Sunday, December 25, 2011

Smokehouse Big Chief Front - Load Smoker

!±8± Smokehouse Big Chief Front - Load Smoker

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Smokehouse Big Chief Front - Load Smoker. Smoke or dehydrate up to 50 lbs. of your favorite meat on this front-loading Smoker! Front panel comes off easily! Built with durable embossed aluminum construction, this little dandy heats up to 165 degrees for optimal operation. Simply load up the easy-slide chrome-plated grills and turn on the Smoker. Vented for proper dehydration. Includes free 1 3/4 lb. bag of Smokehouse Natural Wood Chips to get you started. Comes with instructions and recipe booklet. No assembly required. Has 120-volt, 450-watt heating element that's powered by your standard 110v house current. Smoker Dimensions: 12 1/4 x 18 1/2 x 27 1/8, weighs 22 lbs. Pick up this easy-loading Smoker today! Smokehouse Big Chief Front-Load Smoker

Purchase Surefire E1

Monday, December 19, 2011

Walgreens, CVS, and Rite Aid - What RE Investors Should Know in 2011

!±8± Walgreens, CVS, and Rite Aid - What RE Investors Should Know in 2011

Walgreens, CVS or Rite-Aid: Which Tenant Is Best in 2011?

There are 3 major drugstore chains in the US: Walgreens, CVS, and Rite Aid. Below are some key statistics about the 3 major drugstore chains as of July 2010:

Walgreens ranks #1 with market cap of .33 Billion, .25 Billion in revenue, and S&P rating of A+. According to Walgreens, 75% US population lives within 3 miles from its stores. On Oct 1, 2009, Walgreens opened its 7000-th store in Brooklyn, New York. In April 2010, it acquired 258 Duane Reade drug stores in New York Metropolitan area. CVS ranks #2 with market cap of .09 Billion, .1 Billion in revenue (CVS revenue alone is less than Walgreens if revenue from its Caremark group is taken out), and S&P rating of BBB+. CVS opened its 7000-th store in Little Canada, Minnesota on October 5, 2009 and currently operates 7025 drug stores.. Rite Aid ranks #3 with market cap of 9 Million, .53 Billion in revenue, 4780 drug stores and S&P rating of B-.

Investors purchase properties occupied by these drugstore chains for the following reasons:

