Sound Around, Inc. v. Hialeah Last Mile Fund VII, LLC

Court of Appeals for the Eleventh Circuit·Decided October 10, 2025·No. 25-10754·Unpublished

Opinion

USCA11 Case: 23-12479 Document: 44-1 Date Filed: 10/10/2025 Page: 1 of 22

NOT FOR PUBLICATION

In the United States Court of Appeals For the Eleventh Circuit ____________________ No. 23-12479 Non-Argument Calendar ____________________

SOUND AROUND, INC., a New York corporation, Plaintiff-Appellant, versus

DOUGLAS O'DONNELL, an individual, Defendant-Appellee.

____________________ Appeal from the United States District Court for the Southern District of Florida D.C. Docket No. 1:22-cv-23395-RNS ____________________ USCA11 Case: 23-12479 Document: 44-1 Date Filed: 10/10/2025 Page: 2 of 22

2 Opinion of the Court 23-12479 ____________________ No. 25-10754 Non-Argument Calendar ____________________

SOUND AROUND, INC., a New York corporation, Plaintiff-Appellant, versus

HIALEAH LAST MILE FUND VII LLC, Defendant-Appellee, HIALEAH LAST MILE LLC, Defendant. ____________________ Appeal from the United States District Court for the Southern District of Florida D.C. Docket No. 1:22-cv-20652-RNS ____________________

Before JILL PRYOR, NEWSOM, and ANDERSON, Circuit Judges. PER CURIAM: These consolidated appeals arise out of a failed real estate transaction involving Sound Around, Inc.; Hialeah Last Mile Fund VII LLC (“Fund VII”); and Hialeah Last Mile LLC (“HLM”). The parties’ dispute, so far, has spawned abundant litigation, in- cluding two federal court actions and three appeals to this Court. In the first federal lawsuit, which we refer to as Sound Around I, Sound Around sued Fund VII and HLM, seeking specific USCA11 Case: 23-12479 Document: 44-1 Date Filed: 10/10/2025 Page: 3 of 22

23-12479 Opinion of the Court 3

performance of the parties’ purchase agreement. While Sound Around I was pending, Sound Around filed a second federal lawsuit, which we call Sound Around II, against Douglas O’Donnell, who signed the purchase agreement on behalf of Fund VII. The district court dismissed Sound Around II, concluding that Sound Around had engaged in improper claim splitting. Sound Around appealed the dismissal of Sound Around II. While that appeal was pending, the parties continued to liti- gate Sound Around I. The district court granted summary judgment to Sound Around, ordering specific performance of the purchase agreement. Fund VII and HLM appealed. In their appeal, we iden- tified a potential jurisdictional defect and ordered a limited remand for the district court to determine whether there was diversity ju- risdiction. On remand, the district court determined that complete diversity did not exist and dismissed the lawsuit. Sound Around ap- pealed the dismissal. The parties’ dispute is presently before us on Sound Around’s two appeals: In 25-10754, it challenges the district court’s dismissal of Sound Around I for lack of subject matter jurisdiction, and in 23-12479, it challenges the district court’s dismissal of Sound Around II based on improper claim splitting. After careful consider- ation, we affirm the district court’s dismissal of Sound Around I for lack of subject matter jurisdiction. Because the district court never had jurisdiction in Sound Around I, it follows that the district court erred in dismissing Sound Around II for improper claim splitting. Thus, in Sound Around II, we vacate the district court’s dismissal USCA11 Case: 23-12479 Document: 44-1 Date Filed: 10/10/2025 Page: 4 of 22

4 Opinion of the Court 23-12479

and remand for consideration of the other issues raised in O’Don- nell’s motion to dismiss. I. Although the procedural history of Sound Around’s two fed- eral lawsuits and the parties’ three appeals is convoluted, the un- derlying facts of the parties’ dispute are relatively straightforward. In 2021, Sound Around signed an agreement to buy a building in Miami that was owned by Fund VII and HLM. The agreement, which was signed by Sound Around and Fund VII, provided that the sellers would renovate the property, Sound Around would pay approximately $11 million for the renovated property, and the transaction would close after Miami-Dade County issued a certifi- cate of completion for the building. O’Donnell, who signed the purchase agreement for Fund VII, allegedly had the authority to act on behalf of and bind both Fund VII and HLM. Several months after the parties signed the purchase agree- ment, the sellers informed Sound Around that they were not mov- ing forward with the transaction because of unanticipated prob- lems that increased the cost of the renovation and made the trans- action “commercially impractical.” Doc. 65-11 at 2. 1 They stated that they would sell the property only if Sound Around paid mil- lions of dollars more. Litigation followed.

1 “Doc.” numbers refer to the district court’s docket entries in Sound Around I.

“11th Cir. Doc.” numbers refer to our Court’s docket entries in appeal 23- 12830. USCA11 Case: 23-12479 Document: 44-1 Date Filed: 10/10/2025 Page: 5 of 22

23-12479 Opinion of the Court 5

In 2022, Sound Around sued Fund VII and HLM in the Southern District of Florida, alleging that they breached the pur- chase agreement. Even though HLM had not signed the purchase agreement, Sound Around asserted that HLM should be treated as a party to the agreement because it was left out of the agreement by mistake and O’Donnell had represented that HLM intended to be bound by the purchase agreement. Sound Around sought spe- cific performance of the purchase agreement—to have Fund VII and HLM complete the renovations and convey the property. In its complaint, Sound Around alleged that there was diver- sity jurisdiction because the parties were citizens of different states and the amount in controversy exceeded $75,000. The complaint alleged that Sound Around, a corporation, was a citizen of New York because it was incorporated and had its principal place of busi- ness there. And the complaint alleged that Fund VII and HLM, which were limited liability companies, were citizens of Delaware, where each entity was incorporated, and California, where each entity had its principal place of business. The complaint included no allegations about the citizenship of the members of Fund VII or HLM. Neither the defendants nor the district court in Sound Around I questioned whether these allegations were sufficient to es- tablish subject matter jurisdiction. Instead, the case proceeded through discovery and to summary judgment. Several months after filing the first lawsuit against Fund VII and HLM, Sound Around filed a second lawsuit against O’Donnell in the Southern District of Florida, bringing claims for fraud and USCA11 Case: 23-12479 Document: 44-1 Date Filed: 10/10/2025 Page: 6 of 22

6 Opinion of the Court 23-12479

breach of warranty arising out of the failed real estate transaction. According to Sound Around, it learned for the first time that O’Donnell had engaged in fraud when Fund VII filed its summary judgment papers in Sound Around I. Sound Around II was assigned to the same district court judge as Sound Around I. O’Donnell moved to dismiss in Sound Around II. He primar- ily argued that the action should be dismissed because Sound Around engaged in improper claim splitting by filing a separate lawsuit against him rather than raising all its claims in Sound Around I. He also asserted that the complaint should be dismissed because Sound Around failed to state a claim for relief and its claims were barred by Florida’s litigation privilege. The district court granted the motion to dismiss, addressing only the claim-splitting issue. It found that Sound Around II involved the same parties or their privies as Sound Around I and the two cases arose from the same nucleus of operative facts. Based on these find- ings, the court concluded that Sound Around had engaged in claim splitting and exercised its discretion to dismiss Sound Around II with prejudice.

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