Order Granting Interlocutory Sale of 890 Harbor Avenue, Henderson — United States v. Dezfooli (Document 253)
Summary
This order grants the United States' motion for an interlocutory sale of real property in Henderson, Nevada, in the name of Sanam Limited, which the motion says is subject to criminal forfeiture in the case against Meelad Dezfooli. The motion gives three grounds: taxes and fees accruing against the property's value, avoiding accidents and liability, and the Court's authority to approve interlocutory sales. It alleges the property was purchased on or around May 22, 2020, with proceeds from a PPP scheme. It reports $4,282.83 in past due HOA fees as of June 22, 2023, and $8,723.01 in past due property taxes as of April 2, 2024. It lists appraisal estimates of $444,200 (Zillow.com), $464,304 (Realtor.com) and $477,756 (Redfin.com). The order is dated September 10, 2024, over the name of Judge Cristina D. Silva.
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“Order Granting Interlocutory Sale of 890 Harbor Avenue, Henderson — United States v. Dezfooli (Document 253).”
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Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 1 of 16
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UNITED STATES DISTRICT COURT
8 DISTRICT OF NEVADA
9 UNITED STATES OF AMERICA, Case No. 2:22-cr-00142-CDS-DJA
10 Plaintiff Order Granting United States of
America’s Motion for an Interlocutory
11 v. Order Sale of 890 Harbor Avenue,
Henderson, Nevada, 89002
12 MEELAD DEZFOOLI,
[ECF No. 133]
13 Defendant
14
15 The United States moves this Court to issue an Order for an Interlocutory Sale of
16 the real property held in the name of Sanam Limited, located at 890 Harbor Avenue,
17 Henderson, Nevada, 89002 (890 Harbor),1 which is subject to criminal forfeiture. 2 Meelad
18 Dezfooli identified himself as the sole owner of Sanam Limited.3
19 The grounds for granting the Order for an Interlocutory Sale of 890 Harbor are as
20 follows. First, 890 Harbor is subject to taxes, its fees, and HOA fees, and the granting of an
21 interlocutory sale will stop the accruing of taxes, its fees, and HOA fees against its value.
22 Second, granting an interlocutory sale will avoid accidents and liability accruing against 890
23 Harbor. Third, this Court is authorized to approve interlocutory sales.
24 This Motion is made and is based on the papers and pleadings on file herein, the
25 attached Memorandum of Points and Authorities, and the attached Exhibits.
26 LOT 374 OF PEARL CREEK – UNIT NO. 2, AS SHOWN BY MAP THEREOF ON
1
FILE IN BOOK 149 OF PLATS, PAGE 4, IN THE OFFICE OF THE COUNTY
27 RECORDER OF CLARK COUNTY, NEVADA; TOGETHER WITH ALL
IMPROVEMENTS AND APPURTENANCES THEREON, APN: 179-28-814-060.
28 2 Superseding Criminal Indictment (SCI), ECF No. 97.
3
SCI, ECF No. 97, p. 2.
Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 2 of 16
1 MEMORANDUM OF POINTS AND AUTHORITIES
2 I. STATEMENT OF FACTS
3 The government incorporates the facts of the Superseding Criminal Indictment and
4 the Motion to Prevent Foreclosure of 890 Harbor. 4
5 On or around May 22, 2020, Dezfooli, on behalf of Sanam Limited, purchased 890
6 Harbor. 5 The United States alleges the property was purchased with illegally obtained
7 proceeds from his PPP scheme. 6
8 On July 12, 2022, the United States filed Notices of Lis Pendens with this Court for
9 all five real properties subject to forfeiture as identified in the Criminal Indictment: 6116
10 Chinook Way; 7 6033 Watermelon Street, Las Vegas, Nevada, 89081;8 1829 La Calera
11 Avenue, North Las Vegas, Nevada, 89084;9 890 Harbor Avenue, Henderson, Nevada
12 89002; 10 and 176 Glen Falls Avenue, Henderson, Nevada 89002. 11
13 On December 12, 2023, a Ten-Count Superseding Criminal Indictment was returned
14 charging Dezfooli with three counts of bank fraud in violation of 18 U.S.C. § 1344(2), three
15 counts of concealment money laundering in violation of 18 U.S.C. § 1956(a)(1)(B)(i), and
16 four counts of monetary transactions in criminally derived property in violation of 18
