Mullen, A. v. Mullen, D.

CourtSuperior Court of Pennsylvania
DecidedSeptember 4, 2024
Docket2538 EDA 2023
StatusUnpublished

This text of Mullen, A. v. Mullen, D. (Mullen, A. v. Mullen, D.) is published on Counsel Stack Legal Research, covering Superior Court of Pennsylvania primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mullen, A. v. Mullen, D., (Pa. Ct. App. 2024).

Opinion

J-A12018-24

NON-PRECEDENTIAL DECISION - SEE SUPERIOR COURT O.P. 65.37

AMANDA MULLEN : IN THE SUPERIOR COURT OF : PENNSYLVANIA Appellant : : v. : : DANIEL MULLEN : : : No. 2538 EDA 2023

Appeal from the Order Entered September 5, 2023 In the Court of Common Pleas of Bucks County Civil Division at No(s): 2020-61132

BEFORE: PANELLA, P.J.E., KING, J., and STEVENS, P.J.E.*

MEMORANDUM BY KING, J.: FILED SEPTEMBER 4, 2024

Appellant, Amanda Mullen (“Wife”), appeals from the order entered in

the Bucks County Court of Common Pleas, which finalized the divorce between

Wife and Appellee, Daniel Mullen (“Husband”), and completed the equitable

distribution of the marital property. We affirm.

The trial court set forth the relevant facts and procedural history as

follows:

[Husband] and Wife were married on April 18, 2009. Husband and Wife separated on July 1, 2020. Wife filed the Complaint in Divorce on July 21, 2020. The parties attended their first master’s hearing in equitable distribution of their marital estate on February 15, 2023. That master’s hearing was continued until April 28, 2023. Wife filed a motion for a de novo hearing pursuant to the recommended order of the Bucks County Master’s Office. That de novo hearing was held on August 23, 2023. On September 5, 2023, this ____________________________________________

* Former Justice specially assigned to the Superior Court. J-A12018-24

[c]ourt ordered the parties’ divorce and equitable distribution of their marital estate.

Husband and Wife share three minor children, ages three, seven and nine. Husband resides with the parties’ children during his periods of shared physical custody in the former marital residence located in Langhorne, Pennsylvania. Wife resides with the parties’ children during her periods of shared physical custody in a single-family home also located in Langhorne, Pennsylvania. At the time of the hearing, there was no custody order in place.

At the time of the hearing, Husband was employed by Norfolk Southern Railroad Police Department as a police officer. He reported a 2022 gross annual income of $80,9[5]5. At the time of the hearing, Wife was employed by Agora Charter School as a parent engagement advisor earning $80,000 gross annually. She also earns approximately $10,000 gross a year in rental income.

At the hearing there were three key points of contention between the parties. First, whether or not Husband is entitled to a vanishing credit towards the marital value of the marital residence.[1] Second, whether the increase in value of the single-family home located at 233 Mill Street, Moorestown, New Jersey (the “Moorestown property”) is marital property or separate property owned solely by Wife. And third, the appropriate marital value of the Moorestown property if it was found to be marital property.

The parties are joint owners of real property located at Delaware Avenue, Langhorne, Pennsylvania. They purchased the marital residence from Husband’s parents in September 2009 for $410,000. Husband’s parents gifted Husband equity in the amount of $150,000. Husband’s parents executed a gift letter at the time of sale. According to Husband’s testimony, … the gift was made solely to him as opposed to the marriage. In support of that, only ____________________________________________

1 As we will discuss infra, courts utilize the concept of a “vanishing” or “disappearing” credit where non-marital “assets were found to have been transmuted into marital property over time.” Sergi v. Sergi, 506 A.2d 928, 932-33 (Pa.Super. 1986).

-2- J-A12018-24

Husband’s parents and Husband signed the gift letter, as opposed to Wife also signing the gift letter. The letter states the gift was made by them solely to Husband.[2] Husband and his mother further testified that Wife was present during conversations where Husband’s parents were clear on their intent to gift the equity solely to Husband, not Husband and Wife. Differently, Wife testified that no such conversation ever occurred and that she believed the gift was made by Husband’s parents to her and Husband. There is a first mortgage with Capital Mortgage Services America of Texas secured by the marital residence. As of January 2023, the mortgage balance totaled $245,235. The parties agreed that the current fair market value of the marital residence is $427,500.

In January 2005, Wife purchased the Moorestown property for $130,000. Wife obtained a mortgage in the amount of $126,000 at the time of purchase. In addition, she secured a home equity loan in the approximate amount of $25,000. In July 2015, the parties refinanced so that both Husband and Wife were obligors on the Moorestown property’s mortgage. At the time of the hearing, Wife’s father was living in the Moorestown property and paying Wife $1,500 a month in rent. At the hearing, Husband’s position was that this court should find that the Moorestown property is marital, as opposed to Wife’s position that the property is entirely nonmarital. According to Husband’s testimony, which we believe, the rental income generated from the property was deposited into a joint account shared by the parties. Husband also testified that he contributed time and money to the upkeep of the Moorestown property during the entire marriage. Consistent with those findings and the Divorce Code, we ordered that the increase in value of the Moorestown property from the date of marriage to the date of separation is marital property subject to equitable distribution.

Regarding the value of the Moorestown property, Husband’s expert, whose report we found to be most valuable, Anthony ____________________________________________

2 Husband offered the gift letter into evidence as an attachment to the agreement of sale for the marital residence. (See Husband’s Hearing Exhibit H-1, submitted 8/23/23).

-3- J-A12018-24

Salvitti, valued the property at $130,000 at the date of marriage. During Mr. Salvitti’s testimony, we reviewed H— 3, Salvitti Residential Appraisal Report. In preparing his appraisal Mr. Salvitti applied the sales comparison approach. He inspected the interior and exterior of the property, surveyed the surrounding neighborhood and reviewed prior transactions comparable to the Moorestown property. Mr. Salvitti considered the type of house, size, geographic location, median sales, room count, and the climate of the market to determine which transactions were comparable to the value of the Moorestown property. Mr. Salvitti specifically considered three sales that occurred in 2021 all within a few blocks of the Moorestown property. After adjusting the 2021 values to 2009 values, and in considering other relative sales, Mr. Salvitti determined that the Moorestown property had a fair market value of $130,000 as of April 2009. Wife’s expert, Sean T. McCarthy, valued the property at $194,000 at the date of marriage, and $215,000 at the date of separation. During Mr. McCarthy’s testimony, we reviewed W—2, his appraisal report for the Moorestown property. Mr. McCarthy conducted a market analysis which showed real estate transaction trends for the area where the property is located. He also inspected the interior and exterior of the property, considered similar properties within the same geographic span. To decide which properties were appropriate to compare to the Moorestown property, Mr. McCarthy considered the size of the property, the type of transaction which occurred, the climate of the market at that time, median sales amounts for the surrounding area, and geographic location relative to the subject property. After adjusting the values relative to the date of marriage and date of separation, Mr.

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Mullen, A. v. Mullen, D., Counsel Stack Legal Research, https://law.counselstack.com/opinion/mullen-a-v-mullen-d-pasuperct-2024.