CUYAHOGA COUNTY LAND BANK - PHOTOS of President Gus Frangos shell LLC Property * new photos*

Submitted by Gone Fishin on Sun, 03/31/2013 - 13:30.
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GUS FRANGOS, President of the Cuyahoga County Land Bank, and his shell LLC properties located at 7009- 7015 Quinn Court and 907, 913, and 917 East 70th Street in Cleveland, Ohio.

 

 

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Tons of broken glass - on a SIDEWALK.

 

  

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Wonder how much rent this dump collected?

 

 

Gus Frangos signed for the mortgages relative to these dumps and was personally named on a recent foreclosure.

 

 

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Gus Frangos hired agent, Ladon Ruffin, testified under oath in September 2011 that Gus Frangos hired him to collect rent.

 

 

 
As President of the Cuyahoga County Land Bank, Gus Frangos' salary is paid by the collection of delinquent property taxes. 
All of the dumps have a long history of delinquent property taxes.
 
   

 

 
Gus Frangos transferred the property from his name into the self-created shell LLC - Quinn Court Properties.
 

 

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Quinn Court Properties LLC owns all of these dumps and several others not visible in this photo.

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Slum Lord.   A tenant was evicted from this dump in late 2012.

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GUS FRANGOS is in charge of protecting Cuyahoga County's property and his property looks like this?

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Unsecured property - doors and windows wide open.

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  White van - license plate # EVC9343

While I was at the property today, I was followed in my car, watched and approached by two men in the above van.

The two men - black, heavy set , 50ish,  well dressed male and young white male passenger- parked in front of the property for several minutes and watched me as I sat in my car.

Prior to getting out of my car, the driver rolled down his window and asked me if I was lost. I believe the driver was Ladon Ruffin, Gus Frangos hired agent.

I was at the property just over one week ago and took these photos.  http://realneo.us/content/hypocrite-con-artist-gus-frangos-president-cuyahoga-county-land-bank-and-his-shell-llc-prope

I decided to go back to the property today to get a better look and see if any of the properties were boarded up and secured after my posting last week.  The numerous properties have not been secured and are dangerous- wide open.

The numerous properties have been in control of Gus Frangos since 2001. 

Cuyahoga County Community Development was named as a party to two foreclosures that were filed against this property.  I believe Gus Frangos received community development money for this property.   

It is unbelievable that the city housing department overlooked these properties for years.   No cases for housing code violations were ever filed- although other property owners with petty violations are often targeted.

It is also unbelievable that the City of Cleveland would not label these properties as 'nuisances' and board up the property at the owner's expense - as is the case for non-connected property owners.

Other property owners in Cleveland have been targeted, fined and had their properties demolished for violations, and their property was no where near the condition of Gus Frangos' shell LLC property.

The shell LLCs are or were RENTAL PROPERTIES - ignored for years - while other less connected property owners actually lost their personally occupied homes.  Many were left homeless.

Instead of Gus Frangos being held to a much higher standard considering his position, he has been give a free ride by the City of Cleveland.   And a free ride by Cuyahoga County on property taxes for numerous shell LLC properties.

 

 

Gus Frangos is PRESIDENT of the CUYAHOGA COUNTY LAND BANK and should be ashamed of himself.  He needs to be removed from his position immediately.

 

 

** My blogs expressing my freedom of speech rights - especially on matters of public concern- are my opinion and not the opinion of my friends, family or employer **

 

 

Many thanks to the homeless man (JB) hanging around these properties and his photographs. 

( categories: )

Final property generating rental income - 907 East 70th Street

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The above property located at 907 East 70th Street is the only occupied property owned by Gus Frangos shell LLC - Quinn Court Properties.

The rest of the numerous properties are all vacant, deteriorated and wide open to the elements and crime.

This roof on this occupied property has rotten and missing shingles which expose rotten wood.  There is no way that this roof does not leak.

Rusted and broken downspouts and gutters.  

Chimney in need of repair.

Numerous housing code violations on this occupied rental property.

Below is a google aeriel view of the house which shows a garden growing in a gutter area and thru the siding:

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It is a pretty secure bet that the ceilings in this occupied rental property look very similar to this:

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* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Quinn Court Properties LLC - Gus Frangos

Gus Frangos' signature appears on numerous mortgage documents relative to Quinn Court Properties LLC - the legal owner of the above dumps.

Hard to believe that Attorney Gus Frangos would be willing to assume the financial liability for these dumps if he did not own them.

Gus Frangos signed the mortgage documents as 'member' of Quinn Court Properties LLC.

