Nick Penzenstadler , Steve Reilly and John Kelly , USA TODAY
A USA TODAY investigation discovered that anyone could potentially buy
multimillion dollar condos from President Trump. The investigation
reveals the most complete picture yet of the staggering inventory and
value of Trump-owned real estate.
USA TODAY
LAS VEGAS — President Trump’s companies own more than 400 condo units
and home lots whose sale could steer millions of dollars to Trump, a
USA TODAY investigation has found.
USA TODAY spent four months
cataloging every property Trump's companies own across the country.
Reporters found that Trump’s companies are sitting on at least $250
million of individual properties in the USA alone. Property records show
Trump’s trust and his companies own at least 422 luxury condos and
penthouses from New York City to Las Vegas, 12 mansion lots on bluffs
overlooking his golf course on the Pacific Ocean and dozens more smaller
pieces of real estate. The properties range in value from about
$200,000 to
$35 million each.
Unlike
developments where Trump licenses his name to a separate developer for a
flat fee, profits from selling individual properties directly owned by
his companies ultimately enrich him personally.
Trump has never disclosed a complete, unit-by-unit inventory of his
companies' real estate holdings or sales, nor is he required to do so by
federal law. Trump says he's separated himself from his businesses, but
the trust set up in January is run by his sons. Trump is the only
beneficiary and can withdraw funds at any time.
The volume of real
estate creates an extraordinary and unprecedented potential for people,
corporations or foreign interests to try to influence a
president. Anyone who wanted to court favor with the president could
snap up multiple properties or purposefully overpay. They could buy in
the name of a shell company, making it impossible for the public to know
who was behind the sales.
The
potential for conflicts is exacerbated by Trump's refusal to
release his tax returns or fully separate himself from his businesses,
breaking with precedent set by presidents going back four decades. Since
Congress passed the Ethics in Government Act in 1978, all six
presidents from Carter to Obama established blind trusts or limited
investments to assets like mutual funds. Trump has not.
The
president is exempt from most conflict-of-interest laws that apply to
others working in the federal government. He is not required to disclose
when units sell or who bought them.
He is barred by the
Constitution from receiving gifts from foreign governments or officials.
Trump’s assessment that the ban doesn’t apply to market-rate
transactions is debated in lawsuits and among ethics experts.
Regardless,
it may be impossible for the public to even know who is behind purchase
because the rules governing real estate transactions allow for shell
companies to make purchases without disclosing who actually paid the
money.
“Anyone seeking to influence the president could set up an
anonymous company and purchase his property,” said Heather Lowe,
director of government affairs at Global Financial Integrity, a
D.C.-based group aimed at curbing illicit financial transactions. “It’s a
big black box, and the system is failing as a check for conflicts of
interest.”
Since Election Day, records show Trump companies have
sold at least 14 luxury condos and home-building lots for about $23
million. Half were sold to limited liability companies. No names were
listed in deeds, obscuring buyers’ identities.
Since launching his
White House bid, Trump’s companies have sold at least 58 units
nationwide for about $90 million. Almost half of those sold to LLCs.
That
doesn’t count Trump's ownership of millions of square feet of some of
America’s priciest office and retail rental space in Manhattan, Chicago
and San Francisco.
Buyers and renters of Trump properties include companies or individuals tracing to addresses in at least a dozen countries.
The
White House refers business inquiries to the Trump Organization, where
four separate executives and spokesmen declined to answer specific
questions.
Bobby Burchfield, an attorney hired as an independent
ethics reviewer for Trump Organization business deals, wouldn’t answer
specific questions about transactions.
Trump attorneys have argued
that profits from individual real estate sales would route through a
maze of Trump subsidiaries and eventually become mixed in a larger pool
of undifferentiated money in the president’s trust. That, they say,
makes a direct conflict from an individual sale more difficult to
imagine. They do not consider sales of U.S. real estate to foreign
investors as “foreign deals."
Those in the business of selling Trump-owned real estate say business is up.
“I
get a lot more phone calls now that he’s the president,” said Shari
Sanderson, a real estate agent that sells units in the Las Vegas
hotel-condo tower.
A mysterious bulk buyer
A couple of weeks
before the Republican National Convention, a Las Vegas financial firm
filed paperwork to found Milan Investment Limited in Nevada.