The drugstore business is very recession-insensitive. People need medicine when they are sick, regardless of the state of the economy. Both rich and poor people in the US have access to medicine. Some even argue that low-income people use more medicine due to free or low-cost drugs offered by government-assisted programs. So the tenants should do well during tough time and have money to pay rent to landlords. The drugstore business has a good prospect in the US: People are living longer and need more medicine to sustain longevity, e.g. Actonel for osteoporosis, Aricept for Alzheimer's symptoms. Older people tend to use more medicine than younger ones as they often have more medical problems. As the 78 million baby boomers are getting closer to retiring age starting from 2008, the drugstore chains anticipate the demand for medicine to increase in next 20 years. The drug market continues to expand as the US population will continue to grow. More and more Americans suffer from various diseases. The number of Americans suffers from seasonal allergies doubled in the last 15 years to 37 million people per Fortune magazine. They spent .4 Billion in 2009 for allergy drugs. As their waist lines balloon (75% of Americans are forecasted to be either overweight or obese by 2020), more Americans are diagnosed with diabetes, high cholesterol at younger and younger ages. In addition, doctors also recommend treating various diseases sooner than later due to better understanding about the diseases. For example, doctors now prescribe antiretroviral drugs for patients soon after infected with HIV virus instead of waiting for the infection to become AIDS. More doctors combine insulin with oral medicines to treat type-2 Diabetes instead of just oral medicines alone. All these factors increase the size of the drug market. Advance in genetic engineering has introduced various new genetic DNA testing kits which allow the genetic diagnosis of vulnerabilities to inherited diseases and disorders. Genetic testing is currently the highest growth segment in the diagnostics industry. Some of these genetic tests will probably transform into direct-to-consumer testing kits available in drug stores in the near future. Upon FDA approval, these new products will potentially bring in additional revenue for drug stores. The passage of Health Care Reform Bill on March 23, 2010 provides insurance coverage to an estimated 33 million more American. This is a major present to the drugstore industry. There are new drugs to treat previously untreatable illnesses, and new diseases, e.g. Viagra for men's unhappiness, Zoloft for depression, Avastin for colon cancer, Herceptin for breast cancer, Nicotine patches for smokers to kick the habit, Tamiflu for a potential bird flu pandemic, vaccine for swine (H1N1) flu pandemic, Tekturna/Rasilez for hypertension and various new drugs for AIDS and Attention Deficit Disorder (ADD). The new medicines are very expensive, e.g. a year's supply of Avastin costs about ,000. Eli Lilly has sold about .8 billion of Zyprexa in 2007 for schizophrenia and yet most people have never heard of this medicine. There are existing drugs now approved to treat new illnesses and thus increase their sales revenue. For example, Lyrica was originally intended to treat pain caused by nerve damage in people with diabetes. It is now approved by FDA to treat Fibromyalgia which affects 5.8 million Americans per WebMD. Big advances in genetics, biology and stem cells research are expected to produce a new class of drugs to treat diabetes, Parkinson's and various rare genetic disorders. For example the new drug Ilaris from Novartis targets genetic causes of an inherited disorder that there are only 7000 known cases worldwide. However, Novartis hopes to gradually broaden its drugs to a blockbuster drug to more common disorders caused by similar genetics. Technology and modern life introduce and require new products, e.g. pregnancy test kits, Lamisil for stronger clearer toe nails, Latisse for longer & thicker eyelashes, Premarin for menopausal symptoms, diabetic monitors, electronic toothbrushes, contact lenses, lenses cleaners, diet pills, vitamins, birth-control pills, IUDs, nutrition supplements and Cholesterol-lowering pills (Americans spent nearly B in 2006 on Cholesterol medications alone per IMS Health, a Connecticut-based consulting company that monitors pharmaceutical sales.) There are also more surgeries: C-sections, Kidney transplants, open-heart triple by-pass, and breast augmentations. More surgeries mean more medicines are needed such as Vicodin for pain management and Warfarin to prevent blood clots in surgeries. Before the customers can get to the medicine aisles or pharmacy counters, they have to pass by chocolates, sodas, digital cameras, watches, toys, dolls, beers and wines, cosmetics, video games, flowers, fragrances, and greeting cards. Drug stores hope you use the one-hour photos services and exchange your liquid propane tanks there. The stores also carry seasonal items, e.g. Halloween costumes, and "As Seen on TV" merchandise, e.g. Shamwow. As a result, customers buy more than their prescriptions and medicine in these drugstores. Rite Aid sells more 28,000 non-pharmacy items in its stores while Walgreens has 22,000 different items on store shelves. CVS reported that non-pharmacy sales represented 30% of the company's total sales in January of 2007. The figure for Walgreens is 34% and 37% for Rite Aid. Many pharmacy locations are in effect convenience stores especially ones that are in residential or rural areas. And so Walgreens hopes that customers also pick up WD-44, and screw drivers at its stores instead of at Home Depot; Thai Jasmine rice, and fish sauce to avoid a trip to Safeway or Kroger Supermarkets. During the recession, sales of these non-drug items are down as customers buy what they need and not what they want. Walgreens tries to reduce the number of items by 4000. It also introduces its own private label which has higher profit margins. There are more and more generic medications on the market as a number of enormously popular brand-name blockbusters will lose their 20-year long patents, e.g. Lipitor (best selling drug in the world to lower cholesterol) in 2010, Viagra (you know what it's for) in 2012. Drugstores prefer to sell generic drugs to customers due to higher profit margins than the brand-name medications. Some people are addicted to pain killers, e.g. Hydrocodone and consume a large amount of medicine, e.g. 30-day dosage in a day to get high. According to testimony from the National Institute on Drug Abuse, US retail pharmacies dispensed nearly 180 million prescriptions in 2007 for opiates, e.g. Hydrocodone. A high percentage of these prescriptions are probably not used for any legitimate medical purposes. This author estimates that at least 10% of the dispensed prescription drugs are not used at all and sit idle in the medicine cabinets. They are eventually expired and thrown away. These companies sign very long-term, NNN leases, guaranteed by their corporate assets. This makes the investment in the underlying property fairly low risk, especially for Walgreens with an A+ S&P rating. In fact, these properties are sometimes referred to as investment-grade properties. Once the drugstore chains sign the lease, they pay the rent promptly and timely. This author is not aware of any properties leased by one of these drugstore chains in which the tenants failed to pay rents. Even when the stores are closed due to weak sales (Walgreens closed 119 stores in 2007), these companies may sublease the properties to other companies and continue to pay rents on the master leases. A typical Walgreens lease consists of 20-25 year primary term plus 8-10 five-year options. During primary term and options, there will be no rent increases in most of the leases. This is the main disadvantage of investing in Walgreens drugstores. A typical CVS lease consists of 20-25 year primary term plus 4-5 five-year options. The rent is normally flat during the primary term and then there is a 2.5%-10% rent increase in the in each 5-year option. A typical Rite Aid lease consists of 20-25 year primary term plus 4-8 five-year options. The lease often has a rent increase every 5-10 years.

