10-K 1 lvdw_10k.htm ANNUAL REPORT lvdw_10k
 

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
FORM 10-K
 
 
(Mark One)
☒ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2020
 
or
 
☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from _________ to _________
 
Commission File Number: 000-55038
 
LIQUIDVALUE DEVELOPMENT INC.
(Exact name of registrant as specified in its charter)
 
Nevada
 
27-1467606
(State or other jurisdiction of
incorporation or organization)
 
(I.R.S. Employer Identification Number)
 
4800 Montgomery Lane, Suite 210
 
 
Bethesda, MD 20814
 
301-971-3940
(Address of Principal Executive Offices)
 
Registrant’s telephone number,
including area code
 
Securities registered pursuant to Section 12(b) of the Act: None
Securities registered pursuant to section 12(g) of the Act: Common Stock, $0.001 par value
 
Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ☐ No ☒
 
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act. Yes ☐ No ☒
 
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐
 
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 229.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐
 
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.
 
Large accelerated filer ☐
 
Accelerated filer ☐
Non-accelerated filer ☐
 
Smaller reporting company ☒
 
 
Emerging growth company ☐
 
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
 
Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report. ☐
 
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒
 
State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price of such common equity, as of the last business day of the registrant’s most recently completed second fiscal quarter. The Company’s common stock did not trade during the year ended December 31, 2020.
 
Indicate the number of shares outstanding of each of the registrant’s classes of common stock, as of the latest practicable date. As of March 22, 2021, there were 704,043,324 shares outstanding of the registrant’s common stock, $0.001 par value.
 
DOCUMENTS INCORPORATED BY REFERENCE
 
None.
 

 
 
 
Throughout this Report on Form 10-K, the terms the “Company,” “we,” “us,” and “our” refer to LiquidValue Development Inc., and “our board of directors” refers to the board of directors of LiquidValue Development Inc.
 
CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING INFORMATION
 
This Annual Report on Form 10-K contains forward-looking statements regarding, among other things, our future operating results and financial position, our business strategy, and other objectives for our future operations. The words “anticipate,” “believe,” “intend,” “expect,” “may,” “estimate,” “predict,” “project,” “potential” and similar expression are intended to identify forward-looking statements, although not all forward-looking statements contain these identifying words. We have based these forward-looking statements largely on our current expectations and projections about future events and financial trends that we believe may affect our business, financial condition and results of operations. There are a number of important risks and uncertainties that could cause our actual results to differ materially from those indicated by forward-looking statements. We may not actually achieve the plans, intentions or expectations disclosed in our forward-looking statements, and you should not place undue reliance on our forward-looking statements. Actual results or events could differ materially from the plans, intentions and expectations disclosed in the forward-looking statements we make. Our forward-looking statements do not reflect the potential impact of any future acquisitions, mergers, dispositions, joint ventures or investments that we may make.
 
You should read this Report on Form 10-K and the documents that we have filed as exhibits to this Report on Form 10-K completely and with the understanding that our actual future results may be materially different from what we expect. The forward-looking statements contained in this Report on Form 10-K are made as of the date of this Report on Form 10-K, and we do not assume any obligation to update any forward-looking statements, whether as a result of new information, future events or otherwise, except as required by applicable law.
 
 
 
 
 
 
LiquidValue Development Inc.
Form 10-K
For the Year Ended December 31, 2020
Table of Contents
 
 
 
Page
 
 
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1
 
 
PART I
 
Item 1. Business.
 
General
 
LiquidValue Development Inc. (the “Company”), formerly known as SeD Intelligent Home Inc. and Homeownusa, was incorporated in the State of Nevada on December 10, 2009. Our address is 4800 Montgomery Lane, Suite 210, Bethesda, MD, 20814. Our telephone number is 301-971-3940.
 
On December 22, 2016 Alset International Limited (formerly known as Singapore eDevelopment Limited and referred to herein as “Alset International”) acquired 74,015,730 shares of the Company’s common stock. Alset International subsequently contributed its ownership in the Company to its subsidiary SeD Intelligent Home Inc, formerly known as SeD Home International, Inc. (which also owned Alset EHome Inc. until December 29, 2017, at which time SeD Intelligent Home Inc. contributed its shares of Alset EHome Inc. to the Company). On January 10, 2017, our board of directors appointed Fai H. Chan as Director. On March 10, 2017, Rongguo (Ronald) Wei was appointed as Chief Financial Officer of the Company.
 
On September 5, 2017, the Company changed its name to SeD Intelligent Home Inc., and increased its number of authorized shares to 1,000,000,000 (the par value per share remained $.001). On July 7, 2020, the Company changed its name to LiquidValue Development Management Inc.
 
On December 29, 2017, the Company, SeD Acquisition Corp., a Delaware corporation and wholly-owned subsidiary of the Company (the “Merger Sub”), Alset EHome Inc. (formerly known as Alset iHome Inc, SeD Home & REITs Inc. and SeD Home, Inc., and referred to herein as “Alset EHome”), a Delaware corporation, and SeD Intelligent Home Inc., a Delaware corporation entered into an Acquisition Agreement and Plan of Merger (the “Agreement”) pursuant to which the Merger Sub was merged with and into Alset EHome, with Alset EHome surviving as a wholly-owned subsidiary of the Company. The closing of this transaction (the “Closing”) also took place on December 29, 2017. The Company ceased to be a “shell company” as that term is defined in Rule 405 of the Securities Act and Rule 12b-2 of the Exchange Act. The Company’s business operations became those operations that Alset EHome was conducting.
 
In connection with the acquisition of Alset EHome, the Company appointed new officers and directors. Fai H. Chan and Moe T. Chan serve as co-Chief Executive Officers; Rongguo (Ronald) Wei and Alan W. L. Lui serve as Co-Chief Financial Officers, and our Board of Directors includes Fai H. Chan, Moe T. Chan, Conn Flanigan and Charles MacKenzie.
 
Alset EHome was incorporated in Delaware on February 24, 2015, and was named SeD Home USA, Inc. before changing its name in May of 2015 to SeD Home, Inc. On February 6, 2020, this name was changed to SeD Home & REITs Inc., on July 7, 2020 the name was changed to Alset iHome Inc. and on December 9, 2020 it was changed to Alset EHome Inc. Prior to the Closing, the officers and directors of Alset EHome are the same six individuals who are the officers and directors of the Company.
 
With the completion of the Company’s acquisition of Alset EHome, we entered into the business of land development. While the Company will own real estate, the Company does not intend to be a REIT for federal tax purposes. Alset EHome’s Lakes at Black Oak  (referred to herein as “Black Oak”) project is a 162-acre land sub-division development located north of Houston, Texas. Alset EHome’s Ballenger Run project is a 197-acre sub-division development near Washington D.C. in Frederick County, Maryland. Alset EHome conducts its operations through twelve wholly and partially owned subsidiaries. Alset EHome’s affiliates provide project and asset management via separate agreements with consultants.
 
The land development business involves converting undeveloped land into buildable lots. When possible, in future projects we will attempt to mitigate risk by attempting to enter into contracts with strategic home building partners for the sale of lots to be developed. In such circumstances, it is our intention that (i) we will conduct a feasibility study on a particular land development; (ii) both Alset EHome and the strategic home building partners will work together in connection with acquisition of the appropriate land; (iii) strategic home building partners will typically agree to enter into agreements to purchase up to 100% of the buildable lots to be developed; (iv) Alset EHome and the strategic home building partners will enter into appropriate agreements; and (v) Alset EHome will proceed to acquire the land for development and will be responsible for the infrastructure development, ensuring the completion of the project and delivery of buildable lots to the strategic home building partner.
 
 
2
 
 
We also intend, to the fullest extent practicable, to source land where local government agencies (including county, district and other municipalities) and public authorities, such as improvement districts, will reimburse the majority of infrastructure costs incurred by the land developer for developing the land to build taxable properties. The developers and public authorities enter into agreements whereby the developers are reimbursed for their costs of infrastructure.
 
The Company will also consider the potential to purchase foreclosure property development projects from banks, if attractive opportunities should arise.
 
The Company, utilizing the extensive business network of its management and majority shareholder, may from time to time attempt to forge joint ventures with other parties. Through its subsidiaries, Alset EHome may manage such joint ventures.
 
In addition to the completion of our current projects, we intend to seek additional land development projects in diverse regions across the United States. Such projects may be within both the for sale and for rent markets, and we may expand from residential properties to other property types, including but not limited to commercial and retail properties. We will consider projects in diverse regions across the United States, however, Alset EHome and its management and consultants have longstanding relationships with local owners, brokers, managers, lenders, tenants, attorneys and accountants to help it source deals throughout Maryland and Texas. Alset EHome will continue to focus on off-market deals and raise appropriate financing.
 
Alset EHome, via a subsidiary, is presently exploring opportunities to expand its current portfolio by developing communities solely designed for renters. Alset EHome is exploring the potential to pursue this new endeavor in part to improve cash flow and smooth out the inconsistencies of income in residential land development. Alset EHome will continue to attempt to mitigate risk and maximize returns. 
 
Entering into the business of building homes with the intention of owning and renting those homes would provide an opportunity for Alset EHome to create value by (i) acquiring properties for horizontal and vertical development; (ii) providing fee generation via property management and leasing; and (iii) capturing rent escalations over long term periods. Alset EHome and its affiliates would provide property management for customers seeking to offload home maintenance and lawn care.
 
Through our subsidiaries, we will explore the potential to pursue other business opportunities related to real estate. The Company is evaluating the potential to enter into activities related to solar energy and energy efficient products as well as smart home technologies, although we note that these potential opportunities remain at the exploratory stage, and we may not pursue these opportunities at the discretion of our management. Through the Company’s eco-systems of businesses based around sustainable, healthy living communities, Alset EHome intends to develop single family homes which are eco-friendly. They will be fitted out with solar energy products such as photovoltaic systems, battery systems, and car charging ports for sustainable transport as well as other energy efficient systems. The Company also envisions acquiring land surrounding its communities for solar farm projects to power these communities. Alset EHome has commenced the infrastructure design and engineering for this sustainable, healthy living community concept within the Black Oak project outside of Houston, Texas. The company intends to bring this concept to other strategic parts of the US as well as markets abroad.
 
We also intend to enlarge the scope of property-related services. Additional planned activities, which we intend to be carried out through Alset EHome, include financing, home management, realtor services, insurance and home title validation. We may particularly provide these services in connection with homes we build. These activities are also in the planning stages.
 
As of December 31, 2020, we had total assets of $29,219,785 and total liabilities of $2,691,098. Total assets as of December 31, 2019 were $30,785,232 and total liabilities were $4,065,484.
 
Employees
 
At the present time, the Company has four full time employees. Much of our work is done by contractors retained for projects, and at the present time we have no part-time employees.
 
 
3
 
 
Compliance with Government Regulation
 
The development of our real estate projects will require the Company to comply with federal, state and local environmental regulations. In connection with this compliance, our real estate acquisition and development projects will require environmental studies. To date, the Company has spent approximately $42,356 on environmental studies and compliance. Such costs are reflected in construction progress costs in our financial statements.
 
The cost of complying with governmental regulations is significant and will increase if we add additional real estate projects and become involved in homebuilding in the future and are required to comply with certain due diligence procedures related to third party lenders.
 
At the present time, we believe that we have all of the material government approvals that we need to conduct our business as currently conducted. We are subject to periodic local permitting that must be addressed, but we do not anticipate that such requirements for government approval will have a material impact on our business as presently conducted. We are required to comply with government regulations and to make filings from time to time with various government entities. Such work is typically handled by outside contractors we retain.
 
Impact of Recent Public Health Events
 
In December 2019, a novel strain of coronavirus (COVID-19) was first identified in Wuhan, Hubei Province, China, and has since spread to a number of other countries, including the United States. The COVID-19 pandemic, or other adverse public health developments, could have a material and adverse effect on our business operations.
 
In the year ended December 31, 2020, the COVID-19 pandemic did not have a material impact on our operations. However, the extent to which the COVID-19 pandemic and the related economic decline that occurred in the United States in March of 2020 may impact our business in the future will depend on developments which are highly uncertain and cannot be predicted. The COVID-19 pandemic’s far-reaching impact on the global economy could negatively affect various aspects of our business, including demand for real estate. From March through December 2020, we continued to sell lots at our Ballenger Run project (in Maryland) for the construction of homes to NVR. Sales of such homes by NVR were at the same level in 2020 as in the 2019. In 2020 we sold 121 lots to NVR and in 2019, 123 lots. Such homes are often a first home that generally did not require buyers to sell an existing home. We believe low interest rates have encouraged home sales. Many buyers opted to see home models at the project virtually. This technology allowed them to ask questions to sales staff and see the homes. Home closings were able to occur electronically.
 
We have received strong indications that buyers and renters across the country are expressing interest in moving from more densely populated urban areas to the suburbs. We believe that our Ballenger Run project is well suited and positioned to accommodate those buyers. Our latest phase for sale at Ballenger Run, involving single-family homes, has seen a high number of interested potential buyers signing up for additional information and updates on home availability.
 
The COVID-19 pandemic could impact the ability of our staff and contractors to continue to work, and our ability to conduct our operations in a prompt and efficient manner. We have experienced a slowdown in the planned construction of a clubhouse at the Ballenger Run project which was completed behind schedule. We believe this delay was caused in part by policies requiring lower numbers of contractors working in indoor spaces.  
 
The COVID-19 pandemic may adversely impact the timeliness of local government in granting required approvals. Accordingly, COVID-19 may cause the completion of important stages in our real estate projects to be delayed.
 
At our Black Oak project in Texas, we have strategically redesigned the lots over the past year for a smaller “starter home” products that we believe will be more resilient in fluctuating markets. Should we initiate sales at Black Oak, we believe the same implications described above regarding our Ballenger Run project may apply to our Black Oak project (including the general trend of customers’ interest shifting from urban to suburban areas). In addition, Houston and its surrounding areas were economically impacted by the decline in energy prices in 2020. Unlike our Ballenger Run project, our Black Oak project may include our involvement in single family rental home development.
 
 
4
 
 
Impact on Staff
 
Most of our staff works out of our Bethesda, Maryland office. Our staff has shifted to mostly working from home since March 2020, but this has had minimal impact on our operations to date. The COVID-19 pandemic has also impacted the frequency with which our management would otherwise travel to the Black Oaks project; however, we have a contractor in Texas providing supervision of the project. Management continues to regularly supervise the Ballenger Run project. Limitations on the mobility of our management and staff may slow down our ability to enter into new transactions and expand existing projects.
 
We have not reduced our staff in connection with the COVID-19 pandemic. To date, we did not have to expend significant resources related to employee health and safety matters related to the COVID-19 pandemic. We have a small staff, however, and the inability of any significant number of our staff to work due to illness or the illness of a family member could adversely impact our operations.
 
Intellectual Property
 
At the present time, the Company does not own any trademarks, but we anticipate filing trademark applications as we expand into new areas of business.
 
Corporate Organization
 
The following chart describes the Company’s ownership of various subsidiaries:
  
 
 
5
 
 
Black Oak
 
Our Black Oak project is a 162-acre land infrastructure development and sub-division project situated in Magnolia, Texas north of Houston. 150 Black Oak, Ltd. was a partnership formed by our former partner prior to our investment in this project. Black Oak had contracts to purchase seven contiguous parcels of land. Our initial equity investment was US$4.3 million for ownership of 60% of the partnership. Upon this initial investment in February 2014, we changed the name of the partnership to 150 CCM Black Oak, Ltd (“Black Oak”) and subsequently increased our ownership to 69%. On July 23, 2018, SeD Development USA, LLC, a wholly owned subsidiary of the Company, entered into two Partnership Interest Purchase Agreements through which it purchased an aggregate of 31% of Black Oak. Prior to the Partnership Interest Purchase Agreements, the Company owned and controlled Black Oak through its 68.5% limited partnership interest and its ownership of the General Partner, 150 Black Oak GP, Inc, a 0.5% owner in Black Oak. As a result of the purchase, the Company, through its subsidiaries, now owns 100% of Black Oak. 150 Black Oak GP, Inc. is wholly owned by SeD USA, LLC, which in turn is wholly owned by Alset EHome. The limited partnership interests are owned by SeD Development USA, Inc., which is wholly owned by Alset EHome. 150 Black Oak GP, Inc. was previously jointly owned with a partner, but is now entirely owned by SeD USA, LLC.
 
In October 2015, the project obtained a $6.0 million construction loan from Revere High Yield Fund, LP. This loan was paid off in October of 2017. Currently the Black Oak project does not have any financing from third parties. 
 
The site plan at Black Oak allows for approximately 550-600 residential lots of varying sizes. We anticipate that our involvement in land development aspects of this project will take approximately three to five additional years to complete. Since February of 2015, we have completed several important tasks related to the project, including clearing certain portions of the property, paving certain roads within the project and complying with the local improvement district to ensure reimbursement of these costs. 
 
The estimated construction costs (not including the cost of land and financing costs) and completion date for each phase are as follows. Please note that the following is subject to change based on our single family for sale and for rent models: 
 
Black Oak
 
Estimated Construction Costs
 
Expected Completion Date
Phase 1
 $7,080,000 
Completed
Phase 2
  330,671 
November 2022
Phase 3
  422,331 
November 2022
Phase 4
  142,788 
November 2022
Phase 5
  3,293,000 
April 2022
Total
 $11,268,790 
 
 
On July 3, 2018, 150 CCM Black Oak Ltd. entered into a Purchase and Sale Agreement with Houston LD, LLC for the sale of 124 lots within the Black Oak project (the “Black Oak Purchase Agreement”). Pursuant to the Black Oak Purchase Agreement, it was agreed that 124 lots would be sold for a range of prices based on the lot type. In addition, Houston LD, LLC agreed to contribute a “community enhancement fee” for each lot, collectively totaling $310,000 which was held in escrow. 150 CCM Black Oak, Ltd. agreed to apply these funds exclusively towards an amenity package on the property. The closing of the transactions contemplated by the Black Oak Purchase Agreement was subject to Houston LD, LLC completing due diligence to its satisfaction.
 
On October 12, 2018, 150 CCM Black Oak, Ltd. entered into an Amended and Restated Purchase and Sale Agreement (the “Amended and Restated Black Oak Purchase Agreement”) for these 124 lots. Pursuant to the Amended and Restated Black Oak Purchase Agreement, the purchase price remained at $6,175,000. 150 CCM Black Oak, Ltd. was required to meet certain closing conditions and the timing for the closing was extended.
 
On January 18, 2019, the sale of 124 lots at Black Oak was completed for $6,175,000 and the community enhancement fee equal to $310,000 was delivered to the escrow account, which was later drawn and closed. An impairment of real estate of approximately $2.4 million related to this sale was recorded on December 31, 2018. The revenue was recognized in January, 2019, when the sale was closed, and no gain or loss was recognized in January, 2019.
 
 
6
 
 
On July 20, 2018, Black Oak Ltd received $4,592,079 of district reimbursement for previous construction costs incurred in the land development. Of this amount, $1,650,000 remained on deposit in the District’s Capital Projects Fund for the benefit of Black Oak Ltd and to be released upon receipt of the evidence of the: (a) execution of a purchase agreement between Black Oak Ltd and a home builder with respect to the Black Oak development and (b) of the completion, finishing and making ready for home construction of at least 105 unfinished lots in the Black Oak development. After entering the purchase agreement with Houston LD, LLC, the above requirements were met. The amount of the deposit was released to the Company after presenting the invoices paid for land development. After releasing funds to the Company, the amount on deposit was $0 and $90,394 on December 31, 2020 and December 31, 2019, respectively.
 
On September 30, 2019, the Company recorded approximately $4.7 million of impairment on the Black Oak project based on discounted estimated future cash flows.
 
On December 31, 2019, the Company recorded approximately $1.2 million of additional impairment on the Black Oak project based on discounted estimated future cash flows.
 
On January 13, 2021, 150 CCM Black Oak, Ltd. purchased an approximately 6.297 acre tract of land in Montgomery County, Texas. The Company’s strategic acquisition contiguous to the Black Oak project is intended to provide additional lot yield, potential additional amenities and/or a solar farm to support the Company’s sustainable, healthy living concept. 
 
