenue for the District of Minnesota made a deficiency assessment in the amount of $14,066.11, plus statutory interest, by disallowing the corporate surtax exemption and excess profits credit, and assessing an accumulated earnings tax under § 102, Int.Rev.Codé of 1939, 26 U.S.C.A. § 102, in addition. 5 Taxpayer paid the deficiency assessed, plus interest in the amount of $3,480.80, and thereafter filed the timely, claim for refund which the Commissioner denied.

f The Court considered the testimony tendered by the taxpayer to show that its existence was justified by bona fide busi.ness purposes although as Mr. Fine tes *397 tified, “he was aware” of the tax results of the multiple corporations he caused to be organized.

The District Court found as ultimate facts: (a) that there was no real business purpose for the creation of the taxpayer corporation and that it derived no income from independent activities of a nature different from those of Adolph Fine, Inc., and Fine Realty, Inc.; (b) that the principal purpose for the acquisition of the taxpayer corporation by Adolph Fine was tax avoidance by securing the benefit of another corporate surtax exemption and excess profits credit which he would not otherwise enjoy; (c) that taxpayer was created for the purpose of acquiring property from other corporations controlled by the same stockholders and was not actively engaged in business in August, 1953, when it acquired the thirty-six lots from Fine Realty, Inc.; (d) that at the time of the formation of the taxpayer-corporation Adolph Fine, Inc., and Fine Realty, Inc., were conducting trades or businesses substantially similar to that of the taxpayer corporation during its taxable year ended November 30, 1953; (e) and that during its taxable year ended November 30, 1953, the taxpayer did not permit earnings or profits to accumulate beyond the reasonable needs of its business.

Accordingly, the court concluded that the Commissioner properly disallowed the surtax exemption and minimum excess profits tax credit under Sections 15 (c) and 129(a) (1) of the Internal Revenue Code of 1939.

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

Related

Wells Fargo & Co. v. United States
143 F. Supp. 3d 827 (D. Minnesota, 2015)
Wilson v. United States
530 F.2d 772 (Eighth Circuit, 1976)
Harbour Properties, Inc. v. Commissioner
1973 T.C. Memo. 134 (U.S. Tax Court, 1973)
Supreme Investment Corporation v. United States
468 F.2d 370 (Fifth Circuit, 1972)
Glen Raven Mills, Inc. v. Commissioner
59 T.C. 1 (U.S. Tax Court, 1972)
Your Host, Inc. v. Commissioner
58 T.C. 10 (U.S. Tax Court, 1972)
Lewisville Inv. Co. v. Commissioner
56 T.C. 770 (U.S. Tax Court, 1971)
Younker Bros. v. United States
318 F. Supp. 202 (S.D. Iowa, 1970)
Southern Dredging Corp. v. Commissioner
54 T.C. 705 (U.S. Tax Court, 1970)
Atlas Storage Co. v. United States
306 F. Supp. 570 (S.D. West Virginia, 1969)
Bobsee Corporation v. United States
411 F.2d 231 (Fifth Circuit, 1969)
Lake Textile Co. v. Commissioner
1969 T.C. Memo. 44 (U.S. Tax Court, 1969)
House Beautiful Homes, Inc. v. Commissioner
405 F.2d 61 (Tenth Circuit, 1968)
Borge v. Commissioner
1967 T.C. Memo. 173 (U.S. Tax Court, 1967)
Dorba Homes, Inc. v. Commissioner
1967 T.C. Memo. 150 (U.S. Tax Court, 1967)

Cite This Page — Counsel Stack

Bluebook (online)
280 F.2d 394, 6 A.F.T.R.2d (RIA) 5178, 1960 U.S. App. LEXIS 3963, Counsel Stack Legal Research, https://law.counselstack.com/opinion/james-realty-company-a-corporation-v-united-states-ca8-1960.