Investment Risks: Although the pharmacy business in general is recession-insensitive, there are risks involved in your investment:

The main downside about investing in pharmacies is there is little or no rent bump for a long time, e.g. 20-50 years, especially for Walgreens. So the rent is effectively reduced after inflation is factored in. This is one of the main reasons these properties do not appeal to younger investors. The 3 drugstore chains now have a new formidable competitor, Wal-mart. Wal-mart sells prescription drugs in more than 4000 Wal-mart, Sam's Club and Neighborhood Market stores in 49 states. The retail giant is known for launching in 2006 a highly-publicized generic prescription drug program which now sells 350 generic medications for a 30-day supply. The actual number of medications is less as the medications with different strengths are counted as different medications. For example, Metformin 500 mg, 850 mg, and 1000 mg are counted as 3 medications. Wal-mart probably makes very little profits on these medications if any. However, the marketing campaign--created by Bill Simon, the President and CEO of Wal-mart US, generates a lot of publicity for Wal-mart. Wal-mart hopes to draw customers to its stores with other prescriptions where it has higher profit margins. In an unscientific survey with just one brand-name prescription of Lyrica, this author finds the lowest price at Costco, the highest price at Walgreens and Wal-mart at the middle. Other drug chains try to counter Wal-mart in different ways. Target now offers the same 350 generic medications for for a 30-day supply. Walgreens has a Prescription drugs club with membership fee which offers 1400 generic medications for as little as /week. CVS says it will match any offers from its competitors. Chief Business Correspondent Rick Newman from US World & News Report predicted that Rite Aid might not survive in 2009. While Rite Aid is still around in 2010, dire predictions continue. The study by Audit Integrity gave Rite Aid about a 10.5 percent chance of filing for bankruptcy in 2010. Drugs are also sold in thousands of supermarkets, Target stores, and Costco warehouses. However, there are no drive-thru windows at these stores or Walmart to conveniently drop off the prescriptions and pick up medicines. Customers will not be able to pick up their prescriptions during lunch hour or after 7PM at Target stores or supermarkets. They need to have membership to buy medicines at Costco. Others may not fill their prescriptions at Walmart because they don't want to mingle with typical Walmart customers who are in lower income brackets. And some babyboomers don't want their prescriptions filled at Target or Walmart because there are no comfortable chairs for them to sit down to wait for their medicines. Many leases in areas with hurricanes and tornados are NNN leases with the exception of roof and structure. So if the roof is damaged, you will have to pay for the expenses. The tenant may move to a new location down the road or across the street when the lease expires. This risk is high when the property is located in small town where there is low barrier for entry, i.e. lots of vacant & developable land. The tenant may ask for rent concession to improve its bottom line. The possibility is higher if the tenant is Rite Aid and if the store has low sales revenue and/or higher than market rent. More Americans are walking away from their prescriptions, especially the most expensive brand-name medicines. This may have negative impact on the sales revenue and profits of drug stores and consequently may cause drug store closures. According to Wolters Kluwer Pharma Solution, a health-care data company, nearly 1 in 10 new prescriptions for brand-name drugs were abandoned by people with commercial health plans in 2010. This is up 88% compared to 4 years ago just before the recession began. This trend is driven in part by higher and higher co-pays for brand name drugs as employers are shifting more insurance costs to their employees.

Among 3 drugstore chains, Walgreens and CVS pharmacies in general have the best locations-at major intersections while Rite Aid has less than premium locations. Walgreens tends to hire only the top graduates from pharmacy schools while Rite Aid settles with bottom graduates to save costs. When possible all drugstore chains try to fill the prescriptions with generic medications which have higher profit margins

Walgreens: the company was founded in 1901 by Charles Walgreen, Sr. in Chicago. While the company has existed for more than 100 years, most stores are only 5-10 years old. This is the best managed company among the three drugstore chains and also among the most admired public companies in the US. The company has been run by executives with proven track records and hires the top graduates from universities. Due to its superior financial strength--S&P A+ rating-- and premium irreplaceable locations, properties with leases from Walgreens get the highest price per square foot and/or the lowest cap rate among the 3 drugstore chains. In addition, Walgreens gets flat rent or very low rent increase for 20 to 60 years. The cap rate is often in the low 6% to 7.5% range in 2009. Investors who buy Walgreens tend to be more mature, i.e. closer to retirement age. They are looking for a safe investment where it's more important to get the rent check than to get appreciation. They often compare the returns on their Walgreens investment with the lower returns from US treasury bonds or Certificate of Deposits from banks. Walgreens opened many new stores in 2008 and 2009 and thus you see many new Walgreens stores for sale. It will slow down this expansion in 2010 and focus on renovation of existing stores instead

CVS: CVS Corporation was founded in 1963 in Lowell, MA by Stanley Goldstein, Sidney Goldstein, and Ralph Hoagland. The name CVS stands for "Consumer Value Stores". As of 2009, CVS has about 6300 stores in the US, mostly through acquisitions. In 2004, CVS bought 1,200 Eckerd Drugstores mostly in Texas and Florida. In 2006, CVS bought 700 Savon and Osco drugstores mostly in Southern California. And in 2008 CVS acquired 521 Longs Drugs stores in California, Hawaii, Nevada and Arizona for .9B dollars. The acquisition of Long Drugs appears to be a good one as it CVS does not have any stores in Northern CA and Arizona. Besides, the price also included real estate. It is also bought Caremark, the largest pharmaceutical services company and changed the corporation name to CVS Caremark. When CVS bought 1,200 Eckerd stores, it formed a single-entity LLC (Limited Liability Company) to own each Eckerd store. Each LLC signs the lease with the property owner. In the event of a default, the owner can only legally go after the assets of the LLC and not from any other CVS-owned assets. Although the owner loses the guaranty security from CVS corporate assets, this author is not aware of any incident where CVS closes a store and does not pay rent.