At the present time, the Company is also considering expanding its current policy of selling buildable lots to include a strategy of building housing for sale or rent, particularly at our Black Oak property.
 
Ballenger Run
 
In November 2015, we completed the $15.65 million acquisition of Ballenger Run, a 197-acre land sub-division development located in Frederick County, Maryland. Previously, on May 28, 2014, the RBG Family, LLC entered into the Assignable Real Estate Sales Contract with NVR, Inc. (“NVR”) by which RBG Family, LLC would sell the 197 acres for $15 million to NVR. On December 10, 2014, NVR assigned this contract to SeD Maryland Development, LLC in the Assignment and Assumption Agreement and entered into a series of Lot Purchase Agreements by which NVR would purchase subdivided lots from SeD Maryland Development, LLC.
 
SeD Maryland Development’s acquisition of the 197 acres was funded in part from a $5.6 million deposit from NVR Inc. (“NVR”). The balance of $10.05 million was derived from a total equity contribution of $15.2 million by SeD Ballenger LLC (“SeD Ballenger”) and CNQC Maryland Development LLC (a unit of Qingjian International Group Co, Ltd, China, “CNQC”). The project is owned by SeD Maryland Development, LLC (“SeD Maryland”). SeD Maryland is 83.55% owned by SeD Ballenger and 16.45% by CNQC.
 
SeD Maryland entered into a Project Development and Management Agreement for Ballenger Run with MacKenzie Development Company, LLC and Cavalier Development Group, LLC on February 25, 2015. MacKenzie Development Company, LLC assigned its rights and obligations to this agreement to Adams Aumiller Properties, LLC on September 9, 2017. Pursuant to this Project Development and Management Agreement, Adams Aumiller, LLC and Cavalier Development Group, LLC coordinate and manage the construction, financing, and development of Ballenger Run. SeD Maryland compensates Adams Aumiller LLC and Cavalier Development Group, LLC with a monthly aggregate fee of $14,667 until all single family and townhome lots are sold. The monthly aggregate fee will then be adjusted to $11,000 which will continue for approximately eight months to allow all close out items to be finished, including the release of guarantees and securities as required by government authorities. The Project Development and Management Agreement for Ballenger Run also requires SeD Maryland to pay a fee of $1,200 and $500 for each single-family and townhome, respectively, sold to a third party. SeD Maryland also paid a fee of $50,000 after the sale of the parcel underlying the multi-family lots in August 2018.
 
This property was initially zoned for 443 entitled Residential Lots, 210 entitled Multifamily Units and 200 entitled continuing care retirement community units approved for twenty (20) years from the date of a Developers Rights & Responsibilities Agreement dated October 8, 2014, as amended on September 6, 2016. In July 2019 we received required government approval to revise the zoning of this property to include 479 entitled residential lots and 210 entitled multi-family units, with no entitled continuing care retirement community units. We anticipate that the completion of our involvement in this project will take approximately 12-18 months from the date of this Annual Report.
 
 
7
 
 
Revenue from Ballenger Run is anticipated to come from three main sources:
 
●
The sale of 479 entitled and constructed residential lots to NVR;
●
The sale of the lot for the 210 entitled multi-family units; and
●
The sale of 479 front foot benefit assessments.
 
Revenues may be adversely impacted, if we fail to attain certain goals, meet certain conditions or if market prices for this development unexpectedly begin to drop.
 
The Company anticipates that the estimated construction costs (not including land costs and financing costs) for the final phases of the Ballenger Run project will be $4,179,000. The expected completion date for the final phases of the Ballenger Run project is June of 2022.
 
Financing from Union Bank (f/k/a The Bank of Hampton Roads, Shore Bank and Xenith Bank) closed simultaneous with the settlement on the land on November 23, 2015, pursuant to a subsequent amendment to the terms of this loan, the loan provides (i) for a maximum of $11 million outstanding; (ii) that the maturity of this loan will be December 31, 2019; and (iii) includes an $800,000 letter of credit facility, with an annual rate of 1.5% on all issued letters of credit.
 
This loan is to fund the development of the first 276 lots, the multi-family parcel and senior living parcel, the amenities associated with these phases, and certain road improvements. The Union Bank Revolving Loan was repaid in January 2019.
 
On April 17, 2019, SeD Maryland Development LLC entered into a Development Loan Agreement with Manufacturers and Traders Trust Company (“M&T Bank”) which is comprised of: (1) a Note in the principal amount not to exceed at any one time outstanding the sum of $8,000,000, with a cumulative loan advance amount of $18,500,000, and (2) a letter of credit facility in an aggregate amount of up to $900,000 (the “L/C Facility”). The Note bears an interest rate of the one month LIBOR plus 375 basis points. Commissions on each letter of credit (“L/C”) will be 1.5% per annum on the face amount of the L/C. Other standard lender fees will apply in the event L/C is drawn down. The Note is a revolving line of credit. The L/C Facility is not a revolving loan, and amounts advanced and repaid may not be re-borrowed. Repayment of the Development Loan Agreement is secured by $2,600,000 collateral fund and a Deed of Trust issued to M&T Bank on the property owned by SeD Maryland. As of December 31, 2020 and 2019, the outstanding balance of the revolving loan was $0.
 
On April 17, 2019, SeD Maryland Development LLC and Union Bank terminated the Revolving Credit Note. After termination, Union Bank still held $602,150 as collateral for these outstanding Letters of Credit (L/C). The L/C collateral was released in June 2019, when all L/Cs were transferred to the M&T Bank L/C Facility.
 
Expenses from Ballenger Run include, but are not limited to costs associated with land prices, closing costs, hard development costs, cost in lieu of construction, soft development costs and interest costs. We presently estimate these costs to be between $56 and $57 million. We may also encounter expenses which we have not anticipated, or which are higher than presently anticipated.
 
 
8
 
 
The initial phases of this project have been completed and we are currently in the final phases of this project. The following chart describes the various phases of this project:
Phase 1 construction of all infrastructure was completed in 2017. The initial model lot sales with NVR began in May 2017 and all lot sales of varying types as outlined in the chart set forth above are continuing through the first quarter of 2018. In the fourth quarter of 2017 all improvement plans and cost estimates were approved for Phases 2A, 2B, 2C and 2D. Phase 2B is the next phase of lot takedowns for NVR. Phase 2B plat recordation and final construction began in March of 2018. Lot sales to NVR also began in March of 2018. Phases 2A and 2C plat recordation and construction began in June of 2018 and were completed in December 2018 Phase 2D construction began in September 2018 and was completed in June 2019. Phase 3A construction began in June 2020 and NVR is currently building in this Phase. Phase 3B construction began in August 2020 and was completed in December 2020. The Clubhouse and pool began construction in Fall 2019 and was completed in June 2020.
 
Sale of Residential Lots
 
The 479 Residential Lots were contracted for sale under a Lot Purchase Agreement to NVR, a company based in the US and listed on the New York Stock Exchange. NVR is a home builder which is engaged in the construction and sale of single-family detached homes, townhouses and condominium buildings. It also operates a mortgage banking and title services business. Under the Lot Purchase Agreements, NVR provided Alset EHome with an upfront deposit of $5.6 million and has agreed to purchase the lots at a range of prices. The lot types and quantities to be sold to NVR under the Lot Purchase Agreements include the following:
   
Lot Type
 
Quantity
 
Single Family Detached Large
  85 
Single Family Detached Small
  89 
Single Family Detached Neo Traditional
  33 
Single Family Attached 28’ Villa
  121 
Single Family Attached 20’ End Unit
  46 
Single Family Attached 16’ Internal Unit
  105 
Total
  479 
 
There are five different types of Lot Purchase Agreements (“LPAs”), which are essentially the same except for the price and unit details for each type of lot. Under the LPAs, NVR shall purchase 30 available lots per quarter. The LPAs provide several conditions related to preparation of the lots which must be met so that a lot can be made available for sale to NVR. SeD Maryland is to provide customary lot preparation including but not limited to survey, grading, utilities installation, paving, and other infrastructure and engineering. In the event NVR does not purchase the lots under the LPAs, SeD Maryland would be entitled to keep the NVR deposit and terminate the LPAs. Should SeD Maryland breach the LPAs, it would have to return the remainder of the NVR deposit that has not already been credited to NVR for any sales of lots under the LPAs and NVR would be able to seek specific performance of the LPAs as well as any other rights available at law or in equity.
 
The sale of 13 model lots to NVR began in May of 2017. 121 lots were sold in the year ended December 31, 2020, compared to 123 lots sold in the year ended December 31, 2019. As of December 31, 2020, 388 lots have been sold to NVR with 91 remaining for the duration of the project. NVR continues to market and sell homes. 
 
 
9
 
 
Sale of Lots for the Multi-family Units
 
In June 2016, SeD Maryland entered into a lot purchase agreement with Orchard Development Corporation relating to the sale of 210 multifamily units in the Ballenger Run Project for a total purchase price of $5,250,000, which closed on August 7, 2018.
 
Sale of the Front Foot Benefit Assessments
 
We have established a front foot benefit (“FFB”) assessment on all of the lots sold to NVR. This is a 30-year annual assessment allowed in Frederick County which requires homeowners to reimburse the developer for the costs of installing public water and sewer to the lots. These assessments become effective as homes are settled, at which time we can sell the collection rights to investors who will pay an upfront lump sum, enabling us to more quickly realize the revenue. The selling prices range from $3,000 to $4,500 per home depending the type of the home. Our total expected revenue from the front foot benefit assessment is approximately $1 million. To recognize revenue of the FFB assessment, both our and NVR’s performance obligations have to be satisfied. Our performance obligation is completed once we complete the construction of water and sewer facilities and close the lot sales with NVR, which inspects these water and sewer facilities prior to the close of lot sales to ensure all specifications are met. NVR’s performance obligation is to sell homes they build to homeowners. Our FFB revenue is recognized upon NVR’s sales of homes to homeowners. The agreement with these FFB investors is not subject to amendment by regulatory agencies and thus our revenue from FFB assessment is not either. During the years ended December, 2020 and 2019, we recognized revenue in the amounts of $273,620 and $548,457 from FFB assessments, respectively.
 
Wetland Impact Permit
 
The Ballenger Run project required a joint wetland impact permit, which requires the review of several state and federal agencies, including the U.S. Army Corps of Engineers and Maryland Department of the Environment. The permit is primarily required for Phase 3 of construction but it also affects a pedestrian trail at the Ballenger Run project and the multi-family sewer connection. The U.S. Army Corps of Engineers allowed us to proceed with construction on Phase 1 but required archeological testing. In November 2018, the archeological testing was completed with no further recommendations on Phase 1 of the project. Required architectural studies on the final phase of development will likely result in the loss of only one lot, however, we cannot be certain of future reviews and their impact on the project. The U.S. Army Corps of Engineers and Maryland Department of the Environment permits were issued in June 2019. A modification to the permit for a temporary stream crossing was also issued in October 2019 allowing for the commencement of construction on Phase 3.
 
K-6 Grade School Site
 
In connection with getting the necessary approvals for the Ballenger Project, we agreed to transfer thirty acres of land that abuts the development for the construction of a local K-6 grade school. We will not be involved in the construction of such school.
 
Home Incubation Project
 
Recognizing that large land sub-division projects have a longer time horizon, we previously introduced a home incubation initiative to market completed U.S. single-family homes, with existing tenants, to investors in Asia. Under this project, we purchased 27 homes, mostly located in Texas. We sold 24 of the homes by the end of 2016, an additional two in 2017 and the last one in December of 2019.  
 
Competition
 
There are a number of companies engaged in the development of land. Should we expand our operations into the business of constructing homes ourselves, we will face increased competition, including competition from large, established and well-financed companies, some of which may have considerable ties and experience in the geographical areas in which we seek to operate. Similarly, as we consider other opportunities, we may wish to pursue in addition to our current land development business, we anticipate that we will face experienced competitors.
 
We will compete in part on the basis of the skill, experience and innovative nature of our management team, and their track record of success in diverse industries.
 
 
10
 
 
Item 1A. Risk Factors.
 
An investment in our common stock involves a high degree of risk. You should carefully consider the risks described below and the other information in this report before making a decision to invest in our common stock. If any of the following risks and uncertainties develop into actual events, our business, results of operations and financial condition could be adversely affected. In those cases, the trading price of our common stock could decline and you may lose all or part of your investment.
 
Risks Related to Our Company
 
Management has identified a material weakness in the design and effectiveness of our internal controls, which, if not remediated, could affect the accuracy and timeliness of our financial reporting and result in misstatements in our financial statements.
 
In connection with the preparation of our Report on Form 10-K, an evaluation was carried out by management, with the participation of our Co-Chief Executive Officers and Co-Chief Financial Officers, of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934 (the “Exchange Act”) as of December 31, 2020. Disclosure controls and procedures are designed to ensure that information required to be disclosed in reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported within the time periods specified, and that such information is accumulated and communicated to management, including the Co-Chief Executive Officers and Co-Chief Financial Officers, to allow timely decisions regarding required disclosure.
 
During evaluation of disclosure controls and procedures as of December 31, 2020, conducted as part of our annual audit and preparation of our annual financial statements, management conducted an evaluation of the effectiveness of the design and operations of our disclosure controls and procedures and concluded that our disclosure controls and procedures were not effective. Management determined that at December 31, 2020, we had a material weakness that relates to the relatively small number of staff who have bookkeeping and accounting experience. This limited number of staff prevents us from segregating duties within our internal control system.
 
This material weakness, which remained unremedied by the company as of December 31, 2020, could result in a misstatement to the accounts and disclosures that would result in a material misstatement to our annual or interim consolidated financial statements that would not be prevented or detected. If we do not remediate the material weakness or if other material weaknesses are identified in the future, we may be unable to report our financial results accurately or to report them on a timely basis, which could result in the loss of investor confidence and have a material adverse effect on our stock price as well as our ability to access capital and lending markets.
 
We will need additional capital to expand our current operations or to enter into new fields of operations.
 
Both the expansion of our current land development operations into new geographic areas and the proposed expansion of the Company into new businesses in the real estate industry will require additional capital. We will need to seek additional financing either through borrowing, private offerings of our securities or through strategic partnerships and other arrangements with corporate partners. We cannot be assured that additional financing will be available to us, or if available, will be available to us on terms favorable to us. If adequate additional financing is not available on acceptable terms, we may not be able to implement our business development plan or expand our operations.
 
We must retain key personnel for the success of our business.
 
Our success is highly dependent on the skills and knowledge of our management team, including their knowledge of our projects and network of relationships. If we are unable to retain the members of such team, or adequate substitutes, this could have a material adverse effect on our business and financial condition.
 
 
11
 
 
If we fail to effectively manage our growth our future business results could be harmed and our managerial and operational resources may be strained.
 
As we proceed with the expansion of our operations, we expect to experience significant and rapid growth in the scope and complexity of our business. We will need to hire additional personnel in order to successfully advance our operations. This growth is likely to place a strain on our management and operational resources. The failure to develop and implement effective systems, or to hire and retain sufficient personnel for the performance of all of the functions necessary to effectively service and manage our potential business, or the failure to manage growth effectively, could have a materially adverse effect on our business and financial condition.
 
There are risks related to conflicts of interest with our partners in the Ballenger Run Project.
 
The Company owns the Ballenger Run Project with another LLC member. This entity is controlled, however, by the Company not only through the Company’s majority voting interest in such project, but also through the control of the entity responsible for such project’s day-to-day operations. The project will be dependent upon SeD Development Management LLC, a subsidiary of Alset EHome, for the services required for its operations. The Company’s control of both the voting control of this project as well as the control of the entity responsible for the day-to-day interests of the project could create conflicts of interest between our Company and our partner in the project. SeD Maryland, the owner of the project, has no employees, and this project will be dependent upon SeD Development Management LLC and its affiliates for the services required for its operations.
 
The terms of the Management Agreement between SeD Maryland and SeD Development Management LLC were not negotiated at arm’s-length, although it was adopted by CNQC, the other member. Pursuant to the Management Agreement, the owners of SeD Maryland, SeD Ballenger and CNQC, have delegated the day-to-day operations of developing Ballenger Run to SeD Development Management, LLC.
 
Despite this delegation, potential conflict between CNQC and SeD Development Management, LLC regarding the management of day-to-day operations of Ballenger Run could undermine our ability to effectively implement our vision for these projects, and could result in costly and time-consuming litigation.
 
Members of our management may face competing demands relating to their time, and this may cause our operating results to suffer.
 
Fai H. Chan, one of our Co-Chief Executive Officers, is both an officer and director of Alset International, the entity which owns SeD Intelligent Home Inc., our majority shareholder. Mr Chan is also the Chairman and Chief Executive Officer of Alset EHome International Inc., a Nasdaq listed company that owns the majority of Alset International. Mr. Chan is involved in a number of other projects other than our Company’s real estate business and will continue to be so involved. Moe T. Chan, our other Co-Chief Executive Officer, is both an officer and director of Alset International and will also be involved in projects other than our Company’s real estate business. Both of our Co-Chief Executive Officers have their primarily residences and business offices in Asia, and accordingly, there will be limits on how often they are able to visit the locations of our real estate projects. Similarly, our Co-Chief Financial Officers are both engaged in non-real estate activities of Alset International and Alset EHome International Inc., and only one of our Co-Chief Financial Officers resides and works in the United States (at an office located in Bethesda, MD).
 
Since some members of our board of directors are not residents of the United States, shareholders may not be able to enforce a U.S. judgment for claims brought against such directors.
 
Several members of our senior management team, including our Co-Chief Executive Officers, have their primary residences and business offices in Asia, and some portion of the assets of these directors are located outside the United States. As a result, it may be more difficult for shareholders to enforce a lawsuit within the United States against these non-U.S. residents than if they were residents of the United States. Also, it may be more difficult for shareholders to enforce any judgment obtained in the United States against the assets of our non-U.S. resident management located outside the United States than if these assets were located within the United States. A foreign court may not enforce liabilities predicated on U.S. federal securities laws in original actions commenced in certain foreign jurisdictions, or judgments of U.S. courts obtained in actions based upon the civil liability provisions of U.S. federal securities laws.
 
 
12
 
 
Concentration of ownership of our common stock by our majority shareholder will limit other investors from influencing significant corporate decisions.
 
Our majority shareholder will be able to make decisions such as (i) making amendments to our certificate of incorporation and by-laws, (ii) whether to issue additional shares of common stock and preferred stock, (iii) employment decisions, including compensation arrangements, (iv) whether to enter into material transactions with related parties, (v) election and removal of directors and (vi) any merger or other significant corporate transactions. The interests of our majority shareholder may not coincide with the interests of other shareholders.
 
Our relationship with our majority shareholder and its parent and affiliates may be on terms which are perceived by investors as more or less favorable than those that could be obtained from third parties.
 
Our majority shareholder, SeD Intelligent Home Inc., presently owns 99.99% of our issued and outstanding common stock. While we anticipate that such percentage will be diluted over time, our majority shareholder, its parent and affiliates will be perceived as having influence over our management and operations, and any loans or other agreements which we may enter into with our majority shareholder and its parent and affiliates may be perceived by investors as being on terms that are less favorable than we could otherwise receive; such perception could adversely impact the price of our common stock. Similarly, such agreements could be perceived as being on terms more favorable than those that could be obtained from third parties, and any unwillingness by our majority shareholder and its parent and affiliates to engage with our common stock could discourage investors.
 
Risks Relating to the Real Estate Industry
 
The market for real estate is subject to fluctuations that may impact the value of the land or housing inventory that we hold, which may impact the price of our common stock.
 
Investors should be aware that the value of any real estate we own may fluctuate from time to time in connection with broader market conditions and regulatory issues which we cannot predict or control, including interest rates, the availability of credit, the tax benefits of homeownership and wage growth, unemployment and demographic trends in the regions in which we conduct business. Should the price of real estate decline in the areas in which we have purchased land, the price at which we will be able to sell lots to home builders, or if we build houses, the price at which can sell such houses to buyers, will decline.
 
The coronavirus or other adverse public health developments could have a material and adverse effect on our business operations, financial condition and results of operations.
 