17 U.S.C. § 1957. 12
18 In the Superseding Criminal Indictment, forfeiture is alleged under 18 U.S.C.
19 § 981(a)(1)(C) with 28 U.S.C. § 2461(c) and 18 U.S.C. § 982(a)(2)(A) for Counts One
20 through Three and identified 890 Harbor, four other real properties, a 2021 Tesla, and a
21 2021 Bentley as forfeitable property, and a criminal forfeiture money judgment of at least
22 4
LR IA 10-3(a); SCI, ECF No. 97; Motion to Prevent Pearl Creek Homeowners
23 Association’s Default Foreclosure Sale of 890 Harbor Avenue, Henderson, Nevada, 89002
(Motion), ECF No. 93, pgs. 1-7; Exs. 1-1, 1-2, 2-1, 2-2, 3-1, 4-1, 7-1 books 1, 2, 6, 7, and
24 property tracing, and 13-1.
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Motion, ECF No. 93, p. 6 and Exs. 3-1, 4-1, 4-2, 7-1 books 1-5 and property tracing, 11-1,
25 11-2, and 11-3.
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SCI, ECF No. 97, p. 16-19; see footnotes 4 and 5.
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Lis Pendens, ECF No. 8.
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Lis Pendens, ECF No. 9.
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Lis Pendens, ECF No. 10.
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Lis Pendens, ECF No. 11.
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Lis Pendens, ECF No. 12.
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SCI, ECF No. 97.
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Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 3 of 16
1 $11.2 million. 13 At his arraignment, Dezfooli plead not guilty to all ten Counts; 14 a jury trial
2 is currently set for August 26, 2024.15
3 As of June 22, 2023, Dezfooli owed $4,282.83 in past due HOA fees.16 As of April 2,
4 2024, Dezfooli owes $8,723.01, in past due property taxes. 17 Republic Silver State Disposal
5 Inc also filed liens against the property for unpaid fees.18 The fees are continuing to
6 accumulate against the property and are decreasing its value.
7 On June 23, 2023, the HOA recorded a notice of default and election to sell under
8 notice of delinquent assessment lien.19 On December 8, 2023, the United States filed a
9 motion to prevent the HOA from foreclosing. 20 On January 24, 2024, the Court entered an
10 order granting the motion to prevent the foreclosure. 21
11 II. ARGUMENT
12 This Court has authority to issue the Interlocutory Order of Sale. “At any time
13 before entry of a final forfeiture order, the court, in accordance with Supplemental Rule
14 G(7) of the Federal Rules of Civil Procedure, may order the interlocutory sale of property
15 alleged to be forfeitable.” 22
16 On motion by a party or a person having custody of the property, the court may order all
or part of the property sold if: (A) the property is perishable or at risk of deterioration,
17 decay, or injury by being detained in custody pending the action; (B) the expense of
keeping the property is excessive or is disproportionate to its fair market value; (C) the
18 property is subject to a mortgage or to taxes on which the owner is in default; or (D) the
court finds other good cause. 23
19
20 ///
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22 13
Id., p. 16-19.
23
14
Initial Appearance/Arraignment & Plea, ECF No. 104.
15
Order to Continue, ECF No. 131.
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16
Motion, ECF No. 93, Ex. C.
17
Ex. D, Property Account Inquiry, Clark County Treasurer, attached hereto and
25 incorporated as if fully set forth herein.
18
Ex. E, Recorder’s Office printout, attached hereto and incorporated as if fully set forth
26 herein.
19
Motion, ECF No. 93, Ex. C.
27
20
Motion, ECF No. 93.
21
Order, ECF No. 116.
28
22
Fed. R. Crim. P. 32.2(b)(7).
23
Supp. R. G(7)(b) (paragraphs omitted).
3
Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 4 of 16
1 Only one of the grounds for interlocutory sale is required since Supplemental Rule G(7)(b)
2 is disjunctive.24
3 Two reasons for the interlocutory sale apply in this case regarding the property: (1)
4 the property is subject to HOA fees, taxes, assessments, special assessment, late fees,
5 interest, penalties, and their continual accrual against the real property’s value and (2) the
6 court finds other good cause, (a) stopping the accruing of all the HOA fees, taxes,
7 assessments, late fees, interest, penalties, and the continual accrual of the fees against the
8 real property’s value and (b) avoiding accidents and liability accruing against the real
9 property. 25 In 479 Tamarind Drive, 26 the court granted the interlocutory sale because the
10 property had “[m]ore than $40,437.55 in taxes… currently due… raising the risk that the
11 County may move to impose a lien and thereby diminish the property’s value to the
12 Government should this forfeiture action succeed.” 27 890 Harbor’s property value is
13 decreasing rapidly. The HOA has already moved to foreclose due to unpaid fees.