Days
later, the newly minted company went on a buying spree. Milan spent $3.1
million over four months to buy 11 luxury condos in a shimmering golden
tower near the Strip that Trump owns with friend and casino mogul Phil
Ruffin. Trump Ruffin LLC collected the last of the money weeks before
Trump was elected.
Milan Investment tracks back to what appears to be an incorrect address, the strip mall office of a financial services firm.
The
owner, Thomas Sullivan, said he never heard of Milan Investment but
said a federal “regulatory” agency visited his office in person asking
similar questions. He declined to identify the agency.
“We’re
completely in the dark,” Sullivan said. “We don’t know if it was a
mistake, or they used our address for some reason, but we aren’t
associated with them.”
On the deeds from Milan’s purchases, Eric
Trump signed for the sellers. An accountant signed for the buyers, and
deeds do not identify any people behind Milan.
USA TODAY tracked corporate, loan and property records across Nevada, Texas and Canada to tie three names to Milan Investment.
In
Nevada, where rules let anyone form companies without identifying the
owners, Milan’s officers are listed as Jun Xu and Qi Huang with an
address at an office suite on the outskirts of Las Vegas.
Additional
documents underlying the sale give two more addresses, both
million-dollar condos in Vancouver, for Xu and Huang. Canadian records
indicate they own both and hold a license to rent one. The records list
Xu as a “businessman” and Huang as a “housewife.”
USA TODAY
contacted every phone number and address found for Xu and Huang in two
countries. Reporters also contacted every business associate identified
in Nevada public records as having worked with the company or assisted
with the condo buys, trying to reach Xu and Huang or find out more about
them. Xu and Huang have not responded.
One more name tied to
Milan is Chen Huang of Sugar Land, Texas, who signed loan documents “on
behalf of Jun Xu and Qi Huang” when they borrowed money using the Vegas
condos as collateral. Phone numbers for Chen Huang in Texas were
answered but disconnected after a reporter identified himself.
Most
Nevada real estate and legal professionals who handled deals would not
answer questions. A lawyer who reviewed paperwork for the lender,
Michael Wixom, said only, “We file the UCC paperwork and represent the
bank locally. It’s all consistent with Nevada state law, and it’s not
unusual to not know the name of the owners.”
Reporters sent
questions about the identity-obscuring real estate sales to a public
relations firm representing Trump in New York, the Trump Organization’s
marketing vice president, its vice president of sales in Las Vegas and
Eric Trump. None of the inquiries was answered.
The deal in 2016
makes Milan Investment the third-biggest investor in the Vegas building,
behind Trump’s own company and Hilton Hotels, which owns 311 of the
condos.
Kathleen Clark, a government ethics expert and professor
at Washington University School of Law, said there’s a strong argument
for requiring disclosure of anyone buying real estate from the
president.
“They’re doing it through Trump companies, but
nevertheless, if it’s going to benefit the president, I think the public
has a right to know who’s paying the president,” Clark said. One
solution: making the president subject to the same rules as other public
officials.
Who's buying from Trump?
USA
TODAY’s review of sales of Trump-owned real estate found dozens of
transactions during and since the campaign involving buyers who have
business in or connections with foreign countries, or are shielded by
purchasing under the name of an LLC. None of the recorded sales
prices appeared, on the surface, to be outside market value.
In
February, businesswoman Xiao Yan Chen bought one of the president’s
penthouses at Trump Park Avenue in Manhattan for $15.9 million,
according to city records.
Chen is founder and managing director
of Global Alliance Associates, a New York City firm described on its
website as “a boutique business relationship consultancy for U.S.
companies seeking to establish a presence in mainland China.” She could
not be reached for comment.
A few days before Trump’s
inauguration, a two-bedroom condo on the 55th floor of the Las Vegas
tower sold for $639,000. The buyer of Condo No. 5507 is identified in
deeds as Fashion Drive, a New York company named for the street below
and formed days before the purchase.
The only real person named in company's corporate filings in New York
is Ivan Antonevich, a Ukrainian-educated pain doctor who did not reply
to interview requests. It’s unclear whether he owns the condo,
represents the buyer, or something else happened.