In December 2019, a novel strain of coronavirus was first identified in Wuhan, Hubei Province, China, and has since spread to a number of other countries, including the United States. The coronavirus, or other adverse public health developments, could have a material and adverse effect on our business operations. The coronavirus’ far-reaching impact on the global economy could negatively affect various aspects of our business, including demand for real estate. In addition, the coronavirus could directly impact the ability of our staff and contractors to continue to work, and our ability to conduct our operations in a prompt and efficient manner. The coronavirus may adversely impact the timeliness of local government in granting required approvals.  Accordingly, the coronavirus may cause the completion of important stages in our projects to be delayed.  The extent to which the coronavirus may impact our business will depend on future developments, which are highly uncertain and cannot be predicted. For more information on this matter, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations- Financial Impact of the COVID-19 Pandemic.”
  
The regulation of mortgages could adversely impact home buyers’ willingness to buy new homes which we may be involved in building and selling.
 
If we become active in the construction and sale of homes to customers, the ability of home buyers to get mortgages could have an impact on our sales, as we anticipate that the majority of home buyers will be financed through mortgage financing.
 
 
13
 
 
An increase in interest rates will cause a decrease in the willingness of buyers to purchase land for building homes and completed homes.
 
An increase in interest rates will likely impact sales, reducing both the number of homes and lots we can sell and the price at which we can sell them.
 
Our business, results of operations and financial condition could be adversely impacted by significant inflation or deflation.
 
Significant inflation could have an adverse impact on us by increasing the costs of land, materials and labor. We may not be able to offset cost increases caused by inflation. In addition, our costs of capital, as well as those of our future business partners, may increase in the event of inflation, which may cause us to need to cancel projects. Significant deflation could cause the value of our inventories of land or homes to decline, which could sharply impact our profits.
 
New environmental regulations could create new costs for our land development business, and other business in which we may commence operations.
 
At the present time, we are subjected to a number of environmental regulations. If we expand into the business of building homes ourselves, we will be subjected to an increasing number of environmental regulations. The number and complexity of local, state and federal regulations may increase over time. Additional environmental regulations can add expenses to our existing business, and to businesses which we may enter into the future, which may reduce our profits.
 
Zoning and land use regulations impacting the land development and homebuilding industries may limit our activities and increase our expenses, which would adversely affect our profits.
 
We must comply with zoning and land use regulations impacting the land development and home building industries. We will need to obtain the approval of various government agencies to expand our operations as currently into new areas and to commence the building of homes. Our ability to gain the necessary approvals is not certain, and the expense and timing of approval processes may increase in ways that adversely impact our profits.
 
The availability and cost of skilled workers in the building trades may impact the timing and profitability of projects that we participate in.
 
Should there be a lack of skilled workers to be retained by our Company and its partners, the ability to complete land development and potential construction projects may be delayed.
 
Shortages in required materials could impact the profitability of construction partnerships we may participate in.
 
Should a shortage of required materials occur, such shortage could cause added expense and delays that will undermine our profits.
 
Our ability to have a positive relationship with local communities could impact our profits.
 
Should we develop a poor relationship with the communities in which we will operate, such relationship will impact our profits.
 
We may face litigation in connection with either our current activities or activities which we may conduct in the future.
 
As we expand our activities, the likelihood of litigation shall increase. The expenses of such litigation may be substantial. We may be exposed to litigation for environmental, health, safety, breach of contract, defective title, construction defects, home warranty and other matters. Such litigation could include expensive class action matters. We could be responsible for matters assigned to subcontractors, which could be both expensive and difficult to predict.
 
 
14
 
 
As we expand operations, we will incur greater insurance costs and likelihood of uninsured losses.
 
If we expand our operations into home building, we may experience material losses for personal injuries and damage to property in excess of insurance limits. In addition, our premiums may raise.
 
Health and safety incidents that occur in connection with our potential expansion into the home building business could be costly.
 
If we commence operations in the homebuilding business, we will be exposed to the danger of health and safety risks to our employees and contractors. Health and safety incidents could result in the loss of the services of valued employees and contractors and expose us to significant litigation and fines. Insurance may not cover, or may be insufficient to cover, such losses.
 
Adverse weather conditions, natural disasters and man-made disasters may delay our projects or cause additional expenses.
 
The land development operations which we currently conduct and the construction projects which we may become involved in at a later date may be adversely impacted by unexpected weather and natural disasters, including but not limited to storms, hurricanes, tornados, floods, blizzards, fires or earthquakes. Man-made disasters including terrorist attacks, electrical outages and cyber-security incidents may also impact the costs and timing of the completion of our projects. Cyber-security incidents, including those that result in the loss of financial or other personal data, could expose us to litigation and reputational damage. If insurance is unavailable to us on acceptable terms, or if our insurance is not adequate to cover business interruptions and losses from the conditions described above and similar incidents, or results of operations will be adversely affected. In addition, damage to new homes caused by these conditions may cause our insurance costs to increase.
 
We have a concentration of revenue and credit risk with one customer.
 
We have been highly dependent on sales of residential lots to NVR. Pursuant to agreements between NVR and SeD Maryland Development, LLC, NVR will be the sole purchaser of 479 residential lots at our Ballenger Project. During 2019 and 2020, we received $15.9 million and $15.4 million in revenue from lot sales to NVR, respectively. Therefore, at the present time, a significant portion of our business depends largely on NVR’s continued relationship with us. A decision by NVR to discontinue or limit its relationship with us could have a material adverse impact on the Company.
  
Risks Associated with Real Estate Related Debt and Other Investments
 
Any real estate debt security that we originate or purchase is subject to the risks of delinquency and foreclosure.
 
We may originate and purchase real estate debt securities, which are subject to numerous risks including delinquency and foreclosure. We will not have recourse to the personal assets of our tenants. The ability of a lessee to pay rent depends primarily upon the successful operation of the property, rather than upon the existence of independent income or assets of the tenant.
 
Any hedging strategies we utilize may not be successful in mitigating our risks.
 
We may enter into hedging transactions to manage, for example, the risk of interest rate or price changes. To the extent that we may occasionally use derivative financial instruments, we will be exposed to credit, basis and legal enforceability risks. Derivative financial instruments may include interest rate swap contracts, interest rate cap or floor contracts, futures or forward contracts, options or repurchase agreements. In this context, credit risk is the failure of the counterparty to perform under the terms of the derivative contract. If the fair value of a derivative contract is positive, the counterparty owes us, which creates credit risk for us. Basis risk occurs when the index upon which the contract is based is more or less variable than the index upon which the hedged asset or liability is based, thereby making the hedge less effective. Finally, legal enforceability risks encompass general contractual risks, including the risk that the counterparty will breach the terms of, or fail to perform its obligations under, the derivative contract. We may not be able to manage these risks effectively.
 
 
15
 
 
Risks Related to Our Potential Expansion into New Fields of Operations
 
If we pursue the development of new technologies, we will be required to respond to rapidly changing technology and customer demands.
 
In the event that the Company enters the business of developing “Smart Home” and similar technologies (an area which we are presently exploring), the future success of such operation will depend on our ability to adapt to technological advances, anticipate customer demands and develop new products. We may experience technical or other difficulties that could delay or prevent the development, introduction or marketing of products. Also, we may not be able to adapt new or enhanced services to emerging industry standards, and our new products may not be favorably received.
 
Risks Related to Our Common Stock
 
The shares of our common stock are currently not being traded and there can be no assurance that there will be an active market in the future.
 
Our shares of common stock are not publicly traded, and if trading commences, the price may not reflect our value. There can be no assurance that there will be an active market for our shares of common stock in the future. As a result, investors may not be able to liquidate their investment or liquidate it at a price that reflects the value of the business.
 
It is possible that we will not establish an active market unless our stock is listed for trading on an exchange, and we cannot assure shareholders that we will ever satisfy exchange listing requirements.
 
It is possible that a significant trading market for our shares will not develop unless the shares are listed for trading on a national exchange. Exchange listing would require us to satisfy a number of tests as to corporate governance, public float, shareholders, equity, assets, market makers and other matters, some of which we do not currently meet. We cannot assure shareholders that we will ever satisfy listing requirements for a national exchange or that there ever will be significant liquidity in our shares.
 
If we issue additional shares of our common stock, shareholders will experience dilution of their ownership interest.
 
We may issue shares of our authorized but unissued equity securities in the future. Such shares may be issued in connection with raising capital, acquiring assets or firing or retaining employees or consultants. If we issue such shares, shareholders’ ownership will be diluted.
 
We do not intend to pay dividends in the foreseeable future, and investors should not purchase our stock expecting to receive dividends.
 
We have not paid any dividends on our common stock in the past, and we do not anticipate that we will pay dividends in the foreseeable future. Accordingly, some investors may decline to invest in our common stock, and this may reduce the liquidity of our stock.
 
The limitations on liability for officers, directors and employees under the laws of the State of Nevada and the existence of indemnification rights for our officers, directors and employees could result in substantial expenditures by the Company and could discourage lawsuits against our officers, directors and employees.
 
Our Articles of Incorporation contain a specific provision that eliminates the liability of our officers and directors for monetary damages to our company and shareholders. Further, we intend to provide indemnification to our officers and directors to the fullest extent permitted by the laws of the State of Nevada. We may also enter into employment and other agreements in the future pursuant to which we will have indemnification obligations. The foregoing indemnification obligations could result in the Company incurring substantial expenditures to cover the cost of settlement or damage awards against officers and directors. These obligations may discourage the filing of derivative litigation by our shareholders against our officers and directors even where such litigation may be perceived as beneficial by our shareholders.
 
 
16
 
 
Item 1B. Unresolved Staff Comments.
 
Not Applicable.
 
Item 2. Properties.
 
Black Oak
 
The Black Oak property is located in Montgomery County in Magnolia, Texas. This property is located east of FM 2978 via Standard Road to Dry Creek Road and South of the Woodlands, one of the most successful, fastest growing master planned communities in Texas. This residential land development consisted of approximately 162 acres.  On January 13, 2021, 150 CCM Black Oak, Ltd. purchased an approximately 6.297 acre tract of land in Montgomery County. The Company’s strategic acquisition contiguous to the Black Oak project is intended to provide additional lot yield, potential additional amenities and/or a solar farm to support the Company’s sustainable, healthy living concept. Together with the additional tract of land there are approximately 648 lots to be platted for the Company’s future endeavors. This does not include the 124 lots sold to Rausch Coleman in Phase I.   150 CCM Black Oak Ltd is the primary developer responsible for all infrastructure development. This property is included in Harris County Improvement District #17.
 
Ballenger Run
 
Ballenger Run is a residential land development project located in Frederick County in Frederick, Maryland. This property is located approximately 40 miles from Washington, DC, 50 miles from Baltimore and is located less than four miles from I-70 and I-270. Ballenger Run is situated on approximately 197 acres of land and entitled for 689 residential units consisting of 479 residential Lots and 210 multi-family units. SeD Maryland Development, LLC is the primary developer responsible for all infrastructure development.
 
Development of Properties
 
At the present time, the Company is considering expanding its current policy of selling buildable lots to include a strategy of building housing for sale or rent, particularly at our Black Oak property.
 
Office Space
 
At the present time, the Company is renting offices in Houston, Texas and Bethesda, Maryland through Alset EHome. At the present time, our office space is sufficient for our operations as presently conducted, however, as we expand into new projects and into new areas of operations, we anticipate that we will require additional office space.
 
Item 3. Legal Proceedings.
 
The Company is not a party to any pending legal proceedings, and no such proceedings are known to be contemplated.
 
There are no material proceedings to which any director, officer or affiliate of the Company, or any owner of record or beneficially of more than five percent of any class of voting securities of the Company, or any associate of any such director, officer, affiliate of the Company, or security holder is a party adverse to the Company or any of its subsidiaries or has a material interest adverse to the Company or any of its subsidiaries.
 
Item 4. Mine Safety Disclosures
 
Not applicable.
 
 
17
 
 
PART II
 
Item 5. Market for Company’s Common Equity, Related Stockholder Matters and Small Business Issuer Purchases of Equity Securities
 
Market Information
 
There is presently no established public trading market for our shares of common stock. We plan to reapply for quoting of our common stock on the OTC Bulletin Board. However, we can provide no assurance that our shares of common stock will be quoted on the Bulletin Board or, if traded, that a public market will materialize. In connection with the change of the Company’s name from Homeownusa to SeD Intelligent Home Inc., the Company’s symbol changed from HMUS to SEDH on December 13, 2017. On July 7, 2020 the Company changed its name to LiquidValue Development Inc., changing at the same time the symbol to LVDW.
 
Holders
 
As of March 22, 2021, the Company had 53 shareholders.
 
Dividends
 
Since inception we have not paid any dividends on our common stock. We currently do not anticipate paying any cash dividends in the foreseeable future on our common stock. Although we intend to retain our earnings, if any, to finance the exploration and growth of our business, our board of directors will have the discretion to declare and pay dividends in the future. Payment of dividends in the future will depend upon our earnings, capital requirements, and other factors, which our board of directors may deem relevant.
 
Securities authorized for issuance under equity compensation plans.
 
The Company does not have securities authorized for issuance under any equity compensation plans
 
Performance graph
 
Not applicable to smaller reporting companies.
 
Recent sales of unregistered securities; use of proceeds from registered securities
 
On December 29, 2017, we issued 630,000,000 shares of our Common Stock to SeD Intelligent Home Inc., the sole shareholder of Alset EHome, in exchange for all 500,000,000 of the issued and outstanding shares of Alset EHome. Such securities were not registered under the Securities Act of 1933 and were issued pursuant to the exemption under Section 4(2) of the Securities Act.
 
Purchases of Equity Securities by the issuer and affiliated purchasers
 
The Company did not repurchase any shares of the Company’s common stock during 2020.
 
Item 6. Selected Financial Data.
 
Not applicable to smaller reporting companies
 
 
18
 
 
Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations.
 
This Form 10-K contains certain forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. For this purpose, any statements contained in this Form 10-K that are not statements of historical fact may be deemed to be forward-looking statements. Without limiting the foregoing, words such as “may”, “will”, “expect”, “believe”, “anticipate”, “estimate” or “continue” or comparable terminology are intended to identify forward-looking statements. These statements by their nature involve substantial risks and uncertainties, and actual results may differ materially depending on a variety of factors, many of which are not within our control. These factors include by are not limited to economic conditions generally and in the industries in which we may participate; competition within our chosen industry, including competition from much larger competitors; technological advances and failure to successfully develop business relationships.
  
Results of Operations
 
Results of Operations for the Year Ended December 31, 2020 Compared to the Year Ended December 31, 2019
 
 
 
Year Ended
 
 
 
December 31,
2020
 
 
December 31,
2019
 
 
 
 
 
 
 
 
Revenue
 $15,656,829 
 $22,855,445 
Cost of Sales
 $14,326,252 
 $20,364,293 
General and Administrative
 $1,185,368 
 $861,645 
Impairment of Real Estate
 $- 
 $5,920,599 
Net Income (Loss)
 $220,189 
 $(4,674,119)
 
Revenue
 
Revenue was $15,656,829 for the period ended December 31, 2020 as compared to $22,855,445 for the period ended December 31, 2019. The increased revenue in year 2019 is primarily attributable to the Company having first sale of a section of Black Oak Project. Pursuant to a lot purchase agreement dated July 3, 2018, 150 CCM Black Oak Ltd sold 124 lots located in the Company’s Black Oak to Houston LD, LLC for a total purchase price of $6,175,000. As for our Ballenger Project, builders are required to purchase a minimum number of lots based on their applicable sale agreements. We collect revenue only from the sale of lots to builders. We are not involved in the construction of homes at the present time. The revenue from the sale of lots in our Ballenger project was similar in both years, 2019 and 2020.
 
Income from the sale of Front Foot Benefits (“FFBs”), assessed on Ballenger Run project lots, decreased from $548,457 in the year ended December 31, 2019 to $273,620 in year ended December 31, 2020. The decrease is a mixed result of the decreased sale of properties to homebuyers in 2020 and sale of FFBs of a smaller value.
 
Operating Expenses
 
Cost of sales decreased from $20,364,293 in the period ended December 31, 2019 to $14,326,252 in the period ended December 31, 2020. The Company had a gross margin of 8.5% in 2020 compared to 10.9% in 2019.
 
The general and administrative expenses increased from $861,645 for the period ended December 31, 2019 to $1,185,368 for the period ended December 31, 2020 due to an increase in professional fees.
 
We recorded approximately $5.9 million impairment of real estate for Black Oak project in 2019 based on discounted estimated future cash flows.
 
 
19
 
 
Net Loss
 
After a net loss of $4,674,119 for the period ended December 31, 2019, we had a net income of $220,189 for the period ended on December 31, 2020. The loss in 2019 is a result of impairment of Black Oak sale to Houston LD LLC.
 
Liquidity and Capital Resources
 
Our real estate assets have decreased to $20,616,237 as of December 31, 2020 from $24,858,569 as of December 31, 2019. This decrease primarily reflects a higher increase in the cost of sales than in the capitalized costs related to the construction in progress. Our liabilities declined from $4,065,484 at December 31, 2019 to $2,691,098 at December 31, 2020. Our total assets have decreased to $29,219,785 as of December 31, 2020 from $30,785,232 as of December 31, 2019.
 
As of December 31, 2020, we had cash in the amount of $2,375,180, compared to $1,083,329 as of December 31, 2019. Our Ballenger Run revolver loan balance from M&T Bank was $0 at December 31, 2020 and 2019.
 
Currently the Black Oak project does not have any financing from third parties. On July 20, 2018, Black Oak was reimbursed $4,592,079 from the Harris County Improvement District 17 (“HC17”) for previous expenses incurred by Black Oak in the development and installation of infrastructure within the Black Oak project. The future development timeline of Black Oak is based on multiple limiting conditions, including the amount of funds which may be raised from capital markets, the loans from third party financial institutions, and government reimbursements which may be received. The development will be step by step and expenses will be contingent on the amount of funding we will receive.
 
Summary of Cash Flows
 
A summary of cash flows from operating, investing and financing activities for the years ended December 31, 2020 and 2019 are as follows:
 
 
 
2020
 
 
2019
 
 
 
 
 
 
 
 
Net Cash Provided by Operating Activities
 $2,434,714 
 $7,586,441 
Net Cash Used in Investing Activities
 $(4,181)
 $- 
Net Cash Provided by (Used in) Financing Activities
 $270,842 
 $(6,828,733)
Net Increase in Cash
 $2,701,375 
 $757,708 
Cash and restricted cash at beginning of the year
 $5,402,872 
 $4,645,164 
Cash and restricted cash at end of the year
 $8,104,247 
 $5,402,872 
 
Cash Flows from Operating Activities
 
Cash flows from operating activities include costs related to assets which we plan to sell, such as land purchased for development and resale, and costs related to construction, which are capitalized in the book. In 2020, cash provided by operating activities was $2,434,714 compared with 2019, in which the cash provided was $7,586,441. With the completion of Phase One of our Black Oak project, development speed was adjusted. The Company’s development funding conditions and development costs decreased as well.
 
Cash Flows from Investing Activities
 
Cash flows used in investing activities in 2020 include purchases of office fixture and computer equipment.
 
Cash Flows from Financing Activities
 
In 2020 Alset EHome borrowed $664,810 from M&T Bank, incurring at the same time origination fees of $61,679. During 2020, $14,458 interest incurred on this loan. In the same period, SeD Maryland Development distributed $411,250 in cash to the minority shareholder. In 2019 the Company paid back approximately $5.7 million of related party borrowings and paid back $13,899 of Union Bank loan. Additionally, SeD Maryland Development distributed approximately $1.1 million in cash to the minority shareholder.
 
 
20
 
 
Seasonality
 
The real estate business is subject to seasonal shifts in costs as certain work in more likely to be performed at certain times of year. This may impact the expenses of Alset EHome from time to time. In addition, should we commence building homes, we are likely to experience periodic spikes in sales as we commence the sales process at a particular location.
 
Off-Balance Sheet Arrangements
 
As of December 31, 2020, we did not have any off-balance sheet arrangements, as defined under applicable SEC rules.
 
