Mitchell v. Commissioner

42 T.C. 953, 1964 U.S. Tax Ct. LEXIS 54
CourtUnited States Tax Court
DecidedAugust 26, 1964
DocketDocket No. 1871-63
StatusPublished
Cited by49 cases

This text of 42 T.C. 953 (Mitchell 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
Mitchell v. Commissioner, 42 T.C. 953, 1964 U.S. Tax Ct. LEXIS 54 (tax 1964).

Opinion

AtkiNS, Judge:

The respondent determined deficiencies in income tax for the taxable years 1959 and 1960 in the respective amounts of $14,708.03 and $1,357.32.

The parties having, made certain concessions, the issues remaining are:

(1) Whether the petitioners may report the gain on an exchange of property, recognized under section 1031 (b) ,1 on the installment method pursuant to the provisions of section 453, or, whether such gain is taxable in the year of the exchange;

(2) Whether, as part of such exchange the petitioners received, besides a motel and its furnishings, an interest in a 99-year lease to the land upon which the motel is located, requiring the allocation thereto of some portion of the consideration given by the petitioners in the exchange, or whether such consideration is all attributable to the motel and furnishings, for purposes of determining the basis for depreciation;

(3) 'Whether in computing depreciation on the motel and furnishings for the taxable years 1959 and 1960 the petitioners are required to use the straight-line method as shown in the original return for the year 1959, or whether they may use the declining-balance method claimed in an amended return for the year 1959 filed after the statutory due date for the filing of the return, they having stated in the original return that they reserved the right to alter the method of depreciation;

(4) Whether the petitioners are entitled for the year 1959 to an additional first year allowance for depreciation on furniture and fixtures under section 179;

(5) Wh.eth.er petitioners, who kept their books and records on the cash receipts and disbursements method of accounting for the taxable years in question, can claim deductions, under section 163, for interest accrued but unpaid;

(6) Whether petitioners are entitled to deductions claimed for each of the taxable years in question for traveling expenses; and

(7) Whether petitioners are entitled to deductions, claimed for the year 1959 as charitable contributions, representing depreciation on their private automobile and the cost of meals incurred while engaged in rendering services to charitable and religious organizations.

FINDINGS OF FACT

Some of the facts have been stipulated and are incorporated herein by reference.

The petitioners are husband and wife. The husband will hereinafter be referred to as the petitioner. During the taxable year 1959 petitioners maintained their personal residence in a home in Eed-lands, Calif. For such taxable year they filed with the district director of internal revenue, Los Angeles, Calif., four joint income tax returns. The four returns were filed on or about January 17, 1960, January 29, 1960, December 27, 1960, and August 14, 1961. Each of the returns, filed after January 17, 1960, purported to amend the immediately preceding return. The last return was filed after the petitioners had been called in for conferences with representatives of the Internal Revenue Service.

For the taxable year 1960, petitioners filed two joint income tax returns with the district director of internal revenue in Los An-geles. The first return was filed on April 14, 1961. The second return, purporting to amend tho first return, was filed on August 17, 1961. The petitioners kept their books and records and filed all their returns on the cash receipts and disbursements method of accounting.

On January 16, 1959, the petitioners entered into an “Exchange Agreement” with Ralph R. and Mona E. Petreny, husband and wife, whereby the Petrenys agreed to exchange a motel, known as the Musketeer Motel, located at Anaheim, Calif., for two pieces of improved real property belonging to the petitioners, consisting of premises 8800-8806 Sunset Boulevard and 1021-1025 Palm Avenue, Los Angeles, Calif. In the exchange agreement it was stated that for purposes of the exchange the petitioners’ property was valued at $148,000, subject to an encumbrance of 'approximately $18,624 (less January payment), and that for purposes of the exchange the Petrenys’ property was valued at $247,000, subject to a deed of trust in favor of a bank in the approximate amount of $80,872.60 (after February payment). It was further provided that included in the purchase price, and to remain on the property, were all furnishings, bedding, linens, signs, and all equipment for the operation of the motel. In the escrow instructions the petitioners and the Petrenys valued all this equipment at $47,000. It was agreed that the Petrenys would execute in favor of the petitioners a trust deed in the amount of approximately $69,576, and that the petitioners would execute in favor of the Petrenys a note and chattel mortgage in the approximate amount of $105,000, with interest at 6 percent per annum. It was provided that the combined payments which the petitioners should make on the deed of trust in favor of the bank which they had assumed and the note and chattel mortgage which they would execute in favor of the Petrenys should not be more than $1,600 monthly.2 It was further provided that the Petrenys would sublease to the petitioners the land upon which the motel was located.3

Thereafter, pursuant to the provisions of the exchange agreement, the petitioners transferred their property located in Los Angeles to the Petrenys, subject to an encumbrance of $18,502.39, and executed a note and chattel mortgage in favor of the Petrenys in the amount of $106,127.40, with interest at 6 percent per annum. The Petrenys transferred the motel to the petitioners, subject to a deed of trust in favor of the bank in the amount of $80,873.61, and executed in favor of the petitioners a note in the amount of $69,497.61, secured by a deed of trust, which was payable in monthly installments of $695, which included interest at 6 percent per annum.

Also, in accordance with the above agreement, the petitioners and the Petrenys entered into a sublease on January 27,1959, of the portion of the premises covered by the Petrenys’ 99-year lease upon which the motel was located. The sublease was for the remaining term of the original lease, approximately 98 years. In the sublease the petitioners agreed to pay to the Petrenys the sum of $500 per month basic rental, plus 7 percent of the gross receipts derived from the premises in excess of $80,000 per annum for a period of 30 months, and plus 7 percent of the gross receipts derived from the premises in excess of $70,000 per annum thereafter. It was further provided that if the petitioners should, among other things, sublease the premises or transfer their sublease, they should remain liable for a basic rental of $500 per month, plus 7 percent of the gross receipts derived from the leased premises in excess of $60,000 per year. It was provided that, except insofar as its terms were changed and modified by the sublease, the petitioners accepted the sublease subject to all the terms and conditions of the original lease.

The real property conveyed by the petitioners in the exchange had an adjusted basis of $32,526.13. It had a fair market value of $148,000, subject to an outstanding mortgage of $18,502.39.

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Bluebook (online)
42 T.C. 953, 1964 U.S. Tax Ct. LEXIS 54, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mitchell-v-commissioner-tax-1964.