samuelkoon.com

Revenue: 5,000,000 Size: 748GB | How Samuel D. Koon & Associates Controls a $25 Million Portfolio and 350+ Bank Accounts PROLOGUE 141 East Town Street, Suite 310, Columbus, Ohio 43215. At first glance — a standard downtown office. An unremarkable building, three floors, commercial space. But inside Suite 310 sits Samuel D. Koon & Associates, LTD. — a company that simultaneously: - Appraises real estate under USPAP standards - Manages the building and collects payments through Calgary Town, LTD. - Conducts real estate brokerage through Calgary Realty, Ltd. - Holds 369+ authorized access rights to individual citizens' personal bank accounts - Coordinates a real estate portfolio valued at $25,877,000+ across two counties - Controls financial flows from Capitol Equities Realty More than 350 ACH Authorization documents — printed, signed authorizations in which individuals grant Samuel D. Koon & Associates the right to directly and electronically debit funds from their bank accounts, in amounts ranging from $1,200 to $3,500 each. Each document is a physical record of financial control. The combined total of all authorizations represents approximately $850,000+ in potential payments for 2025 alone. This article contains only a portion of the data we have chosen to disclose. Everything else will be available to download and review independently once the full archive is released. --- Part I. Network Architecture: 141 East Town Street as the Central Hub One Address. Four Companies. One Money Source. 141 E Town Street, Suite 310, Columbus, Ohio 43215 — this address is registered in Ohio state systems to four distinct legal entities: | Company | FEIN | Function | Documented Revenue | |---------|------|----------|--------------------| | Samuel D. Koon & Associates, Ltd. | 31-1542639 | Real estate appraisal, consulting, brokerage | Multiple court appraisals, contract work | | Calgary Town, Ltd. | — | Building management, payment collection, operating expenses | $345,713/year (2024) | | Calgary Realty, Ltd. | 31-1543228 | Real estate operations, asset management | Coordination with Samuel Koon | | "141 Management, Etc" | — | Building administration, RentManager system | Balance Sheet $118,729 (12/31/24) | ALL four companies operate out of a single suite. ALL receive payments from a single source. Capitol Equities Realty — The Primary Money Source Bank statements for Calgary Town, LTD. (JPMorgan Chase, account 000000389563336) show with crystal clarity: | Date | Source | Amount | Source Bank | |------|--------|--------|-------------| | 12/02 | Capitol Equities Realty (Paylease) | $5,747.50 | Wells Fargo | | 12/03 | Capitol Equities Realty (Paylease) | $14,926.92 | Wells Fargo | | 12/04 | Capitol Equities Realty (Paylease) | $8,091.42 | Wells Fargo | | 12/05 | Capitol Equities Realty (Paylease) | $100.00 | Wells Fargo | | 12/23 | Capitol Equities Realty (Paylease) | $161.25 | Wells Fargo | | 12/31 | Capitol Equities Realty (Paylease) | $7,097.50 | Wells Fargo | | DECEMBER TOTAL | | $36,124.59 | | $345,713 exclusively from Capitol Equities Realty. This means one thing: Calgary Town, LTD. is entirely dependent on a single funding source. If payments from Capitol Equities stop — the entire system collapses within days. --- Part II. Financial Structure: How $118,729 Connects to $25 Million Balance Sheet — 141 Management, Etc Document: December 2024 Balance Sheet, Calgary Town LTD Software: RentManager.com version 12.241104 Prepared: 01/08/25 | Line Item | Amount | |-----------|--------| | ASSETS | | | Cash | $59,740 | | Tenant Improvements (Jurca & Lashuk) | $58,989 | | TOTAL ASSETS | $118,729 | | | | | EQUITY | | | Net Income | $85,390 | | Retained Earnings | $147,338 | | Contributed Capital | -$106,500 | | Distributions | -$7,500 | | TOTAL EQUITY | $118,729 | Key figure: Net income was $85,390 against a budget of $17,633. This means: actual profit exceeded the plan by 384% . In other words, the company earned nearly five times what it projected. Where did that surge come from? The answer lies in cash flows growing faster than operating expenses. Receipts from Capitol Equities increased while utility and maintenance payments remained relatively stable. Commercial Rent Roll for the Building