Kim et al v. Nyce et al

Filing 154

MEMORANDUM OPINION. Signed by Judge Mark A. Barnett on 11/20/2014. (fb, Chambers)

IN THE UNITED STATES DISTRICT COURT
FOR THE DISTRICT OF MARYLAND
EUN O. KIM, et al.
Plaintiffs,
v.

PARCEL K-TUDOR HALL FARM, LLC
Defendant.

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Civil No.: MAB 09-CV-1572

MEMORANDUM OPINION
This case arises out of a constructive trust (“Trust”) imposed in favor of Eun O.
Kim and other investors (“Plaintiffs”) who contributed funds toward the purchase of a
parcel of land (“Parcel K”) now owned by Parcel K-Tudor Hall Farm, LLC ( “PK-THF” or
“Defendant”). The case is before this court on remand from the United States Court of
Appeals for the Fourth Circuit, which directed this court to reconsider and, if appropriate,
adjust the value of the Trust. After a bench trial on October 20, 2014, the court hereby
makes the necessary findings of fact and adjusts the value of the Trust.
FACTUAL AND PROCEDURAL BACKGROUND
In 2004, Sunchase Capital Partners XI, LLC (“Sunchase”), purchased 141 acres
of real property from Tudor Hall Farm, Inc. As part of the overall transaction, a 7.88
acre piece of land, referred to as Parcel K and surrounded by the other acres (except
where bordered by water), would be transferred to Defendant PK-THF. To fund the
purchase, Sunchase sold Class A Membership shares to Plaintiffs, among other
investors. Plaintiffs contributed $3.12 million toward the $15.5 million purchase price.
In addition to obtaining title to the 141 acres, Sunchase assumed an eighty percent

interest in PK-THF, and Tudor Hall Farm, Inc. assumed a twenty percent interest.
When Sunchase had difficulty paying Tudor Hall Farm, Inc. on the Purchase Money
Note, it sought an investment from William D. Pleasants. Through the 2003 Trust of the
Descendants of William D. Pleasants, Jr. (“Pleasants Trust”), Pleasants invested $5.315
million in Sunchase in exchange for a Class A membership interest. At the time of this
investment, Plaintiff’s investment represented twenty-five percent of the funds invested
in Sunchase. The Pleasants Trust created Tudor Hall Funding, Inc. to manage its
investment in Sunchase. Tudor Hall Funding subsequently bought the Purchase Money
Note from Tudor Hall Farm, Inc.
In 2007, Sunchase filed for Chapter 11 bankruptcy. Under the bankruptcy plan, it
sold all of the Tudor Hall Farm property to Tudor Hall Funding, Inc. However, PK-THF
retained title to Parcel K. The bankruptcy plan allowed Sunchase to assign its eightypercent membership interest in PK-THF to Tudor Hall Funding. In a separate
transaction in 2009, Tudor Hall Funding acquired Tudor Hall Farm’s twenty-percent
interest in PK-THF for $325,000. Tudor Hall Funding thus became the sole owner of
PK-THF.
Plaintiffs brought suit against PK-THF, seeking to impose a constructive Trust on
Parcel K because, they alleged, PK-THF came to own the parcel due to Sunchase’s
fraudulent behavior. The district court granted Plaintiffs’ motion for summary judgment
and imposed a constructive trust. Kim v. Nyce, 807 F. Supp. 2d 442 (D. Md. 2011).
Applying a “proportionality approach” to calculate the value of the Trust, the court
determined that the value should be based on the percent that Plaintiffs contributed
toward the purchase price of the 141 acres of land. Id. at 457-58. Because Plaintiffs