Critical Accounting Policies and Estimates
 
We have established various accounting policies under US GAAP. Some of these policies involve judgments, assumptions and estimates by management. We base these estimates on historical experience, available current market information and on various other assumptions that management believes are reasonable under the circumstances. Additionally, we evaluate the results of these estimates on an ongoing basis. We are subject to uncertainties such as the impact of future events, economic, environmental and political factors and changes in our business environment. Accordingly, actual results could differ from these estimates. The accounting policies that we deem most critical are as follows:
 
Revenue Recognition and Cost of Sales
 
Accounting Standards Codification ("ASC") 606, Revenue from Contracts with Customers ("ASC 606"), establishes principles for reporting information about the nature, amount, timing and uncertainty of revenue and cash flows arising from the entity's contracts to provide goods or services to customers. The Company adopted this new standard on January 1, 2018 under the modified retrospective method. The adoption did not have a material effect on our financial statements.
 
In accordance with ASC 606, revenue is recognized when a customer obtains control of promised goods or services. The amount of revenue recognized reflects the consideration to which we expect to be entitled to receive in exchange for these goods or services. The provisions of ASC 606 include a five-step process by which we determine revenue recognition, depicting the transfer of goods or services to customers in amounts reflecting the payment to which we expect to be entitled in exchange for those goods or services. ASC 606 requires us to apply the following steps: (1) identify the contract with the customer; (2) identify the performance obligations in the contract; (3) determine the transaction price; (4) allocate the transaction price to the performance obligations in the contract; and (5) recognize revenue when, or as, we satisfy the performance obligation. A detailed breakdown of the five-step process for the revenue recognition of our Ballenger project, which was approximately all the revenue of the Company in 2020 and 2019, is as follows:
 
●
Identify the contract with a customer.
 
The Company has signed agreements with the builders for developing the raw land to ready to build lots. The contract has agreed upon prices, timelines, and specifications for what is to be provided.
 
●
Identify the performance obligations in the contract.
 
Performance obligations of the company include delivering developed lots to the customer, which are required to meet certain specifications that are outlined in the contract. The customer inspects all lots prior to accepting title to ensure all specifications are met.
 
●
Determine the transaction price.
 
The transaction price is specified in the contract. Any subsequent change orders or price changes are required to be approved by both parties.
 
●
Allocate the transaction price to performance obligations in the contract.
 
 
21
 
 
Each lot is considered to be a separate performance obligation, for which the specified price in the contract is allocated to. 
 
●
Recognize revenue when (or as) the entity satisfies a performance obligation.
 
The builders do the inspections to make sure all conditions/requirements are met before taking title of lots. The Company recognizes revenue when title is transferred. The Company does not have further performance obligations once title is transferred.
 
Contract Assets and Contract Liabilities
 
Based on our contracts, we invoice customers once our performance obligations have been satisfied, at which point payment is unconditional. Accordingly, our contracts do not give rise to contract assets or liabilities under ASC 606. Accounts receivable are recorded when the right to consideration becomes unconditional. We disclose receivables from contracts with customers separately on the balance sheets.
 
Cost of Sales
 
Land acquisition costs are allocated to each lot based on the size of the lot comparing to the total size of all lots in the project. Development costs and capitalized interest are allocated to lots sold based on the total expected development and interest costs of the completed project and allocating a percentage of those costs based on the selling price of the sold lot compared to the expected sales values of all lots in the project.
 
Real Estate Assets
 
Real estate assets are recorded at cost, except when real estate assets are acquired that meet the definition of a business combination in accordance with Financial Accounting Standards Board (“FASB”) ASC 805, “Business Combinations,” which acquired assets are recorded at fair value. Interest, property taxes, insurance and other incremental costs (including salaries) directly related to a project are capitalized during the construction period of major facilities and land improvements. The capitalization period begins when activities to develop the parcel commence and ends when the asset constructed is completed. The capitalized costs are recorded as part of the asset to which they relate and are reduced when lots are sold.
 
See following chart for details of the capitalized construction costs of Ballenger and Black Oak projects as of December 31, 2020 and 2019:
 
 
 
As of December 31, 2020
 
 
 
Ballenger Run
 
 
Black Oak
 
 
Total
 
 
 
($)
 
 
($)
 
 
($)
 
Hard Construction Costs
  26,542,028 
  3,647,973 
  30,190,001 
Engineering
  3,516,161 
  1,885,761 
  5,401,922 
Consultation
  340,528 
  105,667 
  446,195 
Project Management
  3,682,401 
  874,028 
  4,556,429 
Legal
  359,353 
  235,961 
  595,314 
Taxes
  1,273,587 
  770,983 
  2,044,570 
Other Services
  1,291,447 
  33,091 
  1,324,538 
Impairment Reserve
  - 
  (5,920,599)
  (5,920,599)
Construction - Sold Lots
  (31,979,300)
  (1,364,805)
  (33,344,105)
Total
 $5,026,205 
 $268,060 
 $5,294,265 
 
    
    
    
Capitalized Finance Costs
    
    
 $4,945,132 
 
    
    
    
Construction in Progress
    
    
 $10,239,397 
 
 
 
 
22
 
 
 
 
As of December 31, 2019
 
 
 
Ballenger Run
 
 
Black Oak
 
 
Total
 
 
 
($)
 
 
($)
 
 
($)
 
Hard Construction Costs
  18,857,552 
  3,366,525 
  22,224,077 
Engineering
  2,890,373 
  1,804,034 
  4,694,407 
Consultation
  330,387 
  105,267 
  435,654 
Project Management
  3,042,600 
  800,505 
  3,843,106 
Legal
  327,011 
  234,106 
  561,117 
Taxes
  1,092,247 
  556,194 
  1,648,441 
Other Services
  488,717 
  29,398 
  518,114 
Impairment Reserve
  - 
  (5,920,599)
  (5,920,599)
Construction - Sold Lots
  (21,713,668)
  (1,364,805)
  (23,078,473)
Total
 $5,315,220 
 $(389,375)
 $4,925,845 
 
    
    
    
Capitalized Finance Costs
    
    
 $6,159,624 
 
    
    
    
Construction in Progress
    
    
 $11,085,469 
 
The Company capitalized interest from related party borrowings of $0 and $79,662 for the years ended December 31, 2020 and 2019, respectively. The Company capitalized interest from the third-party borrowings of $0 and $3,822 for the years ended December 31, 2020 and 2019, respectively. As of December 31, 2020 and 2019, total capitalized finance related costs were $4,945,132 and $6,159,624, respectively.
 
The Company anticipates that the estimated construction costs (not including land costs and financing costs) for the final phases of the Ballenger Run project will be $4,179,000. The expected completion date for the final phases of the Ballenger Run project is June of 2022.
  
The following table shows the Company’s forecasts of the phases of the development and costs for each phase of development for the Black Oak project. Please note that the following is subject to change based on our single family for sale and for rent models:
 
Black Oak
 
Estimated Construction Costs
 
Expected Completion Date
Phase 1
 $7,080,000 $ 
Completed
Phase 2
 $330,671 
November 2022
Phase 3
 $422,331 
November 2022
Phase 4
 $142,788 
November 2022
Phase 5
 $3,293,000 
April 2022
Total
 $11,268,790 
 
 
A property is classified as “held for sale” when all of the following criteria for a plan of sale have been met:
 
(1)
management, having the authority to approve the action, commits to a plan to sell the property;
(2)
the property is available for immediate sale in its present condition, subject only to terms that are usual and customary;
(3)
an active program to locate a buyer and other actions required to complete the plan to sell, have been initiated;
(4)
the sale of the property is probable and is expected to be completed within one year or the property is under a contract to be sold;
(5)
the property is being actively marketed for sale at a price that is reasonable in relation to its current fair value; and
(6)
actions necessary to complete the plan of sale indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn.
 
 
23
 
 
When all of these criteria have been met, the property is classified as “held for sale”. “Real estate held for sale” only included El Tesoro project, a project owned by SeD USA, LLC. The last home from El Tesoro project was sold in December, 2019. As of December 31, 2020, the Company had $0 real estate held for sale.
 
In addition to our annual assessment of potential triggering events in accordance with ASC 360, Impairment Testing: Long- Lived Assets classified as held and used, the Company applies a fair value-based impairment test to the net book value assets on an annual basis and on an interim basis if certain events or circumstances indicate that an impairment loss may have occurred. 
 
On October 12, 2018, 150 CCM Black Oak, Ltd. entered into an Amended and Restated Purchase and Sale Agreement for the 124 lots. Pursuant to the Amended and Restated Purchase and Sale Agreement, the purchase price remained $6,175,000, 150 CCM Black Oak, Ltd. was required to meet certain closing conditions and the timing for the closing was extended. On January 18, 2019, the sale of 124 lots in Magnolia, Texas was completed. After allocating costs of revenue to this sale, we had approximately $2.4 million loss from this sale and recognized approximately $2.4 million as the impairment of real estate in 2018.
 
On September 30, 2019, the Company recorded approximately $4.7 million of impairment on the Black Oak project based on discounted estimated future cash flows.
 
On December 31, 2019, the Company recorded approximately $1.2 million of additional impairment on the Black Oak project based on discounted estimated future cash flows. 
 
Item 7A. Quantitative and Qualitative Disclosures About Market Risk
 
Not applicable to smaller reporting companies.
 
 
 
 
 
24
 
 
Item 8. Financial Statements
 
 
LiquidValue Development Inc. and Subsidiaries
CONSOLIDATED FINANCIAL STATEMENTS
December 31, 2020 and 2019
 
 
 
 
 
 
 
 
 
 
 
25
 
 
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
  
To the Board of Directors and Stockholders of
LiquidValue Development Inc. and Subsidiaries
 
Opinion on the Consolidated Financial Statements
 
We have audited the accompanying consolidated balance sheet of LiquidValue Development Inc. and subsidiaries (the Company) as of December 31, 2020, and the related consolidated statements of operations, stockholders’ equity, and cash flows for the year ended December 31, 2020, and the related notes (collectively referred to as the financial statements). In our opinion, the financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2020, and the results of their operations and their cash flows for the year ended December 31, 2020, in conformity with accounting principles generally accepted in the United States of America.
 
Basis for Opinion
 
These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s financial statements based on our audit. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
 
We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audit, we are required to obtain an understanding of internal control over financial reporting, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.
 
Our audit included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audit also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audit provides a reasonable basis for our opinion.
 
Critical Audit Matters
 
The critical audit matters communicated below are matters arising from the current period audit of the financial statements that were communicated or required to be communicated to the audit committee and that: (1) relate to accounts or disclosures that are material to the financial statements and (2) involved our especially challenging, subjective, or complex judgments. The communication of critical audit matters does not alter in any way our opinion on the financial statements, taken as a whole, and we are not, by communicating the critical audit matters below, providing separate opinions on the critical audit matters or on the accounts or disclosures to which they relate.
 
Valuation of Real Estate Assets
 
Critical Audit Matter Description
 
As discussed in Note 1 to the consolidated financial statements, the real estate assets balance as of December 31, 2020 was $20.6 million. Real estate assets consist of construction in progress and land held for development, all of which are stated at cost, unless the carrying amount is determined not to be recoverable, in which case asset is written down to its fair value. The Company reviews each real estate asset on an annual basis or whenever indicators of impairment exist. Indicators of impairment include, but are not limited to, significant decreases in local land market values and selling prices of comparable lands, significant decreases in gross margins or sales absorption rates, costs significantly in excess of budget and actual or projected cash flow losses. If there are indicators of impairment, the Company will perform a fair value-based impairment analysis to determine if the asset is impaired.
 
 
26
 
 
We identified the assessment of real estate assets for impairment as a critical audit matter. Specifically, evaluating the Company’s identification of potential impairment indicators required subjective auditor judgment. In addition, the significant assumptions regarding selling prices of comparable land, gross margins, sales absorption rates, and discount rates used in management’s impairment analyses required the application of greater auditor judgment. Changes to these estimates and assumptions could have a significant impact on the Company’s impairment analysis.
 
How the Critical Audit Matter Was Addressed in the Audit
 
To test management’s identification and assessment of the severity of indicators of impairment of the Company’s real estate assets owned, our audit procedures included, among other things, assessing management’s quantitative analyses by testing the underlying data used by the Company. Our audit procedures also included evaluating management’s qualitative analyses for completeness through inquiries outside the accounting function and considering external market data.
 
We involved a specialist to assist in:
 
●
assessing the reasonableness of the sales comparable data used in the company’s fair value-based impairment analysis by comparing to available market data
 
●
assessing the reasonableness of the discount rate used in management’s fair value calculation by comparing to available market data.
 
Additionally, our procedures performed over land held for future development also included the consideration of contrary or corroborative evidence of management’s assertions by obtaining other market data to evaluate against the Company’s projected gross margin by project.
 
 
/s/ Briggs & Veselka Co.
 
 
We have served as the Company’s auditor since 2021.
 
 
Houston, Texas
 
 
March 22, 2021
 
 
 
27
 
 
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
 
 
To the Board of Directors and
Stockholders of LiquidValue Development Inc.
 
 
Opinion on the Consolidated Financial Statements
 
We have audited the accompanying consolidated balance sheet of LiquidValue Development Inc. (the Company) (formerly SeD Intelligent Home Inc. and Subsidiaries) as of December 31, 2019, and the related consolidated statement of operations, stockholders’ equity, and cash flows for the year ended December 31, 2019, and the related notes (collectively referred to as the consolidated financial statements). In our opinion, the consolidated financial statement present fairly, in all material respects, the financial position of the Company as of December 31, 2019, and the results of its operations and its cash flows for each of the years ended December 31, 2019, in conformity with accounting principles generally accepted in the United States of America.
 
Basis for Opinion
 
These consolidated financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s consolidated financial statements based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.
 
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits, we are required to obtain an understanding of internal control over financial reporting, but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.
 
Our audits included performing procedures to assess the risks of material misstatement of the consolidated financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the consolidated financial statements. We believe that our audits provide a reasonable basis for our opinion.
 
 
/s/ Rosenberg Rich Baker Berman, P.A.
 
We served as the Company’s Auditor from 2014 to 2019.
 
Somerset, New Jersey
March 30, 2020
 
 
 
28
 
 
LiquidValue Development Inc. and Subsidiaries
Consolidated Balance Sheets
 
 
 
December 31,
 
 
December 31,
 
 
 
2020
 
 
2019
 
 
 
 
 
 
 
 
Assets:
 
 
 
 
 
 
Real Estate
 
 
 
 
 
 
Construction in Progress
 $10,239,397 
 $11,085,469 
Land Held for Development
  10,376,840 
  13,773,100 
   Total Real Estate
  20,616,237 
  24,858,569 
 
    
    
Cash
  2,375,180 
  1,083,329 
Restricted Cash
  5,729,067 
  4,319,543 
Accounts Receivable
  84,025 
  166,294 
Other Receivable
  258,367 
  - 
Related Party Receivable
  117,941 
  211,271 
Prepaid Expenses
  11,563 
  33,219 
Fixed Assets, Net
  3,802 
  2,211 
Deposits
  23,603 
  23,603 
Operating Lease Right-Of-Use Asset
  - 
  87,193 
Total Assets
 $29,219,785 
 $30,785,232 
 
    
    
 
    
    
Liabilities and Stockholders' Equity:
    
    
 
    
    
Liabilities:
    
    
Accounts Payable and Accrued Expenses
 $563,843 
 $783,576 
Accrued Interest - Related Parties
  228,557 
  324,982 
Builder Deposits
  1,262,336 
  2,445,269 
Operating Lease Liability
  - 
  91,330 
Note Payable
  636,362 
  - 
Income Tax Payable
  - 
  420,327 
Total Liabilities
  2,691,098 
  4,065,484 
 
    
    
Stockholders' Equity:
    
    
Common Stock, at par $0.001, 1,000,000,000 shares authorized and 704,043,324 issued, and outstanding at December 31, 2020 and 2019, respectively
  704,043 
  704,043 
Additional Paid In Capital
  32,542,720 
  32,542,720 
Accumulated Deficit
  (8,632,867)
  (8,802,076)
Total LiquidValue Development Inc. Stockholders' Equity
  24,613,896 
  24,444,687 
Non-controlling Interests
  1,914,791 
  2,275,061 
Total Stockholders' Equity
  26,528,687 
  26,719,748 
Total Liabilities and Stockholders' Equity
 $29,219,785 
 $30,785,232 
 
See accompanying notes to consolidated financial statements.
 
 
29
 
 
LiquidValue Development Inc. and Subsidiaries
Consolidated Statements of Operations
For the Years Ended December 31, 2020 and 2019
 
 
 
 2020
 
 
 2019
 
Revenue
 
 
 
 
 
 
 
 
 
 
 
 
 
Rental
 $- 
 $8,730 
Property
  15,656,829 
  22,846,715 
 
  15,656,829 
  22,855,445 
Operating Expenses
    
    
Cost of Sales
  14,326,252 
  20,364,293 
General and Administrative
  1,185,368 
  861,645 
Impairment of Real Estate
  - 
  5,920,599 
   Total Operating Expenses
  15,511,620 
  27,146,537 
 
    
    
Income (Loss) From Operations
  145,209 
  (4,291,092)
 
    
    
Other Income
    
    
Interest Income
  13,612 
  41,062 
Other Income
  70,990 
  7,299 
   Total Other Income
  84,602 
  48,361 
 
    
    
Net Income (Loss) Before Income Taxes
  229,811 
  (4,242,731)
 
    
    
Income Tax Expense
  9,622 
  431,388 
 
    
    
Net Income (Loss)
  220,189 
  (4,674,119)
 
    
    
Net Income Attributable to Non-controlling Interests
  50,980 
  456,983 
 
    
    
Net Income (Loss) Attributable to Common Stockholders
 $169,209 
 $(5,131,102)
 
    
    
Net Income (Loss) Per Share - Basic and Diluted
 $0.00 
 $(0.01)
 
    
    
Weighted Average Common Shares Oustanding - Basic and Diluted
  704,043,324 
  704,043,324 
 
See accompanying notes to consolidated financial statements.
 
 
30
 
 
LiquidValue Development Inc. and Subsidiaries
Consolidated Statements of Stockholders’ Equity
for the Years Ended on December 31, 2020 and 2019
 
 
 
Common Stock
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Shares
 
 
Par Value $0.001
 
 
Additional Paid in Capital
 
 
Accumulated Deficit
 
 
Total LiquidValue Development Inc. Stockholders' Equity
 
 
Non-controlling Interests
 
 
Total Stockholders Equity
 
January 1, 2019
  704,043,324 
 $704,043 
 $32,542,720 
 $(3,670,974)
 $29,575,789 
 $2,887,328 
 $32,463,117 
 
    
    
    
    
    
    
    
Distribution to Minority Interest
    
    
    
    
    
  (1,069,250)
  (1,069,250)
 
    
    
    
    
    
    
    
Net (Loss) Income
    
    
    
  (5,131,102)
  (5,131,102)
  456,983 
  (4,674,119)
 
    
    
    
    
    
    
    
December 31, 2019
  704,043,324 
  704,043 
  32,542,720 
  (8,802,076)
  24,444,687 
  2,275,061 
  26,719,748 
 
    
    
    
    
    
    
    
Distribution to Minority Interest
    
    
    
    
    
  (411,250)
  (411,250)
 
    
    
    
    
    
    
    
Net Income
    
    
    
  169,209 
  169,209 
  50,980 
  220,189 
 
    
    
    
    
    
    
    
December 31, 2020
  704,043,324 
 $704,043 
 $32,542,720 
 $(8,632,867)
 $24,613,896 
 $1,914,791 
 $26,528,687 
 
See accompanying notes to consolidated financial statements.
  