I believe Gus Frangos is the only 'member' of this LLC.  I have reviewed dozens of mortgages, deeds, etc., and Gus Frangos is the only connection that I found:

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Gus Frangos and Quinn Court Properties LLC were named defendants in two foreclosures relative to these dumps:

CV-11-766519
Case Title: FIRST PLACE BANK vs. QUINN COURT PROPERTIES ET AL

DEFENDANT (1)
QUINN COURT PROPERTIES LLC
C/O GUS FRANGOS
8062 RAVENNA ROAD
HUDSON, OH 44236-0000
ATTORNEY
/ PRO SE (9999999)
 
 
 
 
 
DEFENDANT (2)
GUS FRANGOS
8062 RAVENNA ROAD
 
HUDSON, OH 44236-0000

 

CV-11-766581
Case Title: FIRST PLACE BANK vs. QUINN COURT PROPERTIES LLC ET AL

 

DEFENDANT (1)
QUINN COURT PROPERTIES LLC
% GUS FRANGOS
8062 RAVENNA RD
HUDSON, OH 44236-0000
ATTORNEY
/ PRO SE (9999999)
 
 
 
 
 
DEFENDANT (2)
GUS FRANGOS
8062 RAVENNA ROAD
 
HUDSON, OH 44236-0000

 

The dumps have been in control of Gus Frangos since 2002.  

As president of the county land bank, Gus Frangos' salary is paid by the collection of delinquent property taxes.

The property at 907 East 70th Street and all of Quinn Court is listed under one parcel # 10516002 and have a long history of delinquent property taxes. The delinquent property taxes were recently paid:

PRIMARY OWNER Quinn Court Prop Llc

-->

2011 (pay in 2012) CHARGE AND PAYMENT DETAIL Tax Information is up to the hour - tell me more.
NOTICE TO TAXPAYERS
The taxes showing due are for special assessments and delinquent charges ONLY
TAXSET CHARGE TYPE CHARGES PAYMENTS BALANCE
Cleveland Delq Interest - 2011 100.61 100.61 0.00
  Prior year penalty - 2010 301.60 301.60 0.00
  Prior year penalty - 2009 301.32 301.32 0.00
  Prior year tax - 2010 1,945.72 1,945.72 0.00
  Prior year tax - 2009 1,553.98 1,553.98 0.00
  Prior year interest - 2010 197.20 197.20 0.00
  DELQ BALANCE 4,400.43 4,400.43 0.00
  1st half tax 970.62 970.62 0.00
  1ST HALF BALANCE 970.62 970.62 0.00
  2nd half tax 970.62 970.62 0.00
  2ND HALF BALANCE 970.62 970.62 0.00
TOTAL BALANCE   6,341.67 6,341.67 0.00

 

Parcel # 10516088 is for 913-917 East 70th Street.  Long history of delinquent property taxes.  Taxes were just recently paid:

 

OWNERS NAME QUINN CT PROP LLC

TAXSET CHARGE TYPE CHARGES PAYMENTS BALANCE
Cleveland Prior year penalty - 2010 387.38 387.38 0.00
  Prior year tax - 2009 1,996.84 1,996.84 0.00
  Prior year tax - 2010 2,499.10 2,499.10 0.00
  Prior year penalty - 2009 387.00 387.00 0.00
  Delq Interest - 2011 129.24 129.24 0.00
  Prior year interest - 2010 277.24 277.24 0.00
  DELQ BALANCE 5,676.80 5,676.80 0.00
  1st half tax 1,246.68 1,246.68 0.00
  1ST HALF BALANCE 1,246.68 1,246.68 0.00
  2nd half tax 1,246.68 1,246.68 0.00
  2nd half penalty 0.00 0.00 0.00
  2ND HALF BALANCE 1,246.68 1,246.68 0.00
TOTAL BALANCE   8,170.16 8,170.16 0.00

 

Gus Frangos named Ladon Ruffin as an agent for several of the self-created LLC shell properties- including Quinn Court Properties LLC.

On September 15, 2011, Ladon Ruffin appeared in court and gave sworn testimony that Gus Frangos is the owner of the above mentioned properties and several other properties.  Ladon Ruffin swore under the pains and penalties of PERJURY that he worked for Gus Frangos to collect and hand over rent money- and that he last worked collecting rent  six months prior to the September 2011 court hearing.  Ladon Ruffin specifically mentioned  collecting rent for the property on Quinn Court.  Below is a copy of the court's order:

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Gus Frangos has a history of this type of behavior with numerous other properties hidden behind shell LLCs and is a great risk in his position as the President of the Cuyahoga County Land Bank.

