Martin v. Commissioner

44 T.C. 731, 1965 U.S. Tax Ct. LEXIS 39
United States Tax Court·Decided August 24, 1965·No. Docket No. 78271·Published·Cited by 37 cases

Opinion

Drennen, Judge:

Respondent determined deficiencies in petitioners’ income tax and additions to tax under sections 294(d) (1) (A) and 294(d) (2), I.R.C. 1939,1 as follows:

Year Deficiency Income tax Additions to tax,I.R..C. 1939 Sec. 294(d)(1) (A) Sec. 294(d)(2)
1951_. $460.28 $355.28 $236.85
1962. 18,676.82 2,475.86 1,650.57
1053.. 1. 680.76

At the hearing respondent conceded that petitioners are not liable for the additions to tax pursuant to section 294(d) (2) for the years 1951 and 1952. The issues remaining for decision are: (1) Whether petitioners realized long-term capital gain from the sale of the hotel property; (2) whether petitioners’ share of the ordinary distributable losses from the trust that sold the hotel property should be reduced because of the nondeductibility of taxes, attorneys’ fees, and accountants’ fees; (3) whether petitioners are entitled to a deduction for travel and other expenses (erroneously claimed as a “net operating loss” on the return filed) for the year 1952; and (4) whether petitioners are liable for the additions to tax, pursuant to section 294(d) (1) (A), for failure to file estimated tax returns for the years 1951 and 1952.

Other issues raised in the notice of deficiency have either been conceded or have not otherwise been contested, and these adjustments will be reflected in the Eule 50 computation.

FINDINGS OF FACT

Petitioners Karl E. Martin and Kathleen Martin are husband and wife who resided in Knoxville, Tenn., during the taxable years 1951, 1952, and 1953. For each of the taxable years petitioners filed joint income tax returns with the district director of internal revenue at Nashville, Tenn. Kathleen Martin is involved in this proceeding solely by reason of having filed joint income tax returns with her husband. Karl E. Martin will hereinafter be referred to as petitioner.

On or about May 30,1951, E. S. Doggett (hereinafter referred to as Doggett) and petitioner obtained an option to purchase on or before noon, August 1, 1951, the Memorial Hotel Building in Nashville, Term., for $620,423. The hotel building was located diagonally across the street from the State capitol grounds in Nashville and was in close proximity to many State government office buildings.

Doggett and petitioner did not have the necessary cash to complete the purchase of this property. Doggett approached Stirton Oman, who apparently had participated in other similar joint ventures, because it was believed that Stirton Oman could obtain a larger mortgage for the purpose of purchasing the property. Stirton Oman and his brother, John Oman III, agreed to enter into the transaction and procure the necessary financing and in return they were to receive a one-third interest in the transaction.

Andrew Ewing, a Nashville attorney, was employed to represent the parties in this transaction. Subsequently Andrew Ewing was contacted by E. A. Adams (hereinafter referred to as Adams), who was at that time superintendent of premises and layouts for the Tennessee Department of Employment Security. Negotiations between Adams and Andrew Ewing were opened for the acquisition of the hotel property to be used as office accommodations for the Department of Employment Security. Adams had been informed by the Governor that, the Department of Employment Security would have to vacate its offices in the Cotton States Building, where the department was then located.

On or about July 18,1951,2 Cumberland Properties, Inc., a Tennessee corporation (hereinafter referred to as the corporation), was formed, and the option was transferred to the corporation. All of the stock of the corporation, 300 shares, was issued to J. Marshall Ewing and Andrew Ewing, the president and secretary-treasurer, respectively, of the corporation as trustees for the following beneficial owners:

Number of sfiares
Robert S. Doggett-100
Karl R. Martin_100
Stirton Oman_ 50
John Oman III_ 50

Negotiations between the parties continued, and on July 20, 1951, the corporation entered into an agreement entitled “Lease with Option to Purchase” with the State of Tennessee (hereinafter referred to as the State) and Third National Bank in Nashville. This agreement provided for a 15-year lease of the Memorial Hotel property, beginning on January 1, 1952, whereby the State would pay in monthly installments a total of $1,769,040. The agreement (the terms of which are explained in greater detail below) also contained an option whereby the State could purchase the property.

On or about July 31, 1951, the Omans arranged the necessary financing to purchase the hotel building by personally loaning the corporation $18,000 each and by arranging a loan of $600,000 through the Third National Bank of Nashville (hereinafter referred to as the bank) from the First Mortgage Co. of Nashville, Tenn. (This loan ■was apparently evidenced by a note dated December 19,1951, from the corporation to First Mortgage Co., secured by a deed of trust on the hotel property of even date therewith from the corporation to the bank as trustee.) Also on or about July 31, 1951, Andrew Ewing, acting for the corporation, exercised the option to purchase the hotel building from the Memorial Corp. On August 17,1951, the Memorial Hotel Building was conveyed to the corporation.

The “Lease with Option to Purchase” was executed by J. Marshall Ewing and Andrew Ewing, president and secretary-treasurer of the corporation, respectively; by W. B. Jarrell, E. K. Wiley, and Gordon Browning, purchasing agent, commissioner of the Department of Employment Security, and Governor of the State, respectively; and by G. A. Puryear, vice president and trust officer of the bank. The agreement provided the corporation could place a loan on the hotel property for up to $650,000, secured by deed of trust. The lease, for a term of 15 years, was to begin on January 1, 1952, and the State was entitled to all rents due from tenants occupying the premises after commencement of the lease. Bental payments of $9,828 were due every month, and the State was to assume the cost of insuring the premises against loss or destruction. The lease further provided that the State would “indemnify Owner against any and all taxes, rates, assessments and levies,” of any kind whatever imposed upon the property, the lease, or the rents paid on or after January 1, 1953. There was a caveat which stipulated that the State was not to reimburse the owner for “any income or succession tax,” but the lease did specifically provide that the owner would be indemnified for any special levy against the rents (or installment payments if the option to purchase was exercised) imposed as a substitute for property taxes.

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Martin v. Commissioner, 44 T.C. 731, 1965 U.S. Tax Ct. LEXIS 39 (tax 1965).

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