 
31
 
 
LiquidValue Development Inc. and Subsidiaries
Consolidated Statements of Cash Flows
For the Years Ended December 31, 2020 and 2019
 
 
 
 2020
 
 
 2019
 
 
 
 
 
 
 
 
Cash Flows From Operating Activities
 
 
 
 
 
 
Net Income (Loss)
 $220,189 
 $(4,674,119)
Adjustments to Reconcile Net Income (Loss) to Net Cash Provided by Operating Activities:
    
    
Depreciation
  2,590 
  6,037 
Impairment of Real Estate
  - 
  5,920,599 
Amortization of Debt Discount
  18,772 
  - 
Amortization of Right -Of- Use Asset
  87,193 
  73,872 
PPP Loan Forgiveness
  (64,502)
  - 
Changes in Operating Assets and Liabilities
    
    
Real Estate
  4,242,332 
  10,580,830 
Accounts Receivable
  82,269 
  (53,588)
Related Party Receivable
  93,330 
  (211,271)
Prepaid Expenses
  21,656 
  4,228 
Accounts Payable and Accrued Expenses
  (219,733)
  (944,046)
Accrued Interest - Related Parties
  (96,425)
  (2,019,245)
Operating Lease Liability
  (91,330)
  (83,610)
Builder Deposits
  (1,182,933)
  (1,433,573)
Income Tax
  (678,694)
  420,327 
Net Cash Provided by Operating Activities
  2,434,714 
  7,586,441 
 
    
    
Cash Flows From Investing Activities
    
    
Purchase of Fixed Assets
  (4,181)
  - 
Net Cash Used In Investing Activities
  (4,181)
  - 
 
    
    
Cash Flows From Financing Activities
    
    
Borrowing from Note Payable
  617,590 
  - 
Repayment to Note Payable
  - 
  (13,899)
Borrowing from PPP Loan
  68,502 
  - 
Repayment to PPP Loan
  (4,000)
  - 
Distribution to Minority Shareholder
  (411,250)
  (1,069,250)
Repayment to Notes Payable - Related Parties
  - 
  (5,745,584)
Net Cash Provided by (Used In) Financing Activities
  270,842 
  (6,828,733)
 
    
    
Net Increase in Cash and Restricted Cash
  2,701,375 
  757,708 
Cash and Restricted Cash - Beginning of Year
  5,402,872 
  4,645,164 
Cash and Restricted Cash at End of Period
 $8,104,247 
 $5,402,872 
 
    
    
Supplementary Cash Flow Information
    
    
Cash Paid For Interest
 $19,929 
 $3,822 
Cash Paid For Taxes
 $688,316 
 $11,061 
 
    
    
Supplemental Disclosure of Non-Cash Investing and Financing Activities
    
    
Amortization of Debt Discount Capitalized
 $- 
 $381,823 
 
See accompanying notes to consolidated financial statements.
 
 
32
 
 
LiquidValue Development Inc. and Subsidiaries
Notes to Consolidated Financial Statements
December 31, 2020
 
 
1.
NATURE OF OPERATIONS AND SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
 
Nature of Operations
 
LiquidValue Development Inc. (the “Company”), formerly known as SeD Intelligent Home Inc. and Homeownusa, was incorporated in the State of Nevada on December 10, 2009. On December 29, 2017, the Company, acquired Alset EHome Inc. (“Alset EHome”) by reverse merger. Alset EHome, a Delaware corporation, was formed on February 24, 2015 and named SeD Home USA, Inc. before changing its name to SeD Home, Inc. in May of 2015. On February 6, 2020, this name was changed to SeD Home & REITs Inc., on July 7, 2020 the name was changed to Alset iHome Inc. and on December 9, 2020 it was changed to Alset EHome Inc. Alset EHome is principally engaged in developing, selling, managing, and leasing residential properties in the United States in current stage and may expand from residential properties to other property types, including but not limited to commercial and retail properties. The Company is 99.99% owned by SeD Intelligent Home Inc., formerly known as SeD Home International, Inc., which is wholly – owned by Alset International Limited (formerly known as Singapore eDevelopment Limited “Alset International”), a multinational public company, listed on the Singapore Exchange Securities Trading Limited (“SGXST”).
 
Principles of Consolidation
 
The consolidated financial statements include all accounts of the entities as of the reporting period ending dates and for the reporting periods as follows:
 
Name of consolidated subsidiary
 
State or other jurisdiction of incorporation or organization
 
Date of incorporation or formation
 
Attributable interest as of
December 31,
2020
 
Attributable interest as of
December 31,
2019
 
Alset EHome Inc.
 
Delaware
 
  February 24, 2015
 
100%
 
100%
 
SeD USA, LLC
 
Delaware
 
August 20, 2014
 
100%
 
100%
 
150 Black Oak GP, Inc.
 
Texas
 
January 23, 2014
 
100%
 
100%
 
SeD Development USA, Inc.
 
Delaware
 
March 13, 2014
 
100%
 
100%
 
150 CCM Black Oak Ltd.
 
Texas
 
January 23, 2014
 
100%
 
100%
 
SeD Ballenger, LLC
 
Delaware
 
July 7, 2015
 
100%
 
100%
 
SeD Maryland Development, LLC
 
Delaware
 
October 16, 2014
 
83.55%
 
83.55%
 
SeD Development Management, LLC
 
Delaware
 
June 18, 2015
 
85%
 
85%
 
SeD Builder, LLC
 
Delaware
 
October 21, 2015
 
100%
 
100%
 
SeD Texas Home, LLC
 
Delaware
 
June 16, 2015
 
100%
 
100%
 
SedHome Rental Inc.     
 
Texas
 
December 19, 2018 
 
100%
 
100%
 
SeD REIT Inc.
 
Maryland
 
August 20, 2019
 
100%
 
100%
 
Alset Solar Inc.
 
Texas
 
September 21, 2020
 
80%
 
n/a
 
 
All intercompany balances and transactions have been eliminated. Non–controlling interest represents the minority equity investment in the Company’s subsidiaries, plus the minority investors’ share of the net operating results and other components of equity relating to the non–controlling interests.
 
As of December 31, 2020 and 2019, the aggregate noncontrolling interest was $1,914,791 and $2,275,061, respectively, which are separately disclosed on the Consolidated Balance Sheets.
 
 
33
 
 
On December 29, 2017, the Company, SeD Acquisition Corp., a Delaware corporation and wholly owned subsidiary of the Company (the “Merger Sub”), Alset EHome Inc., a Delaware corporation, and SeD Intelligent Home Inc., a Delaware corporation entered into an Acquisition Agreement and Plan of Merger (the “Agreement”) pursuant to which the Merger Sub was merged with and into Alset EHome, with Alset EHome surviving as a wholly owned subsidiary of the Company. The closing of this transaction (the “Closing”) also took place on December 29, 2017 (the “Closing Date”). Prior to the Closing, SeD Intelligent Home Inc. was the owner of 100% of the issued and outstanding common stock of Alset EHome and was also the owner of 99.96% of the Company’s issued and outstanding common stock. The Company acquired all of the outstanding common stock of Alset EHome from SeD Intelligent Home Inc. in exchange for issuing to SeD Intelligent Home Inc. 630,000,000 shares of the Company’s common stock. Accordingly, SeD Intelligent Home Inc. remains the Company’s largest shareholder, and the Company is now the sole shareholder of Alset EHome. The Agreement and the transactions contemplated thereby were approved by the Board of Directors of each of the Company, the Merger Sub, SeD Intelligent Home Inc., and Alset EHome.
 
The Agreement is considered a business combination of companies under common control and therefore, the consolidated financial statements include the financial statements of both companies.
  
Basis of Presentation
 
The Company’s consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“US GAAP”).
 
Use of Estimates
 
The preparation of consolidated financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the reported amounts in the consolidated financial statements. Actual results could differ from those estimates.
 
Earnings (Loss) per Share
 
Basic earnings (loss) per share is computed by dividing the net earnings (loss) attributable to the common stockholders by weighted average number of shares of common stock outstanding during the period. Fully diluted earnings (loss) per share is computed similar to basic earnings (loss) per share except that the denominator is increased to include the number of additional common shares that would have been outstanding if the potential common shares had been issued and if the additional common shares were dilutive. There were no dilutive financial instruments issued or outstanding for the periods ended December 31, 2020 or 2019.
 
Fair Value of Financial Instruments
 
For purpose of this disclosure, the fair value of a financial instrument is the amount at which the instrument could be exchanged in a current transaction between willing parties, other than in a forced sale or liquidation. The carrying amount of the Company’s short-term financial instruments approximates fair value due to the relatively short period to maturity for these instruments.
 
Cash and Cash Equivalents
 
The Company considers all highly liquid investments with a maturity of three months or less at the date of acquisition to be cash equivalents. There were no cash equivalents as of December 31, 2020 and 2019.
 
Restricted Cash
  
As a condition to the loan agreement with the Manufacturers and Traders Trust Company (“M&T Bank”), the Company is required to maintain a minimum of $2,600,000 in an interest-bearing account maintained by the lender as additional security for the loans. The fund is required to remain as collateral for the loan until the loan is paid off in full and the loan agreement terminated. The Company also has an escrow account with M&T Bank to deposit a portion of cash proceeds from lot sales. The fund in the escrow account is specifically used for the payment of the loan from M&T Bank. The fund is required to remain in the escrow account for the loan payment until the loan agreement terminates. As of December 31, 2020 and 2019, the total balance of these two accounts was $5,729,067 and $4,229,149, respectively. 
 
 
34
 
 
On July 20, 2018, Black Oak Ltd received $4,592,079 of district reimbursement for previous construction costs incurred in land development. Of this amount, $1,650,000 remained on deposit in the District’s Capital Projects Fund for the benefit of Black Oak Ltd and to be released upon receipt of the evidence of: (a) the execution of a purchase agreement between Black Oak Ltd and a home builder with respect to the Black Oak development; and (b) the completion, finishing and readying for home construction of at least 105 unfinished lots in the Black Oak development. After entering the purchase agreement with Houston LD, LLC, the above requirements were met. The amount of the deposit was released to the Company after presenting the invoices paid for land development. After releasing funds to the Company, the amount on deposit was $0 and $90,394 on December 31, 2020 and 2019, respectively.
 
Accounts Receivable
 
Accounts receivable include all receivables from buyers, contractors and all other parties. The Company records an allowance for doubtful accounts based on a review of the outstanding receivables, historical collection information and economic conditions. No allowance was necessary at December 31, 2020 and 2019.
 
Property and Equipment and Depreciation
 
Property and equipment are recorded at cost. Expenditures for major additions and betterments are capitalized. Maintenance and repairs are charged to operations as incurred. Depreciation is computed by the straight-line method (after taking into account their respective estimated residual values) over the estimated useful lives, which are 3 years.
 
Real Estate Assets
 
Real estate assets are recorded at cost, except when real estate assets are acquired that meet the definition of a business combination in accordance with Financial Accounting Standards Board (“FASB”) ASC 805, “Business Combinations,” which acquired assets are recorded at fair value. Interest, property taxes, insurance and other incremental costs (including salaries) directly related to a project are capitalized during the construction period of major facilities and land improvements. The capitalization period begins when activities to develop the parcel commence and ends when the asset constructed is completed. The capitalized costs are recorded as part of the asset to which they relate and are reduced when lots are sold.
 
The Company capitalized interest from related party borrowings of $0 and $79,662 for the years ended December 31, 2020 and 2019, respectively. The Company capitalized interest from the third-party borrowings of $0 and $3,822 for the years ended December 31, 2020 and 2019, respectively.
 
A property is classified as “held for sale” when all of the following criteria for a plan of sale have been met:
 
(1)
management, having the authority to approve the action, commits to a plan to sell the property;
 
(2)
the property is available for immediate sale in its present condition, subject only to terms that are usual and customary;
 
(3)
an active program to locate a buyer and other actions required to complete the plan to sell, have been initiated;
 
(4)
the sale of the property is probable and is expected to be completed within one year or the property is under a contract to be sold;
 
(5)
the property is being actively marketed for sale at a price that is reasonable in relation to its current fair value; and
 
(6)
actions necessary to complete the plan of sale indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn.
 
 
35
 
 
When all of these criteria have been met, the property is classified as “held for sale”. “Real estate held for sale” only includes El Tesoro project, a project owned by SeD USA, LLC. The last home in El Tesoro project was sold in December, 2019.
 
In addition to our annual assessment of potential triggering events in accordance with ASC 360, the Company applies a fair value-based impairment test to the net book value assets on an annual basis and on an interim basis if certain events or circumstances indicate that an impairment loss may have occurred.
 
On October 12, 2018, 150 CCM Black Oak, Ltd. entered into an Amended and Restated Purchase and Sale Agreement for the 124 lots. Pursuant to the Amended and Restated Purchase and Sale Agreement, the purchase price remained $6,175,000. 150 CCM Black Oak, Ltd. was required to meet certain closing conditions and the timing for the closing was extended. On January 18, 2019, the sale of 124 lots at the Company’s Black Oak project in Magnolia, Texas was completed. After allocating costs of revenue to this sale, we had approximately $2.4 million loss from this sale and recognized approximately $2.4 million as the impairment of real estate in 2018.
 
On September 30, 2019, the Company recorded approximately $4.7 million of impairment on the Black Oak project based on discounted estimated future cash flows.
 
On December 31, 2019, the Company recorded approximately $1.2 million of additional impairment on the Black Oak project based on discounted estimated future cash flows. 
 
Revenue Recognition
 
ASC 606, Revenue from Contracts with Customers ("ASC 606"), establishes principles for reporting information about the nature, amount, timing and uncertainty of revenue and cash flows arising from the entity's contracts to provide goods or services to customers. The Company adopted this new standard on January 1, 2018 under the modified retrospective method. The adoption of this new standard did not have a material effect on our financial statements.
 
In accordance with ASC 606, revenue is recognized when a customer obtains control of promised goods or services. The amount of revenue recognized reflects the consideration to which we expect to be entitled to receive in exchange for these goods or services. The provisions of ASC 606 include a five-step process by which we determine revenue recognition, depicting the transfer of goods or services to customers in amounts reflecting the payment to which we expect to be entitled in exchange for those goods or services. ASC 606 requires us to apply the following steps: (1) identify the contract with the customer; (2) identify the performance obligations in the contract; (3) determine the transaction price; (4) allocate the transaction price to the performance obligations in the contract; and (5) recognize revenue when, or as, we satisfy the performance obligation. A detailed breakdown of the five-step process for the revenue recognition of our Ballenger project, which were essentially all of the revenue of the Company in 2020 and 2019, is as follows:
 
●
Identify the contract with a customer.
 
The Company has signed agreements with the builders for developing the raw land to ready to build lots. The contract has agreed upon prices, timelines, and specifications for what is to be provided.
 
●
Identify the performance obligations in the contract.
 
Performance obligations of the company include delivering developed lots to the customer, which are required to meet certain specifications that are outlined in the contract. The customer inspects all lots prior to accepting title to ensure all specifications are met.
 
●
Determine the transaction price.
 
 
36
 
 
The transaction price is specified in the contract. Any subsequent change orders or price changes are required to be approved by both parties.
 
●
Allocate the transaction price to performance obligations in the contract.
 
Each lot is considered to be a separate performance obligation, for which the specified price in the contract is allocated to.
 
●
Recognize revenue when (or as) the entity satisfies a performance obligation.
  
The builders do the inspections to make sure all conditions/requirements are met before taking title of lots. The Company recognizes revenue when title is transferred. The Company does not have further performance obligations once title is transferred.
 
 Sale of the Front Foot Benefit Assessments
 
We have established a front foot benefit (“FFB”) assessment on all of the NVR lots. This is a 30-year annual assessment allowed in Frederick County which requires homeowners to reimburse the developer for the costs of installing public water and sewer to the lots. These assessments become effective as homes are settled, at which time we can sell the collection rights to investors who will pay an upfront lump sum, enabling us to more quickly realize the revenue. The selling prices range from $3,000 to $4,500 per home depending the type of the home. Our total revenue from the front foot benefit assessment is approximately $1 million. To recognize revenue of FFB assessment, both our and NVR’s performance obligation have to be satisfied. Our performance obligation is completed once we complete the construction of water and sewer facility and close the lot sales with NVR, which inspects these water and sewer facility prior to close lot sales to ensure all specifications are met. NVR’s performance obligation is to sell homes they build to homeowners. Our FFB revenue is recognized on quarterly basis after NVR closes sales of homes to homeowners. The agreement with these FFB investors is not subject to amendment by regulatory agencies and thus our revenue from FFB assessment is not either. During the years ended on December 31, 2020 and 2019, we recognized revenue $273,620 and $548,457 from FFB assessment, respectively.
 
Contract Assets and Contract Liabilities
 
Based on our contracts, we invoice customers once our performance obligations have been satisfied, at which point payment is unconditional. Accordingly, our contracts do not give rise to contract assets or liabilities under ASC 606. Accounts receivable are recorded when the right to consideration becomes unconditional. We disclose receivables from contracts with customers separately on the balance sheets.
 
Cost of Sales
 
Land acquisition costs are allocated to each lot based on the area method, the size of the lot comparing to the total size of all lots in the project. Development costs and capitalized interest are allocated to lots sold based on the total expected development and interest costs of the completed project and allocating a percentage of those costs based on the selling price of the sold lot compared to the expected sales values of all lots in the project.
 
If allocation of development costs based on the projection and relative expected sales value is impracticable, those costs could also be allocated based on area method, the size of the lot comparing to the total size of all lots in the project.
 
Income Taxes
 
Deferred income tax assets and liabilities are determined based on the estimated future tax effects of net operating loss and credit carry-forwards and temporary differences between the tax basis of assets and liabilities and their respective financial reporting amounts measured at the current enacted tax rates. The differences relate primarily to net operating loss carryforward from date of acquisition and to the use of the cash basis of accounting for income tax purposes. The Company records an estimated valuation allowance on its deferred income tax assets if it is more likely than not that these deferred income tax assets will not be realized.
 
 
37
 
 
The Company recognizes a tax benefit from an uncertain tax position only if it is more likely than not that the tax position will be sustained on examination by taxing authorities, based on the technical merits of the position. The tax benefits recognized in the consolidated financial statements from such a position are measured based on the largest benefit that has a greater than 50% likelihood of being realized upon ultimate settlement. The Company has not recorded any unrecognized tax benefits.
 
The Company’s tax returns for 2019, 2018, 2017, 2016 and 2015 remain open to examination.
 
Recent Accounting Pronouncements
 
In December 2019, the FASB issued Accounting Standard Codification ("ASU") 2019-12, Income Taxes (Topic 740), Simplifying the Accounting for Income Taxes. ASU 2019-12 eliminates certain exceptions to the guidance in Topic 740 related to the approach for intra-period tax allocation, the methodology for calculating income taxes in an interim period and the recognition of deferred tax liabilities for outside basis differences. The new guidance also simplifies aspects of the accounting for franchise taxes, enacted change in tax laws or rates and clarifies the accounting transactions that result in a step-up in the tax basis of goodwill. The guidance is effective for fiscal years beginning after December 15, 2020 and interim periods within those fiscal years. We are currently in the process of evaluating the effect that ASU 2019-12 will have on the Company's Consolidated Financial Statements.
 
In August 2018, the FASB issued ASU 2018-15, Intangibles - Goodwill and Other - Internal-Use Software (Subtopic 350-40), Customer's Accounting for Implementation Costs Incurred in a Cloud Computing Arrangement That Is a Service Contract ("ASU 2018-15"). ASU 2018-15 amends ASC 350-40 and aligns the accounting for costs incurred to implement a cloud computing arrangement that is a service contract with the guidance on capitalizing costs associated with developing or obtaining internal-use software. The guidance is effective for fiscal years beginning after December 15, 2019, including interim periods within those fiscal years. The Company adopted ASU 2018-15 effective January 1, 2020. We do not believe that the adoption of ASU 2018-15 had a material impact on the Company's Consolidated Financial Statements.
  
On February 25, 2016, the FASB released ASU No. 2016-02, Leases (Topic 842) (the ASU 2016-02 Updates). This ASU 2016-02 requires an entity to recognize a right-of-use asset (“ROU”) and lease liability for all leases with terms of more than 12 months. The amendments also require certain quantitative and qualitative disclosures about leasing arrangements. Leases will be classified as finance or operating, with classification affecting the pattern and classification of expense recognition in the income statement. The new standard was effective for the Company on January 1, 2019. Based on this standard, the Company recognized new ROU assets and lease liabilities on its balance sheet for one of our office rental leases.
  