Rite-Aid: Rite Aid was founded by Alex Grass (he just passed away on Aug 27, 2009 at the age of 82) and opened its first store in 1962 as "Thrif D Discount Center" in Scranton, Pennsylvania. It officially incorporated as Rite Aid Corporation and went public in 1968. By the time Alex Grass stepped down as the company's chairman and chief executive officer in 1995, Rite Aid was the nation's largest drugstore chain in terms of total stores and No. 2 in terms of revenue. His son, Martin Grass, took over but was ousted in 1999 for overstatement of Rite Aid's earnings in the late 1990s. Rite Aid is now the weakest financially among the 3 drugstore chains. In 2007, Rite-Aid acquired about 1,850 Brooks and Eckerd drugstores, mostly along the East coast to catch up with Walgreens and CVS. In the process, it added a huge long term debt (currently owes over .69 Billion) and is the most leveraged drugstore chain based on its market value. The integration of Brooks and Eckerd did not seem to go well. Revenue from some of these stores went down as much as 20% after they change the sign to Rite Aid. In 2009, Rite-Aid had over 4900 stores and over Billion in revenues. The figures went down in 2010 to 4780 stores and .53 billion in revenue. On January 21, 2009 Moody's Investor Services downgraded Rite Aid from "Caa1" to "Caa2", eight notches below investment grade. Both ratings are "junk" which indicate very high credit risk. Rite Aid contacted a number of its landlords in 2009 trying to get rent concession to improve the bottom line. In June 2009, Rite Aid successfully completed refinancing .9 Billion of its debts. However, it continues to struggle in 2010 as same store sales decreased 2.5% in June, 1.7% in May, 1% in April,.1% in March, 3.2% in February, and 2.1% in January..

Things to consider when invested in a pharmacy

If you are interested in investing in a property leased by drugstore chains, here are a few things you should consider:

If you want a low risk investment, go with Walgreens. In stable or growing areas, the degree of safety is the same whether the property is in California where you get a 6% cap or Texas where you may get a 7.5% cap. So, there is no significant advantage to invest in properties in California as the property value is based primarily on the cap rate. In 2010, the offered cap rate for Walgreens seems to come down from 7.5%-8.4% in 2009 to 6.5%-7.5% for new stores. If you are willing to take more risk, then go with Rite-Aid. Some properties outside of California may offer up to 10% cap rate in 2010. However, among the 3 drug chains, Rite Aid has 10.5% chance of going under in 2010. Should it declare bankruptcy, Rite Aid has the option to pick and choose which locations to keep open and which locations to terminate the lease. To minimize the risk that the store is shuttered, choose a location with strong sales and low rent to revenue ratio. Financing should be an important consideration. While the cap rate is lower for Walgreens than Rite Aid, you will be able to get the best rates and terms for Walgreens. A 7.25% cap Walgreens with 5.25% interest rate on the loan will generate more cash flow than a 10% cap Rite Aid with 9% interest rate (if you could find a lender for Rite Aid). If you are not a conservative investor or risk taker, you may want to consider a CVS pharmacy. It has BBB+ S&P credit rating. Its cap rate is higher than Walgreens but lower than Rite Aid. Some leases may offer better rent bumps. On the other hand, some CVS leases, especially for properties in hurricane areas, e.g. Florida are not truly NNN leases where landlords are responsible for the roof and structure. So make sure you adjust the cap rate down accordingly. Some of the CVS locations have onsite Minuteclinic staffed by registered nurses. Since this clinic idea was introduced recently, it's not clear having a clinic inside CVS is a plus or minus to the bottom line of the store. All 3 drugstore chains have similar requirements. They all want highly visible, standalone, rectangular property around 10,000 - 14,500 SF on a 1.5 - 2 acre lot, preferably at a corner with about 75 - 80 parking spaces in a growing and high traffic location. They all require the property to have a drive-thru. Hence, you should avoid purchasing an inline property, i.e. not standalone and property with no drive-thru windows. There is a chance that these drugstores may not want to renew the lease unless the property is located in a densely-populated area with no vacant land nearby. In addition, if you acquire a property that does not meet the new requirements, for example a drive-thru, you may have a problem getting financing as lenders are aware of these requirements. If the pharmacy is opened 24 hours a day, it is in a better location. Drugstore chains do not open the store 24 hours day unless the location draws customers. Many properties may have a percentage lease, i.e. the landlord can get additional rent when the store's annual revenue exceeds a certain figure, e.g. M. However, the revenue used to compute percentage rent often excludes a page-long list of items, e.g. wine and sodas, tobacco products, items sold after 10 PM, drugs paid by governmental programs. The excluded sales revenue could account for as much as 70% of store's gross revenue. As a result, this author has seen only 2 stores in which the landlord is able to collect additional percentage rent. The store with a percentage rent is required to report its monthly sales to the landlord. As an investors, you want to invest in a store with strong gross sales, e.g. over 0 per square foot a year. In addition, you also want to check the rent to revenue ratio. If the figure is in the 2-4% range, the store is likely to be very profitable so the chance the store is shut down is low. It does not matter how good the tenants are, avoid investing in declining and/or low-income areas or small towns with less than 30,000 residents within 5 miles ring. In a small town, it may be the only drug store in town and captures most of the market share. However, if a competitor opens a new location in the area, revenue may be severely affected. These properties are easy to buy now and hard to sell later. In 2009 where the credit market is tight, you may have problems finding a lender to finance these properties. Many properties have an existing loan that the buyer must assume. If you have a 1031 exchange, think twice about buying this property. You should clearly understand loan assumption requirements of the lenders before moving forward. Should you fail to assume the existing loan (assuming an existing loan is a lot more difficult than getting a new loan), you may run out of time for a 1031 exchange and may be liable to pay capital gain. With few exceptions, drugstore chains do not own the stores they occupy for several reasons. Here are just a couple of them: They know the pharmacy business but don't know real estate. Stock investors also don't want Walgreens to become a real estate investment company. Owning the real estate will require them to carry lots of long term debts which is not a brilliant idea for a publicly-traded company. About 10% of the drugstore properties for sale and typically CVS pharmacies require very small amount of equity to acquire, e.g. 10% of the purchase price. However, you are required to assume an existing fully-amortized loan with zero cash flow. That is, all of the rent paid by the tenant must be used to pay down the loan. The cap rate may be in the 7% range, and the interest rate on the loan could be attractive in the 5.5% to 6% range. Hence, the investor pays off the loan in 10 to 20 years. However, the investor has no positive cash flow. This requires you to come up with outside cash to pay income tax on the rental profits (the difference between the rent and mortgage interest). The longer you own the property, the more outside cash you will need to pay income taxes as the mortgage interest will get less and less toward the end. So who would buy this kind of property? The investors who have substantial losses from other properties. By acquiring this zero cash flow property, they may offset the income from the drugstore tenant against the losses from other investment properties. For example, a property has 5,000 of rental profits a year, and the investor also has losses of 0,000 from other investment properties. As a result, the combined taxable profits are only ,000. The uninformed investors who fail to consider that they have to raise additional cash to pay income taxes.