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had contributed $3.12 million to the $15.5 million deal, or about twenty percent, the
court set the Trust’s value at approximately twenty percent of Parcel K’s value as of
May 2005. Id. Absent direct evidence regarding the value of Parcel K, the court relied
on the consideration recited in the Parcel K deed as the “best evidence” of Parcel K’s
purchase price. Id. The court thus set the value of the Trust at $50,640, which reflects
approximately twenty percent of the $253,200 value recited on the Parcel K deed. Id.
Plaintiffs and Defendant appealed the court’s decision. See Kim v. Parcel KTudor Hall Farm LLC, 499 F. App’x 313 (4th Cir. 2012) (per curiam). Defendant
challenged the court’s decision to impose a Trust, while Plaintiffs challenged the court’s
use of the proportionality approach and the court’s decision regarding the value of the
Trust. The Fourth Circuit affirmed the court’s decision to impose a Trust and the use of
the proportionality approach to calculate the Trust’s value. Id. at 317-18. However, it
remanded for further consideration of “(1) whether $253,200 is the appropriate purchase
price to use when calculating the trust’s value and (2) whether the trust should equal
twenty percent of the purchase price of Parcel K.” Id. at 317. Specifically, the Fourth
Circuit found that two potential numbers existed concerning Parcel K’s value. Id. at 318
The land’s deed indicated that Parcel K was worth $253,200, while the Operating
Agreement governing PK-THF indicated that Parcel K’s fair market value was $1 million
“for all purposes.” Id. at 317-18 (quotation marks omitted). Likewise, the Fourth Circuit
found evidence suggesting that two different percent values could be used to calculate
Plaintiffs’ proportional investment in Parcel K. Id. at 319. Whereas the district court
calculated the Trust based on Plaintiffs’ twenty percent capital contribution toward the
land deal, Plaintiffs’ twenty-five percent Class A membership interest in Sunchase could

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serve as an alternative basis for calculating their interest in Parcel K. Id. The Fourth
Circuit concluded that the existence of two numbers for calculating Parcel K’s value and
Plaintiffs’ percent interest in that value should have precluded the district court from
granting summary judgment on those issues. Id. at 318-19.
After remand, Plaintiffs and Defendant submitted additional evidence on the
value of Parcel K. Plaintiffs submitted an expert report from a professional real estate
appraiser, C. Jane Gatewood, valuing Parcel K at $1.4 million in May 2005, when
Defendant acquired it. (See Pls.’ Mot. Summ. J. 1-2 and Ex. A; see also Def.’s Resp.
6.) Defendant submitted deposition testimony of William D. Pleasants, a hybrid fact and
expert witness, who valued Parcel K at $253,200 in 2005, based on the tax assessment
recited in the property’s deed. (See Pls.’ Mot. Summ. J. 3; see also Def.’s Resp. 11.)
The court denied summary judgment based on the new evidence, concluding that
genuine issues of material fact remained about the value of, and Plaintiffs’ percent
interest in, the property. Kim v. Nyce, No. 09-cv-1572 (D. Md. July 1, 2014).
The court held a bench trial on October 20, 2014 to hear evidence as to the
proper valuation of Parcel K and the proportion of that value that should be assigned to
Plaintiffs under the Trust. Plaintiffs’ expert witness, Ms. Gatewood, testified that the
value of Parcel K in 2005 was $1.2 million, a figure that she revised down from that
offered in her expert report to reflect that the parcel could not be easily developed
independent of neighboring parcels. (Trial 10:50-10:57.) Mr. Pleasants testified that
Parcel K was worth $253,200 in 2005, based on the value stated on the deed, which in
turn was based on a tax assessment of the land. (Trial 14:50-14:51, 15:00-15:02.)
Though he acknowledged that a tax assessment does not necessarily reflect the value

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of the property, (Trial 15:02 - 15:03), he testified that it more accurately reflected fair
market value in this case than Ms. Gatewood’s assessment, which he believed
underestimated the difficulties of developing the parcel. (Trial 14:33-14:42, 14:5114:52.) Mr. Pleasants further testified that the $1 million fair market value of Parcel K
stipulated in the Operating Agreement for PK-THF did not accurately reflect the fair
market value for the purposes of this case. (Trial 15:13-15:16.) He acknowledged that
the Operating Agreement for PK-THF stipulated that Parcel K was worth $1 million “for
all purposes,” that it was an arms-length transaction, and was contemporaneous with
Plaintiffs’ investment in the Tudor Hall Farm land. (Trial 15:13-15:15.) He indicated,
however, that the Operating Agreement entailed a complex transaction in which Tudor
Hall Farm, Inc. contributed Parcel K, valued at $1 million, and was entitled to receive
that value back, plus eight percent interest. (Trial 15:14-15:16.) As a result, Mr.
Pleasants stated that he did not believe the Operating Agreement’s stipulation of the
land’s fair market value was accurate, and that the actual value of the land was less.
(Trial 15:14- 15:16.)
FINDINGS OF FACT
Having considered the aforementioned evidence, the court makes the following
findings of fact, pursuant to Rule 52(a) of the Federal Rules of Civil Procedure:
1.