As part of a
federal crackdown on criminals using real estate to hide illicit cash,
title insurance companies in a handful of U.S. cities must gather
identity information and report all-cash deals above certain amounts to
the government. Industry insiders said the opacity of most shell company
real estate buys is for practical, legitimate reasons.
“Privacy
is a big driver of the LLCs, whether it’s celebrities protecting their
privacy or foreign dissidents hiding assets from an oppressive
government or law enforcement officers worried about their safety from
criminals,” said Steve Gottheim, senior counsel at the American Land
Title Association.
Some investors in the Vegas building were easy
to track down and willing to talk. One New York couple set up a company,
SNJ Properties, to buy a unit in December. SNJ is owned by Susan and
John Irwin of East Islip, N.Y., who bought a second condo in the
building for vacation and as an investment. They said it didn’t have
much to do with politics.
“I’m a big fan of his, but the fact that
Trump is president didn’t influence our decision,” said John Irwin, who
owns Irwin Construction. Irwin, who met Trump at the hotel once, said
he doesn’t worry about other people’s blind purchases of Trump’s real
estate. “It doesn’t bother me. He’s a businessman, and that’s who we
elected.”
Trump’s leasable space in cities such as New York,
Chicago and San Francisco bring in large sums as well. Commercial space
at Trump Tower earned him almost $30 million in 2012, according to a
filing with the Securities and Exchange Commission to back up a loan
Trump took out against the space.
Among the revenue:
multimillion-dollar lease payments from the communist government-owned
Industrial & Commercial Bank of China.
The Chinese bank’s
lease is one of several transactions flagged in a lawsuit against Trump
by an ethics watchdog group, alleging Trump violates the Emoluments
Clause of the U.S. Constitution, which forbids government officials from
taking gifts from foreign powers.
More deals ready to be made
The
White House and Trump surrogates have broadly contended that the
president is not involved in his business deals and scoff at the idea
that a billionaire tycoon could be influenced by individual real estate
transactions in the six- or seven-figure range.
The USA TODAY
review of publicly available records — including figures provided by the
president himself — shows that his individual real estate transactions
add up and have substantially driven his income in recent years.
Consider
the Vegas tower. In his federal financial disclosure in 2016, the
income Trump said he received from the Vegas venture is more than the
revenue he reported from all but one of his approximately 500 companies.
USA
TODAY’s analysis of the 2016 report indicates Trump’s income includes
at least $100 million a year from real estate sales and lease
transactions. That number is probably higher because companies’ income
is reported in ranges spanning millions of dollars.
Trump and his
daughter Ivanka have reported drawing multimillion-dollar incomes from
Trump International Realty in recent years. Trump’s financial disclosure
reported about $4 million in commissions in 2016, and Jared Kushner’s
disclosure reports his wife earns $1 million to $5 million a year in
commissions and fees from the firm.
At Trump properties across the country, more deals are ready to be made.
“We’re
selling quite a few of those now,” Ruffin said of the partners’ Vegas
tower, where he and Trump own 388 condos and penthouses. “It’s picked
up, our volume.” Ruffin owns an adjacent lot and is interested in
building another tower and casino there, possibly partnering with the
Trump Organization.
In total, records show Trump and his family own 32 residential condo
units, plus 82 additional smaller units of real estate, including
commercial property and storage spaces across New York City. That’s
where the biggest money transactions are in the making.
Trump’s realty company lists one of his three-bedroom condos on the
seventh floor of Trump Park Avenue for $7 million,
touting solid oak floors, handcrafted Italian brass doorknobs, marble
baths and “a sleek gourmet chef’s kitchen.” Also for sale: a Trump-owned
seven-bedroom penthouse on the 32nd floor. The $75,000-a-month rent
gets you “360-degree views of New York City’s stunning landscape.”
At
100 Central Park South, beneath the facade bearing the words “Trump
Parc” in gold script, placards recently filled the windows
advertising “RETAIL SPACE FOR LEASE.” The rent: $1.3 million a year.
Joanne
Podell, the listing agent for Cushman & Wakefield, said that
although there has been recent interest, the building’s powerful owner
is far less important in attracting tenants as factors like foot traffic
and size. “It’s a great location."