Out of the Box Thinking If you put too much weigh on the S&P rating of the tenants, you may end up either taking a lot of risks or passing up good opportunities.

Good location should be the key in your decision on which drug store to invest in. It's often said a lousy business should do well at a great location while the best tenant will fail at a lousy location. A Walgreens store that is closed down later on (yes, Walgreens closed 119 stores in 2007) is still a bad investment even though Walgreens continues paying rent on time. So you don't want to blindly invest in a drug store simply because it hasa Walgreens sign on the building. No company is crazy enough to close a profitable location. It does not take a rocket scientist to understand that a financially-weak company like Rite Aid will make every effort to keep a profitable location open. On the other hand, a financially-strong Walgreens will need justifications to keep an unprofitable location open. So how do you determine if a drug store location is profitable or not if the tenant is not required to disclose its profit & loss statement? The answer is you cannot. However, you can make an educated guess based on store's annual gross revenue is often reported to the landlord as required by the percentage clause in the lease. With the gross revenue, you can determine the rent to income ratio. The lower the ratio, the more likely the store is profitable. For example, if the annual base rent is 0,000 while the store's gross revenue is M then the rent to income ratio is 5%. As a rule of thumb, it's hard to make a profit if this ratio is more than 8%. So if you see a Rite Aid with 3% rent to income ratio then you know it's likely a very profitable location. In the event Rite Aid declares bankruptcy, it will keep this location open and continue paying rent. If you see a Rite Aid drug store with 3% rent to income ratio offering 11% cap, chances are it's a low risk investment with good returns. The weakness of corporate guaranty from Rite Aid is probably not as critical and the risk of having Rite Aid as a tenant is not really that significant. Drug stores with new 25 years leases tend to sell at lower cap, e.g. 7-7.5% cap on new stores versus 8.0-8.5% cap on established locations with 8-10 years remaining on the lease. This is because investors are afraid that the tenants may not renew the leases. Unfortunately, lenders also have the same fear! As a result many lenders will not finance drug stores with 2-3 years left on the leases. The fact that drugstores with new leases have a premium on the price means they have potential of 10% depreciation (buying new at 7.3% cap and selling at 8.3% cap when the leases have 10 year left). Some investors will not consider investing in drug stores with 5-10 years left on the lease. They might simply ignore the fact that the established stores may be at irreplaceable locations with very strong sales. Tenants simply have no other choices other than renewing the lease.