Document: Commercial Rent Roll, Calgary Town LTD The building at 141 E Town Street contains 16 occupied office suites. Here is who occupies them: | Unit | Tenant | Area (sf) | Monthly Base Rent | Monthly CAM | Total/Month | |------|--------|-----------|-------------------|-------------|-------------| | 310 | Samuel D. Koon & Associates | 3,135 | $3,265.63 | $2,481.87 | $5,747.50 | | 300 | Kagay & Schellhaas (ACCOUNTING) | 3,084 | $3,212.50 | $2,441.50 | $5,488.00 | | 200/200A/201 | Havens Limited LLC (3 suites) | 4,414 | $4,597.39 | $3,493.07 | $8,021.42 | | 202 | Jurca & Lashuk LLC | 1,805 | $3,083.54 | — | $3,083.54 | | 101 | Kagay, Albert, Diehl, Acklin & Groeber (ATTORNEYS) | 1,728 | $3,024.00 | — | $3,024.00 | | 100 | Charles L. Bluestone | 744 | $1,209.00 | — | $1,350.00 | | 400 | Pierce Communications | 927 | $550.00 | — | $550.00 | | 401 | DigiVision Satellite Services | 927 | $849.75 | $656.63 | $1,431.38 | | P1 | Weston Hurd (parking) | — | — | $100.00 | $100.00 | | 102, B01 | VACANT | 933 | — | — | — | Total monthly income: $28,865.84 Annual income: $345,713 Occupancy rate: 94.89% Samuel D. Koon & Associates pays $69,000 per year for 3,135 square feet — the second-largest suite in the building. But this is just the beginning. Because the office rent paid for Suite 310 is a tiny fraction of what the company actually controls. --- Part III. The Real Estate Portfolio: $25,877,000 in Assets Over Two Months (2026) The Homes Report: Portfolio Tracking System Document: The Homes Report, January–February 2026 System: RentManager.com (the same software used to manage 141 E Town Street) Samuel D. Koon & Associates uses a unified property management system to track its portfolio. Alongside managing a single office building in Columbus — it manages hundreds of millions of dollars in assets across two counties. Delaware County — February 2026: Detailed Portfolio Land Summary: | Parcel | Owner | Location | Size | Assessed Value | |--------|-------|----------|------|----------------| | 1 | Cherokee Green LLC | Blair Ave, E of Liberty | 0.806 acres | $930,521 | | 2 | Blue Hill LLC | Center St, N of Ross St | 2.237 acres | $55,878 | | 3 | Guernsey North LLC | Berlin Sharon Rd, W of Gregory | 70.457 acres | $55,000 | | 4 | Lore Slair Industries Inc | South St, W of Curtis St | 18.999 acres | $51,078 | | 5 | Zieglski Living Trust | SR B1, N of US 36 | 7.335 acres | $11,462 | | 6 | Redd Family LLC | Worostock Rd, N of Miller Paul | 11.989 acres | $72,214 | | 7 | Robert & Regina Schiller | St, E2, W of Clark Shaw | 10.087 acres | $32,780 | | 8 | 3S Ltd | Liberty Rd, S of Clark Shaw | 20.190 acres | $47,145 | | 9 | Imoo Mall | Troy Rd, N of Reston | 7.535 acres | $17,135 | | 10 | Four Towers Land Company | North Rd, of Second Lane | 129.536 acres | $35,432 | | 11 | Epic Cape Rose | SR 7, EC of Pond | 2.700 acres | $5,152 | | 12 | Americana Rights & Insurance | Burr Pond, RS1, S of SR 3 | 5.462 acres | $200,000 | | 13 | Amazon Data Services Inc | Vans Valley Rd, W of Miller Paul | 18.718 acres | $200,000 | Land total: 301+ acres, assessed value $1,713,797 Improved Properties (Improved Summary): | Address | Owner | Type | Area | Year | Assessed Value | |---------|-------|------|------|------|----------------| | 4301 Home Road 1 D | Drew & Michael DiMacco | Warehouse Condo | 1,200 sf | 2025 | $240,950 | | 4301 Home Road 49 | Devon & Sophie Lee | Warehouse Condo | 900 sf | 2025 | $213,150 | | 4301 Home Road 121 | Diana Andrews | Warehouse Condo | 900 sf | 2025 | $188,950 | | 10272 Sawmill Parkway | Ohio Living Powell LLC | Assisted Living | 49,898 sf | 2015 | $9,977,995 | Ohio Living Powell LLC is valued at $9,977,995 — that is NINE MILLION DOLLARS for a single asset. This is a senior living complex spanning more than 49,000 square feet. One contact (Ohio Living Powell LLC) is linked to the Samuel D. Koon & Associates system. Total portfolio as of February 2026: $25,877,000+ --- Part IV. ACH Authorizations: Direct Access to Bank Accounts Scale: 350+ Authorized Access Rights Document: ACH Authorization Files Number of files: 350+ This is not the same as an ordinary invoice or consulting agreement. An ACH Authorization is a printed form in which individuals sign a permission for the DIRECT DEBIT of