14 The accruing HOA fees, taxes, assessments, special assessment, late fees, interest,
15 and penalties are decreasing the property’s equity. In United States v. Fisch, 28 the
16 Interlocutory Sale was granted due to the accumulation of past due taxes. 29 In Fisch, the
17 property was substitute property and was divisible with the defendant’s wife. 30 Here the
18 property was purchased with illegal proceeds and the whole amount is subject to forfeiture
19 after the taxes and fees are paid.
20 ///
21
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24
See Shelter Cove Marina, Ltd. v. M/Y ISABELLA, No. 3:17-cv-01578-GPC-BLM, 2017 WL
5906673, 2 (S.D. Cal. Nov. 30, 2017) (explaining that another Supplemental Rule for
23 interlocutory sale with similar language is disjunctive); Cal. Yacht Marina-Chula Vista, LLC v.
S/V OPILY, No. 14-cv-1215-BAS-BGS, 2015 WL 1197540, 2 (S.D. Cal. Mar. 16, 2015)
24 (explaining the same).
25
Supplemental Rule G(7)(b); Fed. R. Crim. P. 32.2(b)(7); See United States v. One Parcel of
25 Real Prop. Described as Lot 41, Berryhill Farm Estates, 128 F.3d 1386, 1389–90 (10th Cir. 1997).
26
United States v. All Right, Title & Interest in Prop., Appurtenances, & Improvements Known as 479
26 Tamarind Drive, Hallendale, Fla., 98 CIV. 2279 DLC, 2012 WL 3886698, 2 (S.D.N.Y. Sept.
7, 2012).
27
27
Id. at 2.
28
United States v. Fisch, No. H-11-722, 2016 WL 4702588 (S.D. Tex. Sep. 8, 2016).
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29
Id. at 2.
30
Id.
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Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 5 of 16
1 If an accident occurred on the property, that would rapidly decrease the property’s
2 equity. The government seeks to preserve as much of the equity as possible for the forfeiture
3 proceedings. 31 The sale proceeds of the real property will be the “substitute res subject to
4 forfeiture in place of the property that was sold[, and] the United States must maintain them
5 in an interest-bearing account.” 32
6 “A sale must be made by a United States agency that has authority to sell the
7 property, by the agency’s contractor, or by any person the court designates.” 33 The
8 government recommends this Court authorize Doug Sawyer to sell the property under “28
9 U.S.C. §§ 2001, 2002, and 2004.” 34
10 III. JUDICIAL SALES PROCEDURE
11 If a court orders an interlocutory sale of property over the objection of any interested
12 party, the sale must comply with the provisions of 28 U.S.C. §§ 2001 and 2002. These
13 statutes provide procedural safeguards to ensure that court-ordered sales are made on terms
14 that best preserve the parties’ interests. Section 2001(a) authorizes public sales of property
15 and sales by court-appointed receivers. Section 2001(b) permits private sales of property for
16 cash or other consideration after a hearing of which notice to all interested parties shall be
17 given by publication, or as otherwise directed by the court, and after the court finds that the
18 best interests of the estate will be conserved thereby.
19 By this Motion, the United States requests authorization to proceed with a private
20 sale of the above-listed property. Based upon the reasons set forth herein, the United States
21 believes that a prompt sale of the property by the United States, followed promptly by
22 releasing the proceeds to the United States affords the best protection to all concerned. The
23 United States believes that a private sale versus a public sale will allow the United States the
24
25 31
United States v. Haley, No. 11–CR–0540–WDQ, 2011 WL 6202787, 1 (D. Md. Dec. 8,
26 2011) (granting the interlocutory sale to avoid liability for accidents and to “avoid falling in
arrears on the payment of applicable property taxes.”).
27
32
Supplemental Rule G(7)(b)(iv) (brackets added); United States v. King, No. 10 CR. 122
(JGK), 2010 WL 4739791, 4 (S.D.N.Y. Nov. 12, 2010).
28
33
Supp. R. G(7)(b)(ii).
34
Supp. R. G(7)(b)(iii).
5
Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 6 of 16
1 discretion to sell the property in the most commercially feasible manner and maintain the
2 most value for Dezfooli.
3 As required by 28 U.S.C. § 2001(b), notice of the Government’s Motion must be
4 given by publication or otherwise as this Court directs. The sale of the property through the
5 multiple listing service and other major internet websites for real property meets the
6 requirements of 18 U.S.C. §§ 2001, 2002, and 2004.