Walgreens, CVS, and Rite Aid - What RE Investors Should Know in 2011

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Wednesday, December 14, 2011

Tennessee Controlled Substance Tax

!±8± Tennessee Controlled Substance Tax

Recently, Tennessee has joined a number of states that have passed legislation to allow for the assessment of an excise tax upon arrest for possession of controlled substances. Alabama, Colorado (repealed), Conneticut, Georgia, Idaho, Indiana, Iowa, Kansas, Kentucky, Minnesota, Montana (repealed), Nevada (repealed Check) North Carolina, Rhode Island, South Carolina, Texas, Utah COMPLETE THE LIST

Most of the "Controlled Substance Tax" (CST) statutes are structured as follows:

First the term, "dealer," is defined. A dealer is usually defined as a person who possesses more than a statutorily identified amount of particular controlled substances. States differ on the amount of controlled substances required for the possessor to be considered a dealer, but most states define a dealer as persons in possession of more than 42.5 grams of marijuana FILL IN REST OF DEFINITION

The statutes require dealers to purchase and affix stamps to the controlled substances in their possession. The stamp serves as evidence that the dealer has paid the required tax on the controlled substance.

When a person who meets the statutory criteria of a dealer is arrested in possession of controlled substances and no tax stamp is affixed, the statutes authorize the commissioner of the appropriate revenue department to assess a tax against the dealer. The amount of the tax usually correlates directly with the amount of the controlled substance.

States have varying miscellaneous requirements or constitutional safeguards. For example, several states' statutes impose criminal penalties on Department of Revenue employees who disclose taxpayer information. Several states' statutes specifically forbid the information obtained in acquiring a tax stamp to be used against the taxpayer in a subsequent criminal proceeding. Several states' statutes forbid the Revenue Commissioner from collecting information that could be used to identify the taxpayer.

As one might expect, the constitutionality of these statutes has been vehemently challenged with mixed results.

"As a general matter, the unlawfulness of an activity does not prevent its taxation." Department of Revenue of Montana v. Kurth Ranch, 511 U.S. 767, 114 S.Ct. 1937, 1941 (1994). Thus, it appears that a state can tax controlled substances even though the possessor has no legal property interest in the controlled substance. However, the author urges counsel to thoroughly research precedent within the state of the assessment because the Supreme Courts of some states have found their respective CST to be unconstitutional.

Among the successful constitutional challenges are violations of the Fifth Amendment pertaining to the double jeopardy clause and the privilege against self-incrimination.

Double Jeopardy

The Fifth Amendment provides that "[n]o person shall ... be subject for the same offence to be twice put in jeopardy of life or limb..." U.S. CONST. amend. V, § 2. "Although its text mentions only harms to 'life or limb,' it is well settled that the Amendment covers imprisonment and monetary penalties." Kurth Ranch, 114 S.Ct. 1937, 1941 (1994). "In Benton v. Maryland, 395 U.S. 784, 794 (1969), we held that this guarantee 'represents a fundamental ideal in our constitutional heritage, and that it should apply to the States through the Fourteenth Amendment.'" Id.

In Kurth Ranch, the Supreme Court held that Montana's CST was unconstitutional on the grounds that the CST violated the constitutional guarantee against double jeopardy.

In reaching its conclusion, the Court extensively cited its previous holding in United States v. Halper, 490 U.S 435, 109 S.Ct. (1989). In Halper the Court "rejected the Government's submission that the Double Jeopardy Clause only applied to punishment imposed in criminal proceedings, reasoning that its violation 'can be identified only by assessing the character of the actual sanctions imposed on the individual by the machinery of the state.'" Kurth Ranch, 114 S.Ct. at 1944-45 (quoting Halper, 490 U.S. at 447). Whether the State labels the sanctions as "civil" or "criminal" is "not of paramount importance." Id at 1945. "Halper thus decided that the legislature's description of a statute as civil does not foreclose the possibility that it has a punitive character." Id; See also Lipke v. Lederer, 259 U.S. 557 (1922); United States v. La Franca, 282 U.S. 568 (1931).

The Court "recognized in Halper that a so-called civil 'penalty' may be remedial in character if it merely reimburses the government for its actual costs arising from the defendant's criminal conduct." Kurth Ranch, 114 S.Ct. at 1945 (quoting Halper, 490 U.S. at 447). However, "[a] defendant convicted and punished for an offense may not have a nonremedial civil penalty imposed against him for the same offense in a separate proceeding." Kurth Ranch, 114 S.Ct. at 1945. Thus, the ultimate question is whether the CST is punitive or remedial in nature.

Notably, the Kurth Ranch opinion contains no clear definition of what is meant by a "remedial tax." In Kurth Ranch, the Court elaborated on the difference between a punitive civil penalty and a remedial civil penalty:

In Halper, we recognized that a civil penalty may be imposed as a remedy for actual costs to the State that are attributable to the defendant's conduct. Yet as The Chief Justice points out, tax statutes serve a purpose quite different from civil penalties, and Halper's method of determining whether the exaction was remedial or punitive 'simply does not work in the case of a tax statute.' Subjecting Montana's drug tax to Halper's test for civil penalties is therefore inappropriate. Even if it were proper to permit such a showing, Montana has not claimed that its assessment in this case even remotely approximates the cost of investigating, apprehending, and prosecuting the Kurths, or that it roughly relates to any actual damages that they caused the State. And in any event, the formula by which Montana computed the tax assessment would have been the same regardless of the amount of the State's damages and, indeed, regardless of whether it suffered any harm at all.

