Char-Lil Corporation v. CIR ( 2000 )

F I L E D
United States Court of Appeals
Tenth Circuit
UNITED STATES COURT OF APPEALS
OCT 25 2000
TENTH CIRCUIT
PATRICK FISHER
Clerk
CHAR-LIL CORPORATION,
Petitioner-Appellant,
v. No. 99-9021
(Tax Court Docket No. 4084-97)
COMMISSIONER OF INTERNAL
REVENUE,
Respondent-Appellee.
ORDER AND JUDGMENT*
Before BALDOCK, POLITZ,** and LUCERO, Circuit Judges.
Char-Lil Corporation appeals the holding of the Tax Court, affirming the
determination by the Commissioner of Internal Revenue that Char-Lil qualifies as a
personal holding company, and therefore owes additional taxes and penalties for the years
1989 to 1994. A close review of the record persuades that we should affirm.
*
This order and judgment is not binding precedent, except under the
doctrines of law of the case, res judicata, and collateral estoppel. The court
generally disfavors the citation of orders and judgments; nevertheless, an order
and judgment may be cited under the terms and conditions of 10th Cir. R. 36.3.
**
The Honorable Henry A. Politz, United States Court of Appeals for the
Fifth Circuit, sitting by designation.
BACKGROUND
Char-Lil is a closely held corporation formed in 1976 by Charles McKelvey with
his wife and daughter. They are the sole stockholders. In exchange for stock, McKelvey
transferred nine parcels of real estate to the corporation on January 1, 1977. Between
1977 and 1989, Char-Lil acquired eight additional properties, and sold twelve. Char-Lil
did not acquire or sell any other properties until 1995, when two parcels were sold.
Char-Lil typically would renovate the properties as needed, lease them to qualified
tenants, then eventually sell same to the tenant. Char-Lil did not utilize the services of a
real estate broker for most of its sales, and did not publically advertise the properties for
sale. When it did sell a property, Char-Lil would provide financing to the buyer, with
resultant installment note payments of principal and interest, in lieu of rental payments.
During the years in question, 1989 to 1994, Char-Lil elected to file corporate tax
returns, invoking Tax Code provisions which allowed it to spread income over several
years, and to depreciate the value of the properties.1 After auditing its returns, the
Commissioner issued a notice of deficiency to Char-Lil, reflecting a determination that
the corporation was primarily in the business of buying and renting, not buying and
selling, real estate. The Commissioner determined that Char-Lil qualified as a personal
1
These provisions are not available to corporations whose primary
business is the buying and selling of real estate. The Commissioner has
not questioned the propriety of Char-Lil’s filing elections. He does assert
that the filings now bind Char-Lil to the operating status it elected.
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holding company, subject to tax on its income, for the years 1989 to 1994. The
Commissioner also disallowed a portion of the passive investment losses claimed by the
corporation, and assessed penalties for underpayment of taxes due. Char-Lil appealed to
the Tax Court, which affirmed, in a detailed opinion, all but a small part of the
Commissioner’s findings. Char-Lil timely appealed that ruling to this court.
ANALYSIS
The Tax Court determined that the properties owned by Char-Lil were purchased
primarily for rental, not for sale.2 Based upon that factual finding, the Tax Court affirmed
the Commissioner’s determination that Char-Lil qualified as a personal holding company,
and that the deficiencies and penalties noticed were appropriate.3 We review the opinion
of the Tax Court for clear error.4
Our review of the Tax Court opinion, the relevant authorities, and the filings and
arguments of counsel, compels the conclusion that the evidence and controlling law
conclusively support the resolution by the Tax Court.
2
This does not mean that the rental properties would never be sold,
just that they were primarily purchased for their rental income potential.
Similarly, the eventual sale of a rental property does not mean it was
primarily purchased for resale.
3
The Tax Court, in its opinion, and the Parties, in their pleadings,
traversed the various Tax Code provisions from which that conclusion is
derived. We need not again travel that legal terrain.
Pullman-Standard v. Swint, 456 U.S. 273 (1982); Brown v.
4
Commissioner of Internal Revenue, 448 F.2d 514 (10th Cir. 1971).
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The judgment of the Tax Court is in all respects AFFIRMED.
Entered for the Court
Henry A. Politz
Circuit Judge
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