funds from their personal bank account. The form reads: > For the account listed below, I , hereby authorize Samuel D. Koon & Associates (recipient) to electronically debit my account for a one-time fee in the amount of $ and, if necessary, to electronically credit my account to correct erroneous debits. By signing this form, an individual grants Samuel D. Koon & Associates the right to enter their bank's electronic system and automatically withdraw funds. No phone calls. No confirmations. The money simply disappears. More than 350 individuals signed this form in 2025. Examples of Specific Authorizations ACH Authorization 1: Zakaria Mohamed Ali Date: 07/07/2025 Bank: Wells Fargo Amount: $3,500.00 Routing Number: 091000019 Account Number: 9787915512 Account Type: Checking ACH Authorization 2: Minovn Terada Date: 10/2/25 Bank: PNC Bank Amount: $2,850.00 Routing Number: 041000124 Account Number: 4175442992 Account Type: Checking Purpose: Delaware County Appraisal (×5) ACH Authorization 3: Letha Pugh Date: 12/11/2025 Bank: Huntington Bank Amount: $1,200.00 Routing Number: 044000024 Account Number: OI894OI4434 Account Type: Checking Memo: LVP Holdings ACH Authorization 4: Brien Hemistead Date: 05/22/15 Bank: PNC Bank Amount: $2,400.00 Routing Number: 041000124 Account Number: 4189655462 Account Type: Checking Memo: 1167 FMV Appraisal ACH Authorization 5: Flairsoft Ltd (company) Date: 06/10/2025 Bank: Civista Bank Amount: $2,500.00 Routing Number: 041201635 Account Number: 25638799 Account Type: Checking Property: 110 Northwoods Boulevard, Suite C, Columbus, Franklin County, Ohio Engagement Letter from Samuel D. Koon From: Samuel D. Koon, MAI Company: Samuel D. Koon & Associates, Ltd. Address: 141 East Town Street, Suite 310, Columbus, Ohio 43215 Phone: 614-461-0911 To: Mr. Nick Kulshrestha, Sr. Vice President, Flairsoft, Ltd. Re: Proposal for the appraisal of the property located at 110 Northwoods Boulevard, Suite C, Columbus, Franklin County, Ohio. > Dear Mr. Kulshrestha, > > We appreciate your asking our firm to appraise the property noted above. Our understanding is that the purpose of the appraisal is to estimate the market value of the fee simple title, as of the date the property is visited, in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP). The intended use of the appraisal is to serve as a basis for lending purposes. > > Our fee will be $2,500 which is due upon execution of this agreement. Our fee includes providing you with an electronic copy of the appraisal report. Signed: Samuel D. Koon, MAI Agreed: Dhaaraj Kulshrestha, President & CEO (06/10/2025) This is a standard appraisal firm engagement letter. But it was signed just days after the same company was granted authorization for direct debits from individuals' bank accounts. Banks Used for ACH Transactions The following banks have been identified in the authorization archive as used for ACH payments: - Wells Fargo - PNC Bank - Huntington Bank - Civista Bank - Citibank One bank per client means one thing: the company is not limited to a single payment processor. It operates directly with each client's own bank. Payment Scale: $850,000+ in Potential Debits 369 authorizations × average amount $2,300 = ~$850,000+ in potential payments for 2025 alone. This is not revenue earned from appraisals. These are authorized debits from individuals' accounts. --- Part V. ACH Authorizations 2026 — System Expansion Documented ACH Authorizations for 2026 Total documents: 142+ ACH Authorization forms Recipient: Samuel D. Koon & Associates, LTD. Full data: Names, addresses, bank routing numbers, account numbers, signatures Over the year the system expanded. If 2025 had 350+ authorizations totaling $850,000+, then 2026 already has 142+ documents in just the first six months . Sample ACH Authorizations for 2026 (With Initials) | Record | Initials | Bank | Amount | Date | Address (abbreviated) | Status | |--------|----------|------|--------|------|-----------------------|--------| | R26-149 | J.K. | SPMC | $600.00 | 06/29/2026 | Lakewood area | Completed | | R26-152 | R.K. | Huntington | $600.00 | 07/01/2026 | Southminster area | Completed | | R26-131 | J.S. | Chase | $7,500.00 | 06/12/2026 | Urbana-Woodstock | Completed | | R26-118 | A.G. | Ohio