In response to the COVID-19 pandemic, the Coronavirus Aid, Relief and Economic Security Act (“CARES Act”) was signed into law in March 2020. The CARES Act lifts certain deduction limitations originally imposed by the Tax Cuts and Jobs Act of 2017 (“2017 Tax Act”). Corporate taxpayers may carryback net operating losses (NOLs) originating between 2018 and 2020 for up to five years, which was not previously allowed under the 2017 Tax Act. The CARES Act also eliminates the 80% of taxable income limitations by allowing corporate entities to fully utilize NOL carryforwards to offset taxable income in 2018, 2019 or 2020. Taxpayers may generally deduct interest up to the sum of 50% of adjusted taxable income plus business interest income (30% limit under the 2017 Tax Act) for 2019 and 2020. The CARES Act allows taxpayers with alternative minimum tax credits to claim a refund in 2020 for the entire amount of the credits instead of recovering the credits through refunds over a period of years, as originally enacted by the 2017 Tax Act.
 
In addition, the CARES Act raises the corporate charitable deduction limit to 25% of taxable income and makes qualified improvement property generally eligible for 15-year cost-recovery and 100% bonus depreciation. The enactment of the CARES Act did not result in any material adjustments to our income tax provision for year ended December 31, 2020, or to our net deferred tax assets as of December 31, 2020.
  
2.
CONCENTRATION OF CREDIT RISK
 
The Company maintains cash balances at various financial institutions. These balances are secured by the Federal Deposit Insurance Corporation. At times, these balances may exceed the federal insurance limits. On December 31, 2020 and 2019, uninsured cash balances were $6,937,716 and $4,558,582, respectively.
 
 
 
38
 
 
The Company had only three customers in the year ended December 31, 2020: the purchaser for Ballenger project, NVR Inc. (“NVR”), a NYSE publicly listed US homebuilding and mortgage company, who is the only purchaser of 479 residential lots, Western Utility, the purchaser of the FFBs of Ballenger project, and a private customer of the historic farmhouse located in Ballenger Project, which was not included under NVR contract. During the year ended December 31, 2020, the Company earned revenues from property sales from these two customers representing approximately 98% and 2%, respectively. The Company had four customers in the year ended December 31, 2019: the purchaser for Ballenger project - NVR, the purchaser of the FFB of Ballenger project – Western Utility, the purchaser of Phase 1 of Black Oak project - Houston LD, LLC and a private customer for the house in our El Tesoro project. During the year ended December 31, 2019, the Company earned revenues from property sales from these four customers representing approximately 70%, 2%, 27% and 1%, respectively. As of December 31, 2020 and 2019, no accounts receivable was outstanding from these customers.
 
3.
PROPERTY AND EQUIPMENT
 
Property and equipment stated at cost, less accumulated depreciation and amortization, consisted of the following:
  
 
 
December 31,
2020
 
 
December 31,
2019
 
Computer Equipment
 $45,386 
 $41,597 
Furniture and Fixtures
  24,785 
  24,393 
 
  70,171 
  65,990 
Accumulated Depreciation
  (66,369)
  (63,779)
Fixed Assets Net
 $3,802 
 $2,211 
 
Depreciation expense was $2,590 and $6,037 for the years ended December 31, 2020 and 2019, respectively.
 
4.
BUILDER DEPOSITS
 
In November 2015, SeD Maryland Development, LLC (“Maryland”) entered into lot purchase agreements with NVR, Inc. (“NVR”) relating to the sale of single-family home and townhome lots to NVR in the Ballenger Run Project. The purchase agreements were amended two times thereafter. Based on the agreements, NVR is entitled to purchase 479 lots for a price of approximately $64 million, which escalates 3% annually after June 1, 2018.
 
As part of the agreements, NVR provided was required to give a deposit in the amount of $5,600,000. Upon the sale of lots to NVR, 9.9% of the purchase price is taken from the deposit. A violation of the agreements by NVR would cause NVR to forfeit the deposit. On January 3, 2019 and April 28, 2020, NVR gave SeD Maryland two more deposits in the amounts of $100,000 and $220,000, respectively, based on the 3rd Amendment to the Lot Purchase Agreement. On December 31, 2020 and 2019, there was $1,262,336 and $2,445,269 outstanding, respectively.
 
5.
NOTES PAYABLE
  
Union Bank Loan
 
On November 23, 2015, SeD Maryland entered into a Revolving Credit Note with the Union Bank in the original principal amount of $8,000,000. During the term of the loan, cumulative loan advances may not exceed $26,000,000. The line of credit bears interest at LIBOR plus 3.75% with a floor rate of 4.5%. The interest rate at December 31, 2018 was 6.125%. Beginning December 1, 2015, interest only payments were due on the outstanding principal balance. The entire unpaid principal and interest sum was due and payable on November 22, 2018, with the option of one twelve-month extension period. The loan is secured by a deed of trust on the property, $2,600,000 of collateral cash, and a Limited Guaranty Agreement with SeD Ballenger. The Company also had an $800,000 letter of credit from the Union Bank. The letter of credit was due on November 22, 2018 and bore interest at 15%. In September 2017, SeD Maryland Development LLC and the Union Bank modified the Revolving Credit Note, which increased the original principal amount from $8,000,000 to $11,000,000 and extended the maturity date of the loan and letter of credit to December 31, 2019. Accordingly, this change in terms of the Union Bank Loan was accounted for as a modification in accordance with ASC 470 – Debt.
 
 
39
 
 
As of December 31, 2020 and 2019, the principal balances were $0. On April 17, 2019, the Union Bank Loan was paid off and SeD Maryland Development LLC and Union Bank terminated the Revolving Credit Note. After termination, the collateral cash was released and all L/Cs were transferred to the M&T Bank L/C Facility.
 
M&T Bank Loan
 
On April 17, 2019, SeD Maryland Development LLC entered into a Development Loan Agreement with Manufacturers and Traders Trust Company (“M&T Bank”) in the principal amount not to exceed at any one time outstanding the sum of $8,000,000, with a cumulative loan advance amount of $18,500,000. The line of credit bears interest rate on LIBOR plus 375 basis points. SeD Maryland Development LLC was also provided with a Letter of Credit (“L/C”) Facility in an aggregate amount of up to $900,000. The L/C commission will be 1.5% per annum on the face amount of the L/C. Other standard lender fees will apply in the event L/C is drawn down. The loan is a revolving line of credit. The L/C Facility is not a revolving loan, and amounts advanced and repaid may not be re-borrowed. Repayment of the Loan Agreement is secured by $2,600,000 collateral fund and a Deed of Trust issued to the Lender on the property owned by SeD Maryland. As of December 31, 2020 and 2019, the outstanding balance of the revolving loan was $0.
 
On June 18, 2020, Alset EHome Inc. entered into a Loan Agreement with M&T Bank. Pursuant to the Loan Agreement, M&T Bank provided a non-revolving loan to Alset EHome Inc. in an aggregate amount of up to $2,990,000. The line of credit bears interest rate on LIBOR plus 375 basis points. Repayment of this loan is secured by a Deed of Trust issued to M&T Bank on the property owned by certain subsidiaries of Alset EHome Inc. The maturity date of this Loan is July 1, 2022. The Company together with one of its subsidiaries, SeD Maryland Development LLC, are both the guarantors of this Loan.
 
In 2020 Alset EHome borrowed $664,810 from M&T Bank, incurring at the same time origination fees of $61,679 which are amortized over the term of the loan. During 2020, interest $14,458 incurred on this loan. As of December 31, 2020, the remaining unamortized debt discount was $42,906.
 
Paycheck Protection Program Loan
 
On April 6, 2020, the Company entered into a term note with M&T Bank with a principal amount of $68,502 pursuant to the Paycheck Protection Program (“PPP Term Note”) under the Coronavirus Aid, Relief, and Economic Security Act. The PPP Loan is evidenced by a promissory note. The PPP Term Note bears interest at a fixed annual rate of 1.00%, with the first ten months of principal and interest deferred. On November 26, 2020, $64,502 of this loan was forgiven by the United States Small Business Administration and $64,502 was recorded as other income. The remaining balance of $4,000 was paid back in December 2020.
 
6.
RELATED PARTY TRANSACTIONS
 
Loan from SeD Home Limited
 
Alset EHome receives advances from SeD Home Limited (an affiliate of Alset International), to fund development and operation costs. The advances bear interest at 10% and are payable on demand. As of December 31, 2020 and 2019, Alset EHome had outstanding principal due of $0 and $0, respectively and accrued interest of $228,557 and $228,557, respectively.
 
Loan to/from SeD Intelligent Home Inc. (f.k.a. SeD Home International)
 
The Company receives advances from or loans to SeD Intelligent Home, the owner of 99.99% of the Company. The advances or the loans bore interest of 18% until August 30, 2017 when the interest rate was adjusted to 5% and have no set repayment terms. On December 31, 2019, there was $0 of advance principal and $96,425 of accrued advance interest outstanding. On December 31, 2020, SeD Intelligent Home owed the Company $98,680 in loan principal and $19,261 in accrued loan interest. During the years ended December 31, 2020 and 2019, the Company earned interest income of $19,261 and $0, respectively.
   
 
40
 
 
Management Fees
  
MacKenzie Equity Partners, owned by a Charles MacKenzie, a Director of the Company, has a consulting agreement with the Company since 2015. Per the terms of the agreement, as amended on January 1, 2018, the Company pays a monthly fee of $15,000 with an additional $5,000 per month due upon the close of the sale to Houston LD, LLC. From January 2019, the Company pays a monthly fee of $20,000 for the consulting services. The Company incurred expenses of $240,000 in the years 2020 and 2019, which were capitalized as part of Real Estate on the balance sheet as the services relate to property and project management. On December 31, 2020 and 2019, the Company owed this related party $0.
 
On December 29, 2020, the Company entered into a Management Services Agreement (the “Management Services Agreement”) with Alset International, pursuant to which the Company will pay Alset International a one-time payment of $360,000 for the services of certain Alset International staff members the Company received in 2020, and will pay Alset International $30,000 per month for services to be provided in 2021. This Management Services Agreement has a term that ends December 31, 2021, and can be cancelled by either party on thirty days’ notice. Alset International will provide the Company with services related to the development of the Black Oak and Ballenger Run real estate projects near Houston, Texas and in Frederick, Maryland, respectively, and the potential development of future real estate projects. During year ended December 31, 2020 the Company incurred expense of $360,000 and owned this related party $360,000 as of December 31, 2020.
 
Advance to Alset EHome International Inc.
 
The Company pays some operating expenses for Alset EHome International Inc., a related party under the common control of Chan Heng Fai, the CEO of the Company. The advances are interest free with no set repayment terms. On December 31, 2020 and December 31, 2019, the balance of these advances was $0 and $211,271, respectively.
    
Consulting Services
 
A law firm, owned by Conn Flanigan, a Director of the Company, performs consulting services for the Company. The Company incurred expenses of $12,645 and $38,584 for the years ended December 31, 2020 and 2019, respectively. On December 31, 2020 and December 31, 2019, the Company owed this related party $0. 
 
7.
SHAREHOLDERS’ EQUITY
 
Cash Dividend Distributions
 
From January to December, 2020, SeD Maryland Development LLC Board approved three payment distribution plans to members and paid total of $411,250 in distributions to the minority shareholder.
 
From January to December, 2019, SeD Maryland Development LLC Board approved five payment distribution plans to members and paid total of $1,069,250 in distributions to the minority shareholder.
 
8.
COMMITMENTS AND CONTINGENCIES
 
Leases
 
The Company leases office space in Texas and Maryland. Lease of our Texas office expires in 2021, while lease of our Maryland expires on December 31, 2020. We signed new office lease in Maryland starting from January 1, 2021. The monthly rental payments ranged between $2,265 and $8,143, respectively. Rent expense was $113,651 and $113,884 for the year ended December 31, 2020 and 2019, respectively. The below table summarizes future payments due under these leases as of December 31, 2020.
 
The balance of the operating lease right-of-use asset and operating lease liability as of December 31, 2020 was $0.
 
 
41
 
 
Supplemental Cash Flow and Other Information Related to Operating Leases are as follows:
 
 
 
 
Year Ended
December 31,
2020
 
Weighted Average Remaining Operating Lease Term (in years)
  0.33 
 
The below table summarizes future payments due under these leases as of December 31, 2020.
 
For the Years Ended December 31:
 
2021
  9,994 
 Total
 $9,994 
 
Lot Sale Agreements
 
On November 23, 2015, SeD Maryland Development LLC completed the $15,700,000 acquisition of Ballenger Run, a 197-acre land sub-division development located in Frederick County, Maryland. Previously, on May 28, 2014, the RBG Family, LLC entered into a $15,000,000 assignable real estate sales contract with NVR, by which RBG Family, LLC would facilitate the sale of the 197 acres of Ballenger Run to NVR. On December 10, 2015, NVR assigned this contract to SeD Maryland Development, LLC through execution of an assignment and assumption agreement and entered into a series of lot purchase agreements by which NVR would purchase 443 subdivided residential lots from SeD Maryland Development, LLC. During years ended December 31, 2020 and 2019, NVR has purchased 121 and 123 lots, respectively. 
 
On February 19, 2018, SeD Maryland entered into a contract to sell the Continuing Care Retirement Community Assisted Independent Living parcel to Orchard Development Corporation. It was agreed that the purchase price for the 5.9 acre lot would be $2,900,000 with a $50,000 deposit. It was also agreed that Orchard Development Corporation would have the right to terminate the transaction during the feasibility study period, which would last through May 30, 2018, and receive a refund of its deposit. On April 13, 2018, Orchard Development Corporation indicated that it would not be proceeding with the purchase of the CCRC parcel. On December 31, 2018, SeD Maryland entered into the Third Amendment to the Lot Purchase Agreement for Ballenger Run with NVR. Pursuant to the Third Amendment, SeD Maryland will convert the 5.9 acre CCRC parcel to 36 lots (these will be 28 feet wide villa lots) and sell such lots to NVR. In July, 2019 SeD Maryland received required zoning approval to change the number of villa lots from 85 to 121.
 
On July 3, 2018, 150 CCM Black Oak entered into a Purchase and Sale Agreement with Houston LD, LLC for the sale of 124 lots located at its Black Oak project. Pursuant to the Purchase and Sale Agreement, it was agreed that 124 lots would be sold for a range of prices based on the lot type. In addition, Houston LD, LLC agreed to contribute a “community enhancement fee” for each lot, collectively totaling $310,000, which is currently held in escrow. 150 CCM Black Oak will apply these funds exclusively towards an amenity package on the property. The closing of the transactions contemplated by the Purchase and Sale Agreement was subject to Houston LD, LLC completing due diligence to its satisfaction. On October 12, 2018, 150 CCM Black Oak Ltd entered into an Amended and Restated Purchase and Sale Agreement (the “Amended and Restated Purchase and Sale Agreement”) for these 124 lots. Pursuant to the Amended and Restated Purchase and Sale Agreement, the purchase price remained $6,175,000, 150 CCM Black Oak Ltd was required to meet certain closing conditions and the timing for the closing was extended.
 
On January 18, 2019, the sale of 124 lots in Magnolia, Texas was completed.
 
 
42
 
 
9.
INCOME TAXES
 
The components of income tax expense and the effective tax rates for the years ended December 31, 2020 and 2019 are as follows:
 
 
 
 Year Ended December 31,
 
 
 
2020
 
 
2019
 
Current:
 
 
 
 
 
 
    Federal
 $- 
 $251,266 
    State
  11,633 
  180,122 
Total Current
  11,633 
  431,388 
Deferred:
    
    
    Federal
  (1,316,680)
  (1,443,564)
    State
  (563,779)
  (618,108)
Total Deferred
  (1,880,459)
  (2,061,672)
Valuation Allowance
  1,880,459 
  2,061,672 
Total Income Tax Expense
 $11,633 
 $431,388 
 
    
    
Pre-tax Income (Loss)
 $229,812 
 $(4,242,731)
 
    
    
Effective Income Tax Rate
  5%
  -10%
 
A reconciliation of our income tax expense at federal statutory income tax rate of 21% to our income tax expense at the effective tax rate is as follows:
 
 
 
 Year Ended December 31,
 
 
 
2020
 
 
2019
 
Tax at the Statutory Federal Rate
 $126,884 
 $(868,486)
State Income Taxes (Net of Federal Benefit)
  65,962 
  (328,309)
Changes in Valuation Allowance, Net
  (181,213)
  1,628,183 
               Total Income Tax Expense
 $11,633 
 $431,388 
 
Deferred tax assets (liabilities) consist of the following at December 31, 2020 and 2019:
 
 
 
 Year Ended December 31,
 
 
 
2020
 
 
2019
 
Interest Income
 $(5,083,992)
 $(4,574,401)
Interest Expense
  4,664,342 
  4,327,741 
Depreciation and Amortization
  (6,362)
  (5,802)
Management Fee
  - 
  531,968 
Impairment
  2,253,228 
  1,924,305 
Accrued Expense
  8,895 
  105,175 
Partnership Gain (Loss)
  13,175 
  (263,152)
Others
  31,173 
  15,838 
Total
  1,880,459 
  2,061,672 
Valuation Allowance
  (1,880,459)
  (2,061,672)
Net Deferred Tax Asset
 $- 
 $- 
 
 
43
 
 
As of December 31, 2020 and 2019, the Company has Federal and Maryland State net operating loss carry-forwards of approximately $97,000 and $0, respectively. The full utilization of the deferred tax assets in the future is dependent upon the Company’s ability to generate taxable income. Accordingly, a valuation allowance of an equal amount has been established. During the year ended December 31, 2020, the valuation allowance decreased by $181,213. 
 
As of December 31, 2020, total current tax liability is $11,633, including federal income tax liability of $0 and Maryland state income tax liability of $11,633. As of December 31, 2019, total current tax liability is $420,327, including federal income tax liability of $251,266 and Maryland state income tax liability of $169,061. The deferred tax asset cannot be used to offset the current tax liability.
 
The federal income tax returns of the Company are subject to examination by the IRS, generally for three years after they are filed.
 
10.
SUBSEQUENT EVENTS
 
Distribution to Minority Shareholders
 
On January 11, 2021, the Board of Managers of SeD Maryland Development LLC (the 83.55% owned subsidiary of the Company which owns the Company’s Ballenger Project) authorized the payment of distributions to its members in the amount of $500,000.  Accordingly, the minority member of SeD Maryland Development LLC received a distribution in the amount of $82,250, with the remainder being distributed to a subsidiary of the Company, which is eliminated upon consolidation.
 
 

 
 
 
44
 
 
Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure.
 
Not Applicable.
 
Item 9A. Controls and Procedures.
 
Evaluation of Disclosure Controls and Procedures
 
In connection with the preparation of our Report on Form 10-K, an evaluation was carried out by management, with the participation of our Chief Executive Officers and Chief Financial Officers, of the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934 (Exchange Act) as of December 31, 2020. Disclosure controls and procedures are designed to ensure that information required to be disclosed in reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported within the time periods specified, and that such information is accumulated and communicated to management, including the Chief Executive Officers and Chief Financial Officers, to allow timely decisions regarding required disclosure.
 
During evaluation of disclosure controls and procedures as of December 31, 2020 conducted as part of our annual audit and preparation of our annual financial statements, management conducted an evaluation of the effectiveness of the design and operations of our disclosure controls and procedures and concluded that our disclosure controls and procedures were ineffective for those reasons set forth below.
 
Management’s Report on Internal Control over Financial Reporting
 
Management is responsible for the preparation and fair presentation of the financial statements included in this annual report. The financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America and reflect management’s judgment and estimates concerning effects of events and transactions that are accounted for or disclosed.
 
Management is also responsible for establishing and maintaining adequate internal control over financial reporting. Our internal control over financial reporting includes those policies and procedures that pertain to our ability to record, process, summarize and report reliable data. Management recognizes that there are inherent limitations in the effectiveness of any internal control over financial reporting, including the possibility of human error and the circumvention or overriding of internal control. Accordingly, even effective internal control over financial reporting can provide only reasonable assurance with respect to financial statement presentation. Further, because of changes in conditions, the effectiveness of internal control over financial reporting may vary over time.
 
