Morton v. Commissioner

38 B.T.A. 1270, 1938 BTA LEXIS 762
United States Board of Tax Appeals·Decided December 2, 1938·No. Docket No. 86517.·Published·Cited by 117 cases

Opinions

[1271]*1271OPINION.

Kern:

This proceeding involves that part of a deficiency of $2,159.05 determined by respondent in petitioner’s income tax liability for the year 1932 which arises by reason of (1) respondent’s disallowance of a deduction claimed by petitioner in the sum of $848.32, representing interest paid by him on an obligation of the Twelve-Sixty Astor Street Building Syndicate, (2) respondent’s disallowance of a deduction taken by petitioner in the sum of $3,625, representing an investment in common stock of the First Investors Co. of Illinois and claimed by him to have become worthless in that year, and (3) the disallowance by respondent of a deduction claimed by petitioner in the sum of $65,000, representing an investment by him in the 1242 Lake Shore Drive Syndicate and alleged to have become worthless in 1932.

The facts as to the first issue have been stipulated by the parties. With regard to the second, and third issues, part of the facts have been stipulated. A deposition has been introduced with reference to the second issue, and at the hearing of this proceeding evidence was offered with regard to the third issue which the parties agreed should also apply to a similar issue in Docket No. 91705.

The findings of fact and opinion as to each issue are set out separately.

Issue No. 1.

In the year 1930 the taxpayer became associated with a small group of persons ivho were interested in the erection of a cooperative apartment building at 1260 Astor Street, Chicago, Illinois. These persons formed a syndicate under the name of, and did business as, the 1260 Astor Street Building Syndicate. During the year 1930 this syndicate caused to be organized the 1260 Astor Street Building Corporation and caused to be conveyed thereto title to real estate at 1260 Astor Street, Chicago. Prior to its incorporation subscriptions were received for a part of the corporation’s stock by prospective tenants of the building. The organization of the company, and its leasing of apartments, was in the form commonly used in Chicago at that time in the erection of cooperative apartments. The financial plan of the enterprise, as originally formulated by the syndicate, called for a first mortgage of approximately one-half of the cost of the building, with the balance of the cost to be financed by the payments on the stock subscriptions.

Difficulty ivas encountered, however, in securing subscriptions to all of the company’s stock; and stock representing five apartments remained unsold. Thereupon, the National Bealty & Investment Co. (whose subsidiary, the Ouilmette Construction & Engineering Co., [1272]*1272was given the contract for the construction of the building) offered to lend to the syndicate enough money to complete the financial program, upon condition that the stock of the building company to be formed be pledged as security for the loan and the proceeds of all apartments sold be used for repayment.

This offer was accepted, and a total of $170,000 was lent by National Eealty & Investment Co. Under the agreement put in evidence by which the syndicate was created, Louis C. Sudler was appointed syndicate manager, and executed, pursuant to the powers given him as such, promissory notes payable to the National Eealty & Investment Co. representing the amounts borrowed by the syndicate. Each of the notes was in the ordinary form of promissory notes and was signed “1260 Astor Street Building Syndicate, by Louis C. Sudler, By Syndicate Manager”; the second occurrence of “By” being evidently an error.

The cash received from the National Eealty & Investment Co. was employed in the purchase of stock in 1260 Astor Street Building Corporation. This stock was pledged as collateral security for the promissory notes given to the National Eealty & Investment Co. In 1931 the 1260 Astor Street Building Syndicate sold a portion of this stock (and the right to a lease to one of the apartments in the building, the right accompanying the stock under the cooperative plan) for $85,000.^ This amount was paid on the principal of the promissory notes, leaving an unpaid balance throughout the year 1932 of $85,000.

During the year 1932 the petitioner paid $848.32 on account of his proportionate share of the interest due from the syndicate on the unpaid balance of the promissory notes. This sum was paid by the petitioner to the 1260 Astor Street Building Corporation, which, in turn, transmitted the money to the National Eealty & Investment Co. All the members of the syndicate made their payments of interest on the loan in similar fashion through the 1260 Astor Street Building Corporation.

Petitioner claimed a deduction on account of interest paid in this amount pursuant to section 23 (b) of the Eevenue Act of 1932, set out in the margin.1 This deduction was disallowed by respondent on the ground that the interest was an expense chargeable to the [1273]*1273syndicate, and, since this particular syndicate was held by respondent to be taxable as a corporation, the interest paid by petitioner might not be deducted by him. In his brief respondent further contends that this payment of interest by petitioner represented an additional cost of the unsold stock held by the syndicate, and therefore was not deductible.

We shall assume, as both parties seem to have assumed, that the syndicate involved in this case should be considered as being classified for the purposes of the Revenue Act of 1932 as a corporation.

Section 23 (b) of the act, which we have quoted, plainly and categorically grants a deduction from gross income as to “all interest paid or accrued within the taxable year on indebtedness”, with two specific exceptions not pertinent to this case. We have held that “indebtedness” means “something owed in money which one is unconditionally obligated or bound to pay, the payment of which is enforceable.” William Park, 38 B. T. A. 1118; W. S. Gilman, 18 B. T. A. 1277; affd., 53 Fed. (2d) 47. The question of whether there is an enforceable obligation to pay so as to constitute an indebtedness within the meaning of this section depends for its solution on the law of the state having jurisdiction. William Parle, sufra. Since the notes upon which interest was paid by the petitioner were executed in Illinois and were to be paid in Illinois, and the parties to the notes lived in Illinois, it is obvious that the law of Illinois must determine whether the interest due upon the notes was an indebtedness of petitioner. Under the laws of that state, if a note is executed on behalf of a syndicate by the syndicate manager pursuant to the authority granted to him by the syndicate agreement, each member of the syndicate is liable on the note as a primary obligation and if the note is unpaid as to principal or interest the payee may enforce payment against the individual members of the syndicate. Slater v. Clark, 68 Ill. App. 433. The Illinois law in this respect is in accord with the common law rule universally recognized. 33 C. J. 873.

Since the interest paid by petitioner and claimed by him as a deduction under section 23 (b) was interest paid by him on an indebtedness, for which he was primarily liable, it necessarily results that the disallowance of this deduction by respondent was erroneous, unless the granting of this deduction is so limited by other provisions of the act as to make it unavailable to the petitioner.

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Morton v. Commissioner, 38 B.T.A. 1270, 1938 BTA LEXIS 762 (bta 1938).

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