Kurth Ranch, 114 S.Ct. at 1948. In light of the fact that the Halper analysis is not instructive when a tax is at issue, the Court offers very little guidance as to the meaning of a "remedial" tax. Perhaps the most accurate definition is if the four features (discussed below) of the Montana CST are present, then the tax is punitive. If the features are absent (especially the last two features discussed below), the punitive nature of the tax is at least questionable.

The first two features of the Montana CST discussed by the Court are the "high rate of taxation" and the "obvious deterrent purpose" of the CST. Kurth Ranch, 114 S.Ct. at 1946. "[N]either a high rate of taxation nor an obvious deterrent purpose automatically mark [CST's] as a form of punishment." Id. "[M]any taxes that are presumed valid, such as taxes on cigarettes and alcohol, are also both high and motivated to some extent by an interest in deterrence." Id. While "these factors are not dispositive, they are at least consistent with a punitive character." Id.

The difference between a tax on cigarettes and a CST is that cigarettes are possessed legally:

Taxes imposed upon illegal activities are fundamentally different from taxes with a pure revenue-raising purpose that are imposed despite their adverse effect on the taxed activity. But they differ as well from mixed-motive taxes that governments impose both to deter a disfavored activity and to raise money. By imposing cigarette taxes, for example, a government wants to discourage smoking. But because the product's benefits - such as creating employment, satisfying consumer demand, and providing tax revenues are regarded as outweighing the harm, that government will allow the manufacture, sale, and use of cigarettes as long as the manufacturers, sellers, and smokers pay high taxes that reduce consumption and increase government revenue. These justifications vanish when the taxed activity is completely forbidden, for the legitimate revenue-raising purpose that might support such a tax could be equally well served by increasing the fine imposed upon conviction.

Kurth Ranch, 114 S.Ct. at 1947.

"Other unusual features, however, set the Montana statute apart from most taxes. First, this so-called tax is conditioned on the commission of a crime." Id. at 1947. "The tax is exacted only after the taxpayer has been arrested for the precise conduct that gives rise to the tax obligation in the first place." Id. "Persons who have been arrested for possessing marijuana constitute the entire class of taxpayers subject to the Montana tax." Id.

The Massachusetts Supreme Court has expounded on this feature of the prior Massachusetts CST. See Commissioner of Revenue v. Mullins, 702 N.E.2d 1 (Mass. 1998). Specifically, the Massachusetts Supreme Court clarified that the tax does not have to assess upon arrest, but the mere fact that the tax is contingent upon illegal conduct is indicative of the punitive nature of the CST.

While assessment of the [Massachusetts] CST does not specifically depend on arrest, criminal activity is required before the tax is imposed as the statute makes the tax exclusively applicable to illegal activity. In particular, only acquisitions or possession over threshold quantities 'in violation of Massachusetts law' result in 'dealer' status under the act, and thus subject the individual to the CST. Moreover, lawful possession of marihuana and controlled substance is outside the scope of taxability by operation of two statutory provisions: the definition of 'dealer' in § 1, and the specific exclusion in § 6, This nexus between the CST and criminal conduct is emphasized by the provision precluding construction of the CST to give dealers immunity from prosecution.

Id. at 6.

As the Massachusetts Supreme Court observes in Mullins, many other courts "have distinguished Kurth Ranch on the basis that the Montana statute specifically imposed the tax after the taxpayer was arrested for possession of the contraband, rather than 'immediately upon ... possession' as provided [in the Massachusetts statute]." Id. at 6 (citations omitted). However, many other courts have agreed with the Massachussets Supreme Court's view:

This attempt to distinguish Kurth Ranch is unpersuasive, and we agree with the broader interpretation given Kurth Ranch by those courts concluding that taxes similar to [the Massachussets statute] are punitive, by relying on the express limitation of the tax to unlawful activitiy. . . In our view, the similarity between the two tax schemes is more compelling than the difference. . .

Id. at 6-7. (citing Lynn v. West, 134 F.3d. 582 (4th Cir. 1998), cert. denied, 525 U.S. 813; Wilson v. Department of Revenue, 662 N.E.2d. 415 (Ill. 1996); Bryant v. State, 660 N.E.2d 290, 294 (Ind. 1995), cert. denied, 519 U.S. 926 (1996)).

Most states have stipulated that a dealer may voluntarily pay the tax before the arrest, i.e. purchase a tax stamp. However, this statutory provision should not save the statute from unconstitutionality on double jeopardy grounds. Enforcement of most of the states' taxes is

invariably limited to individuals who have been arrested for drug crimes. No dealers have voluntarily paid the tax, nor does the commissioner otherwise enforce the statute. 'The existence of the voluntary payment option is at best illusory and does not . . . make the post-arrest imposition of the Tax any less a penalty for double jeopardy purposes.'