In order to ensure that our internal control over financial reporting is effective, management regularly assesses controls and did so most recently for its financial reporting as of December 31, 2020. This assessment was based on criteria for effective internal control over financial reporting described in the Internal Control Integrated Framework issued by the Committee of Sponsoring Organizations (COSO) of the Treadway Commission. In connection with management’s evaluation of the effectiveness of the Company’s internal control over financial reporting as of December 31, 2020, management determined that the Company did not maintain effective controls over financial reporting due to limited staff with U.S. GAAP and SEC Reporting experience. Management determined that the ineffective controls over financial reporting constitute a material weakness.
 
This annual report filed on Form 10-K does not include an attestation report of the Company’s registered public accounting firm regarding internal control over financial reporting. Management’s report was not subject to attestation by our registered public accounting firm pursuant to temporary rules of the Securities and Exchange Commission that permit us to provide only management’s report in this annual report.
 
Changes in Internal Control over Financial Reporting
  
We continue taking steps to enhance and improve the design of our internal controls over financial reporting. During the period covered by this Annual Report on Form 10-K, we have not been able to completely remediate the material weaknesses identified above. To remediate such weaknesses, we plan to appoint additional qualified personnel to the audit committee with financial accounting, GAAP, and SEC experience.
 
Item 9B. Other Information.
 
Not Applicable.
  
 
45
 
 
PART III
 
Item 10. Directors, Executive Officers and Corporate Governance.
 
Identification of directors and executive officers
 
On December 31, 2013 Conn Flanigan was appointed as Chief Executive Officer and Chief Financial Officer of the Company and a member of our board of directors. On January 10, 2017, our board of directors appointed Fai H. Chan as Director to hold office until the next annual meeting of shareholders and until his successor is duly elected and qualified or until his resignation or removal. On March 10, 2017, Mr. Conn Flanigan resigned as the Chief Financial Officer. Mr. Flanigan continues to serve as the Secretary of the Company, and as a member of our board of directors. Effective as of March 10, 2017, Mr. Rongguo (Ronald) Wei, CPA, was appointed as Chief Financial Officer of the Company.
 
In connection with the acquisition of Alset EHome on December 29, 2017, the Company appointed new officers and directors. Fai H. Chan and Moe T. Chan serve as co-Chief Executive Officers; Rongguo (Ronald) Wei and Alan W. L. Lui serve as Co-Chief Financial Officers, and our Board of Directors include Fai H. Chan, Moe T. Chan, Conn Flanigan and Charles MacKenzie.
 
The board of directors has no nominating or compensation committees. The company’s Audit Committee consists of Conn Flanigan.
 
The name, age and position of our officers and directors are set forth below:
 
Name
Age
Position(s)
Fai H. Chan
76
Co-Chief Executive Officer and Chairman of the Board of Directors
Moe T. Chan
42
Co-Chief Executive Officer and Member of the Board of Directors
Conn Flanigan
52
Secretary and Member of the Board of Directors
Charles MacKenzie
50
Member of the Board of Directors
Rongguo (Ronald) Wei
49
Co-Chief Financial Officer
Alan W. L. Lui
50
Co-Chief Financial Officer
 
The mailing address for each of the officers and directors named above is c/o of the Company at: 4800 Montgomery Lane, Suite 210, Bethesda, MD, 20814.
 
Business Experience
 
Fai H. Chan. Mr. Chan has served as a member of our Board of Directors since January 10, 2017 and has served as Co-Chief Executive Officer of the Company since December 29, 2017. Mr. Chan is an expert in banking and finance, with 45 years of experience in these industries. He has also restructured numerous companies in various industries and countries during the past 40 years. Mr. Chan has served as the Chief Executive Officer of Alset International Limited, a diversified holding company listed on the Catalist of the Singapore Exchange Securities Trading Limited, since April 2014, and has served as a director of that company since May of 2013. Since March, 2018, Mr. Chan has served as a Chairman of the Board and Chief Executive Officer of Alset EHome International Inc., a Nasdaq listed company. Additionally, Mr. Chan has served as a member of the Board of Directors of GigWorld Inc., a technology company since October of 2014, as Executive Chairman since December 2017 and served as the Acting Chief Executive Officer of GigWorld Inc. from August 2018 until September 2019, having previously served as Chief Executive Officer from December of 2014 until June of 2017. He has served as a director of Document Security Systems, Inc., an NYSE listed company, since January 2017 and as Chairman of the Board since March of 2019. Mr. Chan has also served as a non-executive director of Holista CollTech Ltd., an ASX listed company, since July 2013 and has served as a director of Vivacitas Oncology Inc. since May of 2017. Mr. Chan has served as a director of OptimumBank Holdings, Inc. and Optimum Bank since June 2018. Mr. Chan has served as a member of the Board of Directors of Sharing Services Global Corporation since April of 2020.
  
 
46
 
 
Mr. Chan’s previous experiences include serving as Managing Chairman of Zensun Enterprises Limited (formerly known as ZH International Holdings Limited and Heng Fai Enterprises Limited), an investment holding company listed on the HKSE, from 1992 to 2015. Mr. Chan was formerly the Managing Director of SingHaiyi Group Ltd., a property development, investment and management company listed on the Singapore Exchange Mainboard, from March 2003 to September 2013, and the Executive Chairman of China Gas Holdings Limited, a Hong Kong listed investor and operator of city gas pipeline infrastructure in China from 1997 to 2002. Mr. Chan served on the Board of RSI International Systems, Inc., the developer of RoomKeyPMS, a web-based property management system, from June 2014 to February 2019.
 
Mr. Chan has also served as a director of Global Medical REIT Inc., a healthcare facility real estate company, from December 2013 to July 2015. He was a director of American Housing REIT Inc. from October of 2013 to July of 2015. He served as a director of Skywest Ltd., a public Australian airline company from 2005 to 2006. Mr. Chan was a director of Global Med Technologies, Inc., a medical company engaged in the design, development, marketing and support information for management software products for healthcare-related facilities, from May 1998 until December 2005.
 
Director Qualifications of Fai H. Chan:
 
The board of directors appointed Mr. Chan in recognition of his abilities to assist the Company in expanding its business and the contributions he can make to the Company’s strategic direction.
 
Moe T. Chan. Moe Chan was appointed Co-Chief Executive Officer of our Company and a member of our Board of Directors on December 29, 2017. Moe Chan also serves as the Group Chief Development Officer and Executive Director of Alset International.  Moe Chan is responsible for Alset International’s international property development business (including serving as Co-Chief Executive Officer and a member of the Board of Alset EHome). Moe Chan has served as a director of Document Security Systems, Inc., a NYSE listed company, since September 2020. From April 2014 to June 2015 Moe Chan was the Chief Operating Officer of HKSE listed ZH International Holdings Limited (formerly known as Heng Fai Enterprises Limited) and was responsible for that company’s global business operations consisting of REIT ownership and management, property development, hotels and hospitality, as well as property and securities investment and trading. Prior to that, he was an executive director (from March 2006 to February 2014) and the Chief of Project Development (from April 2013 to February 2014) of Singapore Exchange Mainboard listed SingHaiyi Group Ltd, overseeing its property development projects. He was also a non-executive director of the Toronto Stock Exchange-listed RSI International Systems Inc., a hotel software company, from July 2007 to August 2016.
 
Moe T. Chan has a diverse background and experience in the fields of property, hospitality, investment, technology and consumer finance. He holds a Master’s Degree in Business Administration with honors from the University of Western Ontario, a Master’s Degree in Electro-Mechanical Engineering with honors and a Bachelor’s Degree in Applied Science with honors from the University of British Columbia. Moe Chan is the son of Fai H. Chan.
 
Director Qualifications of Moe T. Chan:
 
The board of directors appointed Moe Chan in recognition of his extensive knowledge of real estate and ability to assist the Company in expanding its business.
 
Conn Flanigan. Mr. Flanigan is a member of our Board of Directors and a practicing attorney specializing in corporate, real estate, and securities law. Mr. Flanigan is a legal advisor to Alset International and has served as officer and director to several US subsidiaries of Alset International. Mr. Flanigan served as the Secretary and General Counsel for Global Medical REIT Inc. (NYSE:GMRE) from December 2013 to May 2017. From September 2013 to May 2017, Mr. Flanigan also served as Chief Executive Officer, General Counsel and Secretary, and as a director, of American Housing REIT Inc. Mr. Flanigan served as a member of the Board Directors of Amarantus Bioscience Holdings, Inc., a biotech company, from February 2017 until May 2017. Mr. Flanigan served as a director of GigWorld Inc. from October 2014 until September 2018 and as legal counsel and Secretary from December 2014 until September 2018. From February 2000 until May 2017, Mr. Flanigan was employed as General Counsel by subsidiaries of ZH International Holdings, Ltd., including eBanker USA.com, Inc. and ZH USA, LLC.  In this role, he served as General Counsel and Secretary for other ZH International Holdings, Ltd. subsidiaries.  Mr. Flanigan received a B.A. in International Relations from the University of San Diego in 1990 and a Juris Doctor Degree from the University of Denver Sturm College of Law in 1996.
  
 
47
 
 
Director Qualifications of Conn Flanigan:
 
Mr. Flanigan’s service as an officer, director and employee of various entities has provided him with significant knowledge and experience regarding corporate financial and governance matters.
 
Charles MacKenzie. Mr. MacKenzie has served as a member of the Company’s Board of Directors since December 29, 2017 and serves as the Chief Development Officer for SeD Development Management, a subsidiary of Alset EHome, since July of 2015. Mr. MacKenzie also has served as a member of the Board of Directors of Alset EHome since October of 2017 and as Chief Executive Officer – United States since April 2020. In December 2019 Mr. MacKenzie was appointed the Chief Development Officer of Alset EHome International Inc., a Nasdaq listed company. He was previously the Chief Development Officer for Inter- American Development (IAD), a subsidiary of Heng Fai Enterprises (now known as Zensun Enterprises Limited) from April of 2014 to June of 2015. Mr. MacKenzie was the Founder and President of MacKenzie Equity Partners, specializing in mixed-use real estate investments as well as the owner of Smartbox Portable Storage, a residential moving and storage company from October 2006 to a successful sale in February 2017. Mr. MacKenzie focuses on acquisitions and development of residential and mixed-use projects within the United States. Mr. MacKenzie specializes in site selection, contract negotiations, marketing and feasibility analysis, construction and management oversight, building design and investor relations. Mr. MacKenzie has developed over 1,300 residential units inclusive of single-family homes, multi-family, and senior living dwellings totaling more than $110M and over 650,000 square feet of commercial valued at over $100M. Mr. MacKenzie received a BA and graduate degree from St. Lawrence University where he served on Board of Trustees from 2003-2007.
 
Director Qualifications of Charles MacKenzie:
 
The board of directors appointed Charles MacKenzie in recognition of his extensive knowledge of real estate and ability to assist the Company in expanding its business.
 
Rongguo (Ronald) Wei. Mr. Wei has served as the Company’s Chief Financial Officer since March 10, 2017. Mr. Wei is a finance professional with more than 15 years of experience working in public and private corporations in the United States. As the Chief Financial Officer of SeD Development Management LLC, Mr. Wei is responsible for oversight of all finance, accounting, reporting, and taxation activities for that company. Prior to joining SeD Development Management LLC in August of 2016, Mr. Wei worked for several different US multinational and private companies including serving as Controller at American Silk Mill, LLC, a textile manufacturing and distribution company, from August of 2014 to July of 2016, serving as a Senior Financial Analyst at Air Products & Chemicals, Inc., a manufacturing company, from January of 2013 to June of 2014 and serving as a Financial/Accounting Analyst at First Quality Enterprise, Inc., a personal products company, from 2011 to 2012. Before Mr. Wei came to United States, he worked as an equity analyst in Hong Yuan Securities, an investment bank, in Beijing, China, concentrating on industrial and public company research and analysis. Mr. Wei is a Certified Public Accountant and received his Master of Business Administration from the University of Maryland and a Master of Business Taxation from the University of Minnesota. Mr. Wei also holds a Master in Business degree from Tsinghua University and a Bachelor degree from Beihang University. Mr. Wei served as a member of the Board Directors of Amarantus Bioscience Holdings, Inc., a biotech company, from February 2017 until May 2017, and has served as Chief Financial Officer of such company since February, 2017 to November, 2017. Mr. Wei has also served as Co-Chief Financial Officer of Alset EHome International Inc., a Nasdaq listed company, since March, 2018.
 
Alan W. L. Lui. Mr. Lui has served as the Company’s Co-Chief Financial Officer since December 29, 2017 and has served as the Co-Chief Financial Officer of Alset EHome since October of 2017. Mr. Lui has served as Chief Financial Officer of GigWorld Inc., a technology company since May 12, 2016 and has served as a director of one of GigWorld’s subsidiaries since July of 2016. Mr. Lui has been Chief Financial Officer of Alset International, the Company’s majority shareholder since November 1, 2016 and served as its Acting Chief Financial Officer since June 22, 2016. Mr. Lui has served as an Executive Director of Alset International since July 2020. Since October of 2016, Mr. Lui has also served as a director of BMI Capital Partners International Ltd, a Hong Kong investment consulting company. He has also served as a director of LiquidValue Asset Management Pte Limited (formerly known as Hengfai Asset Management Pte. Ltd.), a Singapore fund management company, since April, 2018. Mr. Lui has also served a Co-Chief Financial Officer of Alset EHome International Inc., a Nasdaq listed company, since March, 2018. From June of 1997 through March of 2016, Mr. Lui served in various executive roles at ZH International Holdings Ltd. (a Hong Kong-listed company formerly known as Heng Fai Enterprises Ltd), including as Financial Controller. Mr. Lui oversaw the financial and management reporting and focusing on its financing operations, treasury investment and management. He has extensive experience in financial reporting, taxation and financial consultancy and management in Hong Kong. He also managed all financial forecasts and planning. Mr. Lui is a Certified Practicing Accountant in Australia and received a Bachelor’s Degree in Business Administration from the Hong Kong Baptist University in 1993.
 
 
48
 
 
Section 16(a) Beneficial Ownership Reporting Compliance
 
To our knowledge, no director, officer or beneficial owner of more than ten percent of any class of our equity securities, failed to file on a timely basis reports required by Section 16(a) of the Exchange Act during the fiscal year ended December 31, 2020.
  
Code of Ethics
 
We have not yet adopted a code of ethics that applies to our principal executive officer, principal financial officer, principal accounting officer or controller or persons performing similar functions. We intend to adopt a code of ethics in the immediate future.
 
Corporate Governance
 
There have been no changes in any state law or other procedures by which security holders may recommend nominees to our board of directors. We do not have a nominating committee, however we intend to appoint one in the immediate future.
 
Audit Committee
 
Our board of directors had an Audit Committee consisting of Mr. Flanigan. The Audit Committee does not at the present time have an audit committee financial expert serving on its Audit Committee; however, our board intends to appoint an audit committee financial expert in the immediate future.
 
Family Relationships
 
Fai H. Chan, our Co-Chief Executive Officer, Chairman of our Board and Chairman of the Board and Chief Executive Officer of our majority shareholder and its corporate parent is the father of Moe T. Chan, our other Co-Chief Executive Officer and a Member of our Board.
 
Involvement in Certain Legal Proceedings
 
None of our directors, executive officers and control persons has been involved in any of the following events during the past ten years:
 
●
Any bankruptcy petition filed by or against any business of which such person was a general partner or executive officer either at the time of the bankruptcy or within two years prior to that time,
 
●
Any conviction in a criminal proceeding or being subject to any pending criminal proceeding (excluding traffic violations and other minor offenses);
 
●
Being subject to any order, judgment or decree, not subsequently reversed, suspended or vacated, of any court of competent jurisdiction, permanently or temporarily enjoining, barring, suspending or otherwise limiting his or her involvement in any type of business, securities or banking activities; or
 
●
Being found by a court of competent jurisdiction (in a civil action), the Commission or the Commodity Futures Trading Commission to have violated a federal or state securities or commodities law, and the judgment has not been reversed, suspended, or vacated.
 
Conflicts of Interest
 
Except as provided for in Article XI of the Company’s By-Laws: Board Director Compensation, no officer, director or security holder of the company may be involved in pecuniary interest in any investment acquired or disposed of by the registrant or in any transaction to which the registrant or any of its subsidiaries is party or has an interest.
 
None of the directors, officers, security holders or affiliates of the registrant may engage, for their own account, business activities of the types conducted by the registrant and its subsidiaries.
 
 
49
 
 
Item 11. Executive Compensation.
 
At the present time, neither LiquidValue Development Inc. nor Alset EHome and its subsidiaries is a party to any compensation arrangements with any officer or director of either entity and has made no provisions for paying cash or non-cash compensation to such officers and directors, except for Charles MacKenzie and Rongguo (Ronald) Wei. A subsidiary of Alset EHome is paying salaries to four employees at the present time, which includes Mr. Wei, and has consulting arrangements with certain individuals, including Mr. MacKenzie.
 
In 2020, Mr. Wei was compensated by SeD Development Management LLC for his services to Alset EHome at a rate of $116,184 per year. Mr. Wei has been compensated by SeD Development Management LLC since 2016. Mr. Wei was not paid by LiquidValue Development Inc. prior to its acquisition of Alset EHome. SeD Development Management LLC will continue to compensate Mr. Wei at the same rate, and he will perform services for LiquidValue Development Inc. as well as its subsidiary Alset EHome.
 
A company controlled by Mr. MacKenzie was paid consulting fees of approximately $20,000 per month in 2019 and 2020, which includes payment for his services to Alset EHome and its subsidiaries.
 
Mr. Flanigan serves in various director and officer positions with subsidiaries of Alset International. Mr. Flanigan’s law firm has been paid legal fees by various subsidiaries of Alset International in the past, including those fees paid to his law firm by Alset EHome and its subsidiaries that are described in Item 13.
 
Mr. Fai H. Chan is compensated by Alset International, where he serves as Chief Executive Officer. Mr. Alan Lui is also employed and compensated by Alset International. Mr. Moe T. Chan served as a consultant to Alset International and in August of 2020 the consulting agreement was terminated and he became an employee of Alset International. As part of their duties as officers or consultants of Alset International, each of these three individuals works on a number of matters for Alset International, including devoting various amounts of time to the management of Alset International’s various subsidiaries and divisions, such as LiquidValue Development and Alset EHome. The amount of time each of these individuals spends on matters related to LiquidValue Development and Alset EHome has varied greatly based on the Company’s needs, and no definite statement may be made as to what percentage of these three individuals’ time has been spent or will be spent in the future on matters related to LiquidValue Development and Alset EHome. LiquidValue Development and Alset EHome and its subsidiaries do not compensate these three individuals for their services. Neither LiquidValue Development Inc. nor Alset EHome and its subsidiaries is charged for the services of Fai H. Chan, Moe T. Chan and Alan Lui. On December 29, 2020, the Company entered into a Management Services Agreement with Alset International, pursuant to which the Company will pay Alset International a one-time payment of $360,000 for the services of certain Alset International staff members the Company received in 2020, and will pay Alset International $30,000 per month for services to be provided in 2021.
 
In connection with the acquisition of Alset EHome by LiquidValue Development Inc., LiquidValue Development Inc. and its subsidiaries intend to enter into revised compensation agreements with officers, directors and certain employees in the immediate future.
 
The table below summarizes all compensation awarded to, earned by, or paid to LiquidValue Development Inc.’s named executive officer for all services rendered in all capacities to us for the period from January 1, 2019 through December 31, 2020.
 
