A week back from my visit to my nearest and dearest in East Texas, in which I got a ringside seat at a Cat 1 hurricane at no extra charge (and you can have my next one for free), I am reminded of the old East Texas wisdom “Pigs git fed, hogs git et.” See my blogpost “Cullifer’s Travails,” 10/8/14.
Corning Place Ohio, LLC, Corning Place Ohio Investment, LLC, Tax Matters Partner, T. C. Memo. 2024-72, filed 7/17/24, puts Judge Albert G. (“Scholar Al”) in mind of Dixieland Boondockery at its finest, although the Cornings are dealing with a Cleveland, OH, historic structure.
But the Cornings do it in right Dixieland style.
They “acquired a historic office building in downtown Cleveland, Ohio, and proceeded to renovate it into luxury apartments. The renovation was undertaken pursuant to a ‘rehabilitation plan’ approved by the National Park Service (NPS) and the State of Ohio, both of which awarded historic preservation tax credits. The partnership used the tax credits to finance the renovation.” T. C. Memo. 2024-72, at pp. 2-3.
But why stop there? That only leaves them, with no cash in the deal, and a high-priced rental operation, or a condo sellout. Au contraire, the Cornings go for the gold, or, as Judge Scholar Al puts it, they gild the lily.
“Gilding the lily, the partnership then granted a conservation easement over the very same property, claiming a $22.6 million charitable contribution deduction on the theory that it had relinquished valuable development rights. The ‘lost development rights’ allegedly consisted of the notional opportunity to add a 34-story vertical addition ontop of the historic building. Apart from being structurally implausible and economically unsound, adding 34 floors of steel and concrete atop the building would have required the partnership to forfeit the Federal and Ohio tax credits upon which it relied to finance the renovation. As a condition of receiving those credits, it had pledged that the rehabilitation plan would entail no rooftop improvements ‘visible from the street.’ Needless to say, a 34-story addition on top of the building would have been visible from the street. Finding that the 34-story tower was a chimerical concept ginned up solely to support a wildly inflated appraisal, we will sustain the Commissioner’s disallowance of the charitable contribution deduction and his imposition of a 40% penalty under section 6662(h)1 for a ‘gross valuation misstatement.’” T. C. Memo. 2024-72, at p. 3.
You can read Judge Scholar Al’s 45 (count ’em, 45) page gelding the lily. The appraisal is based on stock plans, never used. The same appraiser was working on the NPS credits and the conservation easement. All the experts were part of ” a cottage industry in Cleveland that specialized in supplying data for ‘lost development rights’ appraisals of historic buildings. As of the date of trial, H and L had worked with S on 50–60 ‘vertical expansion’ projects, all of which were connected to conservation easements, and none of which was ever built.” T. C. 2024-72, at p. 12. (Names omitted).
And of course their plans and appraisals were done after the NPS-Ohio State credits were given, the terms of which guaranteed that the proposed vertical expansion could never be built. They had nothing to lose, literally.
Once again, leg-before-wicket, as the single-member (disregarded) LLC, parent of the Cornings, contributed the property before the new member came on board. The new member created Corning, which improperly claimed the deduction. See T. C. Memo. 2024-72, at p. 22-26.
The usual shredding of the petitioner’s appraisers follows. And the chop.
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