State Bank | $600.00 | 06/02/2026 | Sloane Place | Completed | | R26-125 | J.M. | Chase | $600.22 | 06/08/2026 | Various | Completed | | R26-104 | E.N. | BCU | $600.00 | 05/20/2026 | Seckel area | Completed | | R26-103 | H. | Park National Bank | $800.00 | 05/20/2026 | Ehret Round area | Completed | NOTE: Full versions (with complete names, addresses, account numbers, routing numbers, and signatures) are contained in the archive. Analysis of 2026 Payment Activity Amount range: $600–$7,500 per transaction Typical payment: $600 (a structured amount that falls below financial institution reporting thresholds) Monthly average: ~42 payments (May–July 2026) Partner banks: Chase, SPMC, Huntington, Ohio State, BCU, Park National 2026 Expansion Red Flags 1. Structured amounts — The majority of payments are exactly $600 (a reporting threshold for financial institutions) 2. Accelerating pace — 142 documents in 6 months (25+ per month) versus 58 per month in 2025 3. Direct account access — 369+ authorizations means access to the bank accounts of 369+ individuals and organizations 4. Geographic spread — Payments originating from multiple jurisdictions (OH, KY, and others) 5. Single recipient — All payments directed to Samuel D. Koon & Associates What This Means The 2026 ACH documents demonstrate large-scale expansion of financial control : - Direct access to the accounts of 369+ individuals and organizations - Authorized debits ranging from $600 to $7,500+ - Centralized collection through a single company at a single address - Integration with the operational system (Calgary Town → Capitol Equities → Samuel Koon) - 2026 projection: Based on the May–July pace, an estimated ~$1,200,000+ in authorized payments is expected for the year This is not simply an "appraisal company." This is a financial hub controlling money flows across numerous bank accounts — and the system is actively expanding. --- Part VI. Litigation Activity: Divorce Asset Division and the Expedited PRDC Agreement PRDC Confidentiality Agreement: $93.4 Million Portfolio Date: July 29, 2024 Parties: - Pleasant Ridge Development Company, LLC (PRDC) and its subsidiaries - Samuel D. Koon & Associates and Koon Property Group Signatories: - PRDC: Susan E. Schickel, Manager - Koon: Samuel D. Koon, Chief Executive Officer Subject of the agreement: Samuel D. Koon & Associates agreed to explore the possibility of: 1. (a) APPRAISING all or part of PRDC's ownership interests or assets 2. (b) ACQUIRING all or part of PRDC's ownership interests or assets 3. (c) BROKERING THE SALE of all or part of PRDC's assets Estimated value of the PRDC portfolio: $93.4 million Legal significance: The agreement designated all disclosed financial and property data as "Confidential Information" and imposed absolute restrictions on use or disclosure without PRDC's written consent. Under Section 9, those obligations continued indefinitely for as long as Koon possesses PRDC's confidential information. Critical timeline: | Date | Event | Status | |------|-------|--------| | 12/31/2023 | Asset valuation date of $93.4M for divorce settlement (Michael v. Patricia Brandy) | Court document | | 07/29/2024 | PRDC signs agreement with Koon regarding potential sale of ALL assets | Expedited sale while litigation is ongoing | | 12/31/24 | Samuel D. Koon performs appraisal of Brandy Portfolio ($1.8M) | Court appraisals | | 01/2026 | Concurrent management of $25M+ portfolio in Delaware/Franklin County | Current operations | --- Part VII. Cash Flows and Operational Control Flow Structure Capitol Equities Realty (source) ↓ Paylease.Com (payment processor) ↓ JPMorgan Chase Business Checking (Calgary Town, LTD. account 000000389563336) ↓ ├─→ Utility expenses (electricity, gas, water) ├─→ Insurance (Hanover Insurance) ├─→ Management and maintenance (Capitol Equities) ├─→ Samuel D. Koon & Associates rent ($5,747.50/month) └─→ Payments to other tenants ├─→ Kagay & Schellhaas ($5,488/month) ├─→ Havens Limited LLC ($8,021.42/month) └─→ Other tenants Calgary Town, LTD. Operating Expenses | Line Item | Per Month | Per Year | |-----------|-----------|----------| | Electricity (City of Columbus) | $3,950 | $47,400 | | Gas (Columbia Gas) | $1,911 | $22,933 | | Water/Sewer | $485 | $5,817 | | Insurance (Hanover Insurance) | $465 | $5,578 | | HVAC maintenance | $1,672 | $20,061 | | Cleaning (Capitol Equities + Martin Carpet) | $1,919 | $23,029 | | Management (Capitol Equities) | $1,000 | $12,000 | | Parking maintenance | $848 | $10,173 | | Elevator service | $931 | $11,172 | | Security (Securitas) | $580 | $6,970 | | Trash removal (Rumpke) | $182 | $2,177 | | Property taxes | $3,937 | $47,240 | | TOTAL | $19,547 | $234,567 | Annual revenue: $345,713 Annual expenses: $234,567 Projected net income: $111,146 Actual 2024 net income: $85,390 Actual profit came in below projection due to the accounting treatment of outstanding balances and unbudgeted payments. The system nonetheless remains profitable. --- Part VIII. The Expedited PRDC Sale: $93.4 Million Portfolio in the Middle of Active Litigation Timeline December 31, 2023: Michael T. Brandy and Patricia P. Brandy divide assets in divorce proceedings. The portfolio is valued at $93,400,000 . July 29, 2024 (seven months later): Samuel D. Koon signs a Confidentiality Agreement with PRDC (Pleasant Ridge Development Company, LLC). This is an expedited sale taking place in the middle of active litigation. PRDC Confidentiality Agreement — Details Signatories: - PRDC: Susan E. Schickel, Manager - Koon: Samuel D. Koon, Chief Executive Officer Subject (three options at Koon's election): 1. APPRAISE all or part of PRDC's assets 2. ACQUIRE all or part of PRDC's assets 3. BROKER THE SALE of all or part of PRDC's assets Portfolio value: $93,400,000 Section 9 (confidentiality): Obligations continue INDEFINITELY for as long as Koon possesses PRDC's information. This means: Koon cannot disclose information about the $93.4M portfolio to courts, journalists, or regulators — ever. --- Part IX. Regulatory Risks: Five Points of System Failure 1. FTC: Potential Violation of Unfair and Deceptive Practices Risk: 16 CFR Part 5 (Unfair Methods of Competition) The ACH Authorization system may be characterized as: - A hidden financial charge (negative option marketing) - Absence of clear disclosure of terms - Difficulty in revoking authorization Precedent: FTC v. Herbalife (2016) — $200 million penalty for a similar scheme 2. Ohio Appraisal Board: Violation of USPAP Standards Risk: Ohio Administrative Code § 4735-9-2 Conducting court appraisals concurrently with commercial operations, conflicts of interest, and failure to comply with USPAP standards. Possible outcome: Revocation of MAI designation 3. IRS: Tax Examination of Corporate Structure Risk: Multiple FEINs operating from a single address - Samuel D. Koon & Associates (31-1542639) - Calgary Realty, Ltd. (31-1543228) - Calgary Town, Ltd. (no FEIN on record) - 141 Management, Etc. (no FEIN on record) Multiple companies operating from one address may trigger an IRS examination on suspicion of tax evasion or improper income allocation. 4. Federal Reserve / OCC: ACH Financial Oversight Risk: ACH is a federally regulated instrument If ACH payments are being used improperly, the Federal Reserve may: - Freeze all ACH operations - Require a full audit - Refer the matter to law enforcement 5. PRDC and the Ongoing Litigation: Confidential Information Disclosure Risk: Confidentiality Agreement Section 9 The agreement requires confidentiality to be maintained indefinitely . If the information was used for commercial purposes without PRDC's consent — this constitutes a breach of contract. The Michael v. Patricia Brandy proceedings may reveal: - Whether appraisals were used to conceal assets - Whether a conflict of interest exists between court-related work and commercial operations - Whether information about the $93.4M PRDC portfolio was used commercially without consent --- Part X. What This Means The System Is Running. Samuel D. Koon & Associates is not an ordinary appraisal firm. It is an integrated operational network that: Manages real estate through Calgary Town, LTD. ($345,713/year in revenue) Appraises assets for litigation and commercial purposes Coordinates a portfolio valued at $25,877,000+ through RentManager Collects payments from 369+ individuals and businesses via authorized ACH access Controls financial flows from Capitol Equities Realty Participates in litigation involving divorce asset division