 
50
 
 
SUMMARY COMPENSATION TABLE
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 Non-Equity
 
 
Nonqualified defered
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Stock
 
 
Option
 
 
Incentive
 
 
Comp
 
 
All Other
 
 
 
 
Name and Principal Position (1)
 
Year
 
 
Salary
 
 
Bonus
 
 
Awards
 
 
Awards
 
 
Plan Comp
 
 
Earnings
 
 
Comp
 
 
Total
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fai H. Chan (2)
2020
 
 
 
 
 
 
 
 
Chairman of the Board and Co-Chief Executive Officer
2019
    
    
    
    
    
    
    
    
 
    
    
    
    
    
    
    
    
Moe T. Chan (2)
2020
    
    
    
    
    
    
    
    
Director and Co-Chief Executive Officer
2019
    
    
    
    
    
    
    
    
 
    
    
    
    
    
    
    
    
Conn Flanigan
2020
    
    
    
    
    
    
 $12,645(3)
 $12,645(3)
Director and Former Chief Executive Officer
2019
    
    
    
    
    
    
 $38,584(3)
 $38,584(3)
 
    
    
    
    
    
    
    
    
Rongguo (Ronald) Wei
2020
 $118,800 
    
    
    
    
    
    
 $118,800 
Co-Chief Financial Officer
2019
 $118,800 
    
    
    
    
    
    
 $118,800 
 
    
    
    
    
    
    
    
    
Alan W. L. Lui (2)
2020
    
    
    
    
    
    
    
    
Co-Chief Financial Officer
2019
    
    
    
    
    
    
    
    
 
    
    
    
    
    
    
    
    
Charles MacKenzie
2020
    
    
    
    
    
    
 $240,000(4)
 $240,000(4)
 Director
2019
    
    
    
    
    
    
 $240,000(4)
 $240,000(4)
 
(1)
Effective as of December 29, 2017, Mr. Fai H. Chan was appointed as our Chairman and Co-Chief Executive Officer; Moe T. Chan was appointed as a member of our Board and as Co-Chief Executive Officer; Rongguo (Ronald) Wei and Alan W. L. Lui were appointed as our Co-Chief Financial Officers; and Charles MacKenzie joined the Company’s Board of Directors.
(2)
Alset International compensates Mr. Fai H. Chan, Mr. Moe T. Chan and Mr. Lui for their services to a number of divisions and subsidiaries of Alset International. Each of these three individuals works on a number of matters for Alset International, including devoting various amounts of time to matters related to LiquidValue Development Inc. LiquidValue Development Inc. does not compensate these individuals but on December 29, 2020, the Company entered into a Management Services Agreement with Alset International, pursuant to which the Company will pay Alset International a one-time payment of $360,000 for the services of certain Alset International staff members the Company received in 2020, and will pay Alset International $30,000 per month for services to be provided in 2021.
(3)
Mr. Flanigan’s law firm was paid $38,584 in total fees by various subsidiaries of Alset EHome for Mr. Flanigan’s services in 2019 and $12,645 in 2020.
(4)
A company controlled by Mr. MacKenzie was paid total consulting fees of $240,000 in each of 2019 and 2020 by Alset EHome.
 
 
51
 
 
As of the date of this Report, the Company does not have any stock option plans, retirement, pension, or profit-sharing plans for the benefit of any of our officers or directors.
 
Outstanding Equity Awards at Fiscal Year-End
 
There were no grants of stock options through the date of this report.
 
We do not have any long-term incentive plans that provide compensation intended to serve as incentive for performance.
 
The board of directors of the Company has not adopted a stock option plan. The Company has no plans to adopt it but may choose to do so in the future. If such a plan is adopted, this may be administered by the board or a committee appointed by the board (the “Committee”). The Committee would have the power to modify, extend or renew outstanding options and to authorize the grant of new options in substitution therefore, provided that any such action may not impair any rights under any option previously granted. The Company may develop an incentive-based stock option plan for its officers and directors.
 
Stock Awards Plan
 
The company has not adopted a Stock Awards Plan but may do so in the future. The terms of any such plan have not been determined. 
 
Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters.
 
Security Ownership
 
The following table sets forth, as of December 31, 2020, and as of March 22, 2021, the number and percentage of our outstanding shares of common stock owned by (i) each person known to us to beneficially own more than 5% of its outstanding common stock, (ii) each director, (iii) each named executive officer and significant employee, and (iv) all officers and directors as a group.
 
 
52
 
 
The number of shares listed below includes shares that each shareholder listed in the table has the right to acquire beneficial ownership of within 60 days.
 
Name and Address (2)
 
Number of Common Shares
Beneficially Owned
 
 
Percentage of Outstanding
Common Shares (1)
 
Fai H. Chan (3)
  704,015,730 
  99.99%
Moe T. Chan
  0 
  0.00%
Conn Flanigan
  0 
  0.00%
Charles MacKenzie
  0 
  0.00%
Rongguo (Ronald) Wei
  0 
  0.00%
Alan W. L. Lui
  0 
  0.00%
All Directors and Officers (6 individuals)
  704,015,730 
  99.99%
Alset International Limited (3)
  704,015,730 
  99.99%
SeD Intelligent Home, Inc. (3)
  704,015,730 
  99.99%
 
(1)
Based upon 704,043,324 outstanding common shares as of December 31, 2020 and March 22, 2021.
(2)
The mailing address for each individual and entity set forth above is c/o LiquidValue Development Inc., 4800 Montgomery Lane, Suite 210, MD 20814.
(3)
Fai H. Chan may be deemed to be the beneficial owner of those 704,015,730 shares held by Alset International Limited’s wholly-owned subsidiary SeD Intelligent Home, Inc. Mr. Chan is the Chairman and Chief Executive Officer of Alset International Limited, a diversified holding company listed on the Catalist of the Singapore Exchange Securities Trading Limited and the Chairman and Chief Executive Officer of Alset EHome International Inc., a Nasdaq listed company. The majority of Alset International Limited is owned by a wholly-owned subsidiary of Alset EHome International Inc. Mr. Chan owns a majority of the issued and outstanding shares of Alset EHome International Inc. through HFE Holdings Limited, a holding company owned by Mr. Chan.  
 
Change of Control
 
The Company is not aware of any arrangement which may at a subsequent date result in a change in control of the Company.
 
Item 13. Certain Relationships and Related Transactions, and Director Independence.
 
Family Relationships
 
Fai H. Chan, our Co-Chief Executive Officer, Chairman of our Board and Chairman of the Board and Chief Executive Officer of our majority shareholder and its corporate parent is the father of Moe T. Chan, our other Co-Chief Executive Officer and a Member of our Board.
 
Policies and Procedures for Transactions with Related Persons
 
Our board of directors intends to adopt a written related person transaction policy to set forth the policies and procedures for the review and approval or ratification of related person transactions. Related persons include any executive officer, director or a holder of more than 5% of our common stock, including any of their immediate family members and any entity owned or controlled by such persons. Related person transactions refer to any transaction, arrangement or relationship, or any series of similar transactions, arrangements or relationships in which (i) we were or are to be a participant, (ii) the amount involved exceeds $120,000, and (iii) a related person had or will have a direct or indirect material interest. Related person transactions include, without limitation, purchases of goods or services by or from the related person or entities in which the related person has a material interest, indebtedness, guarantees of indebtedness, and employment by us of a related person, in each case subject to certain exceptions set forth in Item 404 of Regulation S-K under the Securities Act.
 
 
53
 
 
We expect that the policy will provide that in any related person transaction, our audit committee and board of directors will consider all of the available material facts and circumstances of the transaction, including: the direct and indirect interests of the related persons; in the event the related person is a director (or immediate family member of a director or an entity with which a director is affiliated), the impact that the transaction will have on a director’s independence; the risks, costs and benefits of the transaction to us; and whether any alternative transactions or sources for comparable services or products are available. After considering all such facts and circumstances, our audit committee and board of directors will determine whether approval or ratification of the related person transaction is in our best interests. For example, if our audit committee determines that the proposed terms of a related person transaction are reasonable and at least as favorable as could have been obtained from unrelated third parties, it will recommend to our board of directors that such transaction be approved or ratified. Our audit committee will recommend that our board of directors reject any transaction if it could affect our ability to comply with securities laws and regulations.
 
Transactions with Related Persons, Promoters, and Certain Control Persons
 
Loan from SeD Home Limited
 
Alset EHome receives advances from SeD Home Limited (an affiliate of Alset International), to fund development and operation costs. The advances bear interest at 10% and are payable on demand. As of December 31, 2020 and 2019, Alset EHome had outstanding principal due of $0 and $0 and accrued interest of $228,557 and $228,557, respectively.
 
Loan to/from SeD Intelligent Home Inc. (f.k.a. SeD Home International)
 
The Company receives advances from or loans to SeD Intelligent Home, the owner of 99.99% of the Company. The advances or the loans bore interest of 18% until August 30, 2017 when the interest rate was adjusted to 5% and have no set repayment terms. On December 31, 2019, there was $0 of advance principal and $96,425 of accrued advance interest outstanding. On December 31, 2020, SeD Intelligent Home owed the Company $98,680 in loan principal and $19,262 in accrued loan interest. During the years ended December 31, 2020 and 2019, the Company earned interest income of $19,262 and $0, respectively.
  
Management Fees
 
MacKenzie Equity Partners, owned by a Charles MacKenzie, a Director of the Company, has a consulting agreement with the Company since 2015. Per the terms of the agreement, as amended on January 1, 2018, the Company pays a monthly fee of $15,000 with an additional $5,000 per month due upon the close of the sale to Houston LD, LLC. From January 2019, the Company pays a monthly fee of $20,000 for the consulting services. The Company incurred expenses of $240,000 in the years 2020 and 2019, which were capitalized as part of Real Estate on the balance sheet as the services relate to property and project management. On December 31, 2020 and 2019, the Company owed this related party $0.
 
On December 29, 2020, the Company entered into a Management Services Agreement (the “Management Services Agreement”) with Alset International, pursuant to which the Company will pay Alset International a one-time payment of $360,000 for the services of certain Alset International staff members the Company received in 2020, and will pay Alset International $30,000 per month for services to be provided in 2021. This Management Services Agreement has a term that ends December 31, 2021, and can be cancelled by either party on thirty days’ notice. Alset International will provide the Company with services related to the development of the Black Oak and Ballenger Run real estate projects near Houston, Texas and in Frederick, Maryland, respectively, and the potential development of future real estate projects. During year ended December 31, 2020 the Company incurred expense of $360,000 and owned this related party $360,000 as of December 31, 2020.
 
Advance to Alset EHome International Inc.
 
The Company pays some operating expenses for Alset EHome International Inc., a related party under the common control of Chan Heng Fai, the CEO of the Company. The advances are interest free with no set repayment terms. On December 31, 2020 and December 31, 2019, the balance of these advances was $0 and $211,271, respectively.
  
 
54
 
 
Consulting Services
 
A law firm, owned by Conn Flanigan, a Director of the Company, performs consulting services for the Company. The Company incurred expenses of $12,645 and $38,584 for the years ended December 31, 2020 and 2019, respectively. On December 31, 2020 and December 31, 2019, the Company owed this related party $0. 
 
Item 14. Principal Accounting Fees and Services
 
The following table indicates the fees paid by us for services performed for the years ended December 31, 2020 and December 31, 2019:
 
 
 
Year Ended
December 31,
2020
 
 
Year Ended
December 31,
2019
 
 
 
 
 
 
 
 
Audit Fees
 $61,500 
 $61,500 
Audit-Related Fees
 $0 
 $0 
Tax Fees
 $25,000 
 $25,000 
All Other Fees
 $0 
 $0 
Total
 $86,500 
 $86,500 
 
Audit Fees. This category includes the aggregate fees billed for professional services rendered by the independent auditors during the years ended December 31, 2020 and December 31, 2019 for the audit of our financial statements and review of previous years’ Form 10-Qs.
 
Tax Fees. This category includes the aggregate fees billed for tax services rendered in the preparation of our federal and state income tax returns.
 
All Other Fees. This category includes the aggregate fees billed for all other services, exclusive of the fees disclosed above, rendered during the year ended December 31, 2020 and December 31, 2019.
  
 
55
 
 
PART IV
 
Item 15. Exhibits, Financial Statement Schedules
 
(a)(1) List of Financial statements included in Part II hereof:
 
Balance Sheets as of December 31, 2020 and December 31, 2019
Statements of Operations for the twelve months ended December 31, 2020 and December 31, 2019
Statements of Stockholders' Equity (Deficit) for the period December 31, 2019 through December 31, 2020
Statements of Cash Flows for the twelve months ended December 31, 2020 and December 31, 2019
 
(a)(2) List of Financial Statement schedules included in Part IV hereof:
 
None.
 
(a)(3) Exhibits
 
The following exhibits are filed with this report or incorporated by reference:
 
Exhibit No.
Description
Acquisition Agreement and Plan of Merger dated December 29, 2017 by and among SeD Intelligent Home Inc., SeD Acquisition Corp., SeD Home International, Inc. and SeD Home Inc. incorporated herein by reference to Exhibit 2.1 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Certificate of Incorporation of the Company, incorporated herein by reference to Exhibit 3.1 to the Company’s Registration Statement on Form S-11 filed with the Securities and Exchange Commission on October 20, 2010.
Bylaws of the Company, incorporated herein by reference to Exhibit 3.2 to the Company’s Registration Statement on Form S-11 filed with the Securities and Exchange Commission on October 20, 2010.
Amendment to the Company’s Articles of Incorporation, incorporated herein by reference to Exhibit 3.3 to Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on November 2, 2017.
Certificate of Incorporation of SeD Home & REITs Inc. incorporated herein by reference to Exhibit 3.4 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Bylaws of SeD Home & REITs Inc. incorporated herein by reference to Exhibit 3.5 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Amendment to the Company’s Articles of Incorporation, incorporated herein by reference to Exhibit 3.6 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on August 11, 2020.
Agreement of Limited Partnership of 150 CCM Black Oak, Ltd., dated as of March 20, 2014, by and between 150 Black Oak GP, Inc. and CCM Development USA Corporation, American Real Estate Investments, LLC and the Fogarty Family Trust II incorporated herein by reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Amendment of Agreement of Limited Partnership of 150 CCM Black Oak, Ltd., dated as of November 7, 2014, by and between 150 Black Oak GP, Inc. and CCM Development USA Corporation, American Real Estate Investments, LLC and the Fogarty Family Trust II incorporated herein by reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Amendment of Agreement of Limited Partnership of 150 CCM Black Oak, Ltd., by and between 150 Black Oak GP, Inc. and CCM Development USA Corporation, American Real Estate Investments, LLC and the Fogarty Family Trust II incorporated herein by reference to Exhibit 10.3 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
 
 
56
 
 
Amendment of Agreement of Limited Partnership of 150 CCM Black Oak, Ltd., dated as of September 26, 2014, by and between 150 Black Oak GP, Inc. and CCM Development USA Corporation, American Real Estate Investments, LLC and the Fogarty Family Trust II incorporated herein by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Form of Lot Purchase Agreement for Ballenger Run, entered into as of December 10, 2014, by and among SeD Maryland Development, LLC and NVR, Inc. d/b/a Ryan Homes incorporated herein by reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Management Agreement, entered into as of July 15, 2015, by and between SeD Maryland Development, LLC and SeD Development Management, LLC incorporated herein by reference to Exhibit 10.6 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Amended and Restated Limited Liability Company Agreement of SeD Maryland Development, LLC, dated as of September 16, 2015, by and between SeD Maryland Development, LLC and SeD Development Management, LLC incorporated herein by reference to Exhibit 10.7 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 29, 2017.
Consulting Services Agreement, dated as of May 1, 2017, between SeD Development Management LLC and MacKenzie Equity Partners LLC incorporated herein by reference to Exhibit 10.8 to the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on June 1, 2018.
Project Development and Management Agreement for Ballenger Run PUD, dated as of February 25, 2015 by and between MacKenzie Development Company, LLC and Cavalier Development Group, LLC, incorporated herein by reference to Exhibit 10.9 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on May 15, 2018.
Assignment and Assumption Agreement, dated as of September 15, 2017, by and between MacKenzie Development Company, LLC and Adams-Aumiller Properties, LLC, incorporated herein by reference to Exhibit 10.10 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on May 15, 2018.
Lot Purchase Agreement, dated as of July 20, 2016, by and between SeD Maryland Development, LLC and Orchard Development Corporation, incorporated herein by reference to Exhibit 10.11 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on November 14, 2018.
Partnership Interest Purchase Agreement, dated as of July 23, 2018, by and between SeD Development USA, Inc. and American Real Estate Investors, LLC, incorporated herein by reference to Exhibit 10.12 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on November 14, 2018.
Partnership Interest Purchase Agreement, dated as of July 23, 2018, by and between SeD Development USA, Inc. and Fogarty Family Trust II, incorporated herein by reference to Exhibit 10.13 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on November 14, 2018.
Purchase and Sale Agreement, by and among 150 CCM Black Oak, Ltd. and Houston LD, LLC, dated as of July 3, 2018, incorporated herein by reference to Exhibit 10.14 to the Company’s Annual Report on Form 10-K, filed with the Securities and Exchange Commission on April 1, 2019.
 
Amended and Restated Purchase and Sale Agreement, by and among 150 CCM Black Oak, Ltd. and Houston LD, LLC, dated as of October 12, 2018, incorporated herein by reference to Exhibit 10.15 to the Company’s Annual Report on Form 10-K, filed with the Securities and Exchange Commission on April 1, 2019.
Development Loan Agreement, dated as of April 17, 2019, by and between SeD Maryland Development, LLC and Manufacturers and Traders Trust Company, incorporated herein by reference to Exhibit 10.16 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on November 12, 2019.  
 
 
57
 
 
Loan Agreement, dated as of June 18, 2020, by and between SeD Home & REITs Inc. and Manufacturers and Traders Trust Company, incorporated herein by reference to Exhibit 10.17 to the Company’s Quarterly Report on Form 10-Q, filed with the Securities and Exchange Commission on August 11, 2020.
Management Services Agreement between LiquidValue Development Inc. and Alset International Limited, dated December 29, 2020.
Subsidiaries of the Company.
Certification of Co-Chief Executive Officer Pursuant to Rules 13a-14(a) and 15d-14(a) under the Securities Exchange Act of 1934, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of Co-Chief Executive Officer Pursuant to Rules 13a-14(a) and 15d-14(a) under the Securities Exchange Act of 1934, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of Co-Chief Financial Officer Pursuant to Rules 13a-14(a) and 15d-14(a) under the Securities Exchange Act of 1934, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of Co-Chief Financial Officer Pursuant to Rules 13a-14(a) and 15d-14(a) under the Securities Exchange Act of 1934, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
Certification of Chief Executive Officers and Chief Financial Officers Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
101.INS
XBRL Instance Document
101.SCH
XBRL Taxonomy Extension Schema Document
101.CAL
XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF
XBRL Taxonomy Extension Definition Linkbase Document
101.LAB
XBRL Taxonomy Extension Label Linkbase Document
101.PRE
XBRL Taxonomy Extension Presentation Linkbase Document
* Filed herewith.
** Furnished herewith.
 
Item 16. Form 10-K Summary
 
None.
   
 
 
 
 
58
 
 
SIGNATURES
 
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
 
 
LiquidValue Development Inc.
 
 
Dated: March 22, 2021
By:
/s/ Rongguo (Ronald) Wei
 
 
Name:  Rongguo (Ronald) Wei
 
 
Title:    Co-Chief Financial Officer
 
Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.
 
Signature
 
Title
 
Date
 
 
 
 
 
/s/ Fai H. Chan
 
Co-Chief Executive Officer, Director
 
March 22, 2021
Fai H. Chan
 
(Principal Executive Officer)
 
 
 
 
 
 
 
/s/ Moe T. Chan
 
Co-Chief Executive Officer, Director
 
March 22, 2021
Moe T. Chan
 
(Principal Executive Officer)
 
 
 
 
 
 
 
/s/ Conn Flanigan
 
Secretary, Director
 
March 22, 2021
Conn Flanigan
 
 
 
 
 
 
 
 
 
/s/ Charley MacKenzie
 
Director
 
March 22, 2021
Charley MacKenzie
 
 
 
 
 
 
 
 
 
/s/ Rongguo (Ronald) Wei
 
Co-Chief Financial Officer
 
March 22, 2021
Rongguo (Ronald) Wei
 
(Principal Financial Officer and
Principal Accounting Officer)
 
 
 
 
 
 
 
/s/ Alan W. L. Lui
 
Co-Chief Financial Officer
 
March 22, 2021
Alan W. L. Lui
 
(Principal Financial Officer and
Principal Accounting Officer)
 
 
 
  
 
59