Id. at 7 (quoting People v. Maurello, 932 P.2d 851, 853 (Colo.App. 1997). "As Chief Justice Rehnquist wrote in his dissent in Kurth Ranch: 'because the activity sought to be taxed is illegal, individuals cannot be expected to voluntarily identify themselves as subject to the tax.'" Id. at 7, n. 13 (quoting Kurth Ranch, 114 S.Ct. 1937, n. 2 (Rehnquist, C.J., dissenting)).

Despite this language, several states have held that their respective CST's are constitutional because the "dealer" could have paid the tax voluntarily. String Cite

In every state, the CST assessment, by definition, is contingent upon illegal conduct by the taxpayer. GIVE EXAMPLES Further, every state imposing a CST also illegalized the possession of controlled substances. "[I]t is significant that the same sovereign that criminalized the activity also imposed the tax. Contrarily, most of our cases confirming that the unlawfulness of an activity does not prevent its taxation involve taxes on acts prohibited by other sovereigns." Kurth Ranch, 114 S.Ct. at 1947, n. 22.

QUOTE LANGUAGE WHERE STATES HAVE IGNORED THIS

There is another feature of the Montana CST that the Court in Kurth Ranch found demonstrative of the punitive nature of the CST. The Court found that the Montana CST "purport[ed] to be a species of property tax - that is, a 'tax on the possession and storage of dangerous drugs.'" Kurth Ranch, 114 S.Ct. at 1948 (quoting Mont.Code Ann. § 15-25-111 (1987)). However:

it is levied on goods that the taxpayer neither owns nor possesses when the tax is imposed. If a statute that amounts to a confiscation of property is unconstitutional (omitted citations), a tax on previously confiscated goods is at least questionable. A tax on 'possession' of goods that no longer exist and that the taxpayer never lawfully possessed has an unmistakable punitive character. This tax, imposed on criminals and no others, departs so far from normal revenue laws as to become a form of punishment."

Id.

In other words, "the tax has no logical relationship to lawful possession. No 'dealer' has any ownership interest the law recognizes in goods the mere possession of which is criminal. . . Thus, the CST is levied on the possession of goods that the taxpayer never lawfully possessed in the first place." Mullins, 702 N.E.2d at 7 (also finding it significant that the goods were confiscated at the time the tax was assessed).

Many states characterize their respective CST as an excise and/or privilege tax. String Cite Include T.C.A. Presumably, this characterization is an attempt to avoid the fallacy of taxing property in which the owner has no legal interest. However, most states levy the tax on "possession" of controlled substances. String Cite. Further, most states structure CST's in a manner in which the tax rate is directly proportionate to the amount of the controlled substance possessed. String Cite Thus, there is a strong argument that the CST is a property tax .

Even if courts find that the CST is a privilege tax rather than a property tax, the argument that the possession of controlled substances is a "privilege" and therefore taxable as such, is at best strained. Again, "it is significant that the same sovereign that criminalized the activity also imposed the tax." Kurth Ranch, 114 S.Ct. at 1947, n. 22. Obviously, the distinction between a state granted privilege, such as a license to operate a motor vehicle, and an activity in which the state has completely forbidden, and in fact criminalized, is irreconcilable.

Once it is established that the possession of controlled substances is in fact a crime rather than a privilege, the inescapable argument follows that the criminal possession of the controlled substance cannot be taxed as a privilege. "If payment of the Drug Tax conferred ownership, then the tax would amount to nothing more than an expensive licensing or excise fee. The fact that it does not is another strong indication that the tax is a criminal penalty." Lynn, 134 F.3d at 592. "[T]he legislature cannot name something to be a taxable privilege unless it is first a privilege." Jack Cole Company v. McFarland, 337 S.W.2d 453, 455 (Tenn. 1960); See United States v. Doremas, 249 U.S. 86 (distinguishing license tax on lawful possession of firearms and taxes where the subject the of tax is criminal) .
In conclusion, the key to convincing courts that CST's violate constitutional prohibitions against double jeopardy is clearly establishing that the CST is punitive rather than remedial.

Most CST's share the four features of the Montana CST that the Supreme Court found to demonstrate the punitive nature of the Montana CST. Once it is established that the CST is punitive rather than remedial in nature, an analysis pursuant to Blockburger v. United States should conclusively establish that the constitutional guarantee against double jeopardy has been violated. See Blockburger v. United States, 284 U.S. 299 (1932).


Tennessee Controlled Substance Tax

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Sunday, December 11, 2011

The 700 Club - June 14, 2011 - CBN.com

Chef Baron Seaver shares the health benefits of fish and the story of Erik Bledsoe, who was so consumed with pornography and sex addiction that his doctor prescribed church... The Christian Broadcasting Network CBN www.cbn.com

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Wednesday, December 7, 2011

Smokehouse Products Little Chief Front Load Smoker

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