7 Under 28 U.S.C. § 2001(b), three disinterested persons must appraise the properties.
8 To meet that requirement, the United States has obtained the following neutral appraisal
9 estimates as of April 2, 2024:
10 1. Zillow.com for $444,200;
11 2. Realtor.com for $464,304; and
12 3. Redfin.com for $477,756.
13 IV. CONCLUSION
14 Based on the foregoing reasons, this Court should order the interlocutory sale of 890
15 Harbor Avenue, Henderson, Nevada, 89002, and to authorize the United States Treasury to
16 direct its contractor to designate a real estate broker or agent to sell it through one of the
17 approved sale methods.
18 Dated: April 3, 2024.
Respectfully submitted,
19 JASON M. FRIERSON
United States Attorney
20
/s/ Daniel D. Hollingsworth
21 DANIEL D. HOLLINGSWORTH
Assistant United States Attorney
22
23 IT IS SO ORDERED:
24
25 Cristina D. Silva
United States District Judge
26
27 Dated: September 10, 2024
28
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Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 7 of 16
1 JASON M. FRIERSON
United States Attorney
2 Nevada Bar No. 7709
DANIEL D. HOLLINGSWORTH
3 Assistant United States Attorney
Nevada Bar No. 1925
4 501 Las Vegas Boulevard South, Suite 1100
Las Vegas, Nevada 89101
5 (702) 388-6336
Daniel.Hollingsworth@usdoj.gov
6 Attorneys for the United States
7
8
UNITED STATES DISTRICT COURT
9 DISTRICT OF NEVADA
10 UNITED STATES OF AMERICA,
Case No. 2:22-cr-00142-CDS-DJA
11 Plaintiff
Index of Exhibits
12 v.
13 MEELAD DEZFOOLI,
14 Defendant
15
16 Exhibit D ............................................ Property Account Inquiry, Clark County Treasurer
17 Exhibit E ................................................................................. Recorder’s Office printout
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Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 8 of 16
1 Exhibit D - Property Account Inquiry, Clark County Treasurer
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28 Exhibit D - Property Account Inquiry, Clark County Treasurer
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4/2/24, 12 43 PM Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 9 of 16
Print
Property Account Inquiry - Summary Screen
New Search View Cart
Parcel ID 179 28 814 060 Tax Year 2024 District 505 Rate 2 9595
Situs Address 890 HARBOR AVE HENDERSON
Legal Description ASSESSOR DESCRIPTION PEARL CREEK UNIT NO 2 PLAT BOOK 149 PAGE 4 LOT 374
Status Property Characteristics Property Values Property Documents
Active Tax Cap Land 34650 2021012000223 1/20/2021
80
Taxable Increase Pct Improvements 109668 2016082402633 8/24/2016
Delinquent Tax Cap Limit Total Assessed Value 144318 2013052404886 5/24/2013
3703 08
Amount
Net Assessed Value 144318
Tax Cap
565 94 New Improvements 70
Reduction
1 10 Single Exemption Value New
0
Land Use Family Construction
Residential New Construction
0
Cap Type OTHER Supp Value
Acreage 0 0808
Exemption
0 00
Amount
Role Name Address Since To
Owner SANAM LIMITED 34 SANDWEDGE DR , HENDERSON, NV 89074 UNITED STATES 10/4/2022 Current
Summary
Item Amount
Taxes as Assessed $4,271 09
Less Cap Reduction $565 94
Net Taxes $3,705 15
PAST AND CURRENT CHARGES DUE TODAY
Tax Year Charge Category Amount Due Today
2024 Property Tax Principal $3,705.15
2024 Las Vegas Artesian Basin $3 03
2024 Property Tax Penalty $556.43
2024 MAILING FEE $2 00
2023 Property Tax Principal $3,428.78
2023 Las Vegas Artesian Basin $3 08
2023 Property Tax Penalty $514.97
2023 Property Tax Interest $500 57
2023 Advertising Fee $7.00
2023 MAILING FEE $2 00
CURRENT AMOUNTS DUE as of 4/2/2024 $8,723.01
https //trweb co clark nv us/WEP summary asp?Parcel 179 28 814 060 1/2
Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 10 of 16
Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 11 of 16
1 Exhibit E - Recorder’s Office printout
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28 Exhibit E - Recorder’s Office printout
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Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 12 of 16
2/12/24, 3 02 PM Case 2:22-cr-00142-CDS-DJA Document 253 Filed 09/10/24 Page 13 of 16
REPUBLIC
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