The parties have stipulated that the relevant date for valuing Parcel K for

the purpose of this case is May 5, 2005. They also have stipulated that Plaintiffs held
an approximate twenty-five percent Class A Membership Interest in Sunchase and had
invested approximately 20.129 percent of the purchase price of the land from Tudor Hall
Farm.

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2.

Based on the evidence presented at trial, the court concludes that the

$253,200 figure recorded in Parcel K’s deed does not reflect the fair market value of the
land in May 2005. This figure was based on a tax assessment, which the parties agree
does not necessarily reflect fair market value.
3.

The court further concludes that Parcel K was worth $1 million in May

2005, finding the fair market value stipulated in PK-THF’s Operating Agreement to be
convincing evidence of the land’s value. Entered into as part of an arms-length
transaction and contemporaneous with Sunchase’s purchase of Parcel K, the Operating
Agreement stipulates that Parcel K’s fair market value would be set at $1 million “for all
purposes.” (Def. Ex. 8 at 3.2 & Ex. A.) That the Agreement promised Sunchase would
receive the $1 million plus eight percent interest back suggests, if anything, that
$1 million represents a conservative assessment of the parcel’s fair market value.
Further, this number is consistent with the price per acre that Sunchase paid for the 141
acres as a whole. Sunchase paid approximately $106,383 per acre 1 for the Tudor Hall
Farm parcels, and the $1 million figure for Parcel K equates to $126,904 per acre. 2 The
$1 million figure also is corroborated by the $1.2 million valuation that Ms. Gatewood
provided in her expert testimony, which the court finds credible. The price that Tudor
Hall Funding paid in 2009 to obtain Sunchase’s twenty percent interest in PK-THF,
which had title to Parcel K, provides further context for the value of the land in 2005. In
2009, four years after the land had been severed from the other Tudor Hall Farm

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The court determined the price per acre by dividing the $15.5 million purchase price of
the Tudor Hall Farm land by its 141 acres.
2 The court determined the price per acre by dividing the $1 million value of Parcel K by
its 7.88 acres.
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acreage, Tudor Hall Funding paid $325,000 for a twenty percent stake in PK-THF. This
price extrapolates to a $1.625 million value for Parcel K at that time. (Trial 14:2614:28.) This number lends support to the court’s conclusion that the value of Parcel K is
more accurately represented by the $1 million value in the Operating Agreement, and
not the $253,200 that Defendant suggests.
4.

The court further concludes that the amount of the Trust should be set at

twenty percent of Parcel K’s May 2005 value. Though Plaintiffs held a twenty-five
percent Class A Membership interest in Sunchase, this interest does not bear a
sufficiently direct relationship to their investment in Parcel K to form the basis for
calculating the Trust’s value. Plaintiffs contributed $3.15 million toward the $15.5 million
purchase of the 141 acres through the purchase of Class A Membership interests in
Sunchase. This contribution equates to an approximate 20.129 percent investment in
the land, including Parcel K. In contrast, their twenty-five percent Class A Membership
interest derives, not simply from their purchase of Class A Membership interests, but
also from Sunchase’s subsequent issuance of membership interests to the Pleasants
Trust and to Sunchase’s inability to obtain additional investors.
5.

On the basis of these findings of fact, the court finds that the value of

Plaintiffs’ Trust is $201,290.32. This value reflects the Plaintiffs’ 20.129 percent
financial contribution applied to the $1 million value of Parcel K in May 2005.

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CONCLUSION
Considering all of the above, the court determines that the constructive trust on
Parcel K shall be valued at $201,290.32. An order will follow.

/s/
Mark A. Barnett, Judge
United States Court of International Trade
(sitting by designation)
Date: November 20, 2014

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