This pattern of behavior is unethical and a conflict of interest- at a minimum:

 http://realneo.us/content/gus-frangos-llc-1158-east-61-llc-sheriff-sale-april-8-2013 and  http://realneo.us/content/con-artist-gus-frangos-president-cuyahoga-county-land-bank-con-artist-safeguard-properties-o

Gus Frangos can not be trusted to be in control of taxpayer's property.

Details of Gus Frangos LLC shell game can also be found here http://realneo.us/content/gus-frangos-president-cuyahoga-county-land-bank-con-artist-jesus

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Cuyahoga County Community Development named party with Frangos

It is very strange that Cuyahoga County Community Development was named a party in this civil case in which Gus Frangos signed the mortgage, failed to pay the mortgage, collected rent for many years, failed to pay property taxes for years, and left behind a completely destroyed neighborhood.   

 

Gus Frangos has engaged in a pattern of this type of behavior for numerous real estate transactions.

 

I believe Gus Frangos received community development money for these dumps.  There is NO other reason for community development to be named a party in the civil lawsuit unless they have an interest in the property.

 

 

CV-11-766519 FIRST PLACE BANK vs. QUINN COURT PROPERTIES ET AL

PLAINTIFF (1)
FIRST PLACE BANK
999 EAST MAIN STREET
RAVENNA, OH 44266-0000
ATTORNEY
RICHARD J. FEUERMAN (0070407)
24755 CHAGRIN BLVD.
SUITE 200
CLEVELAND, OH 44122-0000
Ph: 216-360-7200
Answer Filed: N/A
DEFENDANT (1)
QUINN COURT PROPERTIES LLC
C/O GUS FRANGOS
8062 RAVENNA ROAD
HUDSON, OH 44236-0000
ATTORNEY
/ PRO SE (9999999)
DEFENDANT (2)
GUS FRANGOS
8062 RAVENNA ROAD
HUDSON, OH 44236-0000
ATTORNEY
EDWARD F. HERMAN (0086598)
614 SUPERIOR AVENUE WEST STE 820
CLEVELAND, OH 44113-0000
N/A
Answer Filed: N/A
DEFENDANT (3)
COUNTY OF CUYAHOGA OHIO C/O DEPARTMENT OF DEVELOPMENT
1701 EAST 12TH STREET 1ST FLOOR
CLEVELAND, OH 44114-0000
ATTORNEY
KELLI KAY PERK (0068411)
1200 ONTARIO STREET
JUSTICE CENTER 8TH FLOOR
CLEVELAND, OH 44113-0000
Ph: 216-443-7851
Answer Filed: N/A

 

 

 

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Flipping property in Cuyahoga County

Story on Cleveland.com about flipping houses:

 

http://www.cleveland.com/opinion/index.ssf/2013/04/post_104.html

 

Gus Frangos has engaged in similar activity with no punishment and he collects a six figure salary.

 

Comment left on Cleveland.com:

 

 

 
 
This problem goes back to the councilmen that allow this in their area. This one house may be part of the scam, but, it doesn't show on the county records. This house is owned by Frank Wolter since 1999. No transfers since. 
 
Now, you need to see the house at 6813 Forman, owned by Slavic Village Development since June, 2011. What have they done with the property? Nothing until about a month ago. The broken windows were mostly removed and siding removed. The flammable materials are still in the garage, and now, the cats and skunks have even better access to the house. 
 
If you are going to look at what is going on in Slavic Village, you need to look at the whole problem of blight and the part that Slavic Village Development and Cleveland House Network has in this. 
 
(I am a candidate for council in Ward 12)
 
 

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

The HEAT is on!

I hope ROZ MCALLISTER wins her election.  I like her!

Another comment that she posted on this story:

 

 

 
 
 
First, excuse me, but you live in a VERY nice area not even in this county, so, with all due respect, you have NO idea what we deal with here in the intercity! You have one property in the area, in parts of Slavic Village, there is up to 1/2 of the properties vacant and boarded. Next time you go to church, remember to say "Thank you" for your wonderful neighborhood! 
 
Now for business at hand. 
 
The property featured in this article was purchased from Rysar homes in 1999. It remains in the name of the individual that purchased it. I do realize that flippers are a problem, but to use this house as an example 12 1/2 years later is more than a stretch!  
 
As stated, look at the properties left vacant by our CDC and Cleveland Housing network (over 2400 parcels listed as owned). Look at The Land Bank. The very non-profits that are suppose to be helping with the problems are a big part of the problem!

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Real Estate in Cuyahoga County - Business Model

 When the president of the county land bank and flippers use the same business model, thats when you know that you are in deep shit.  

Get your boots on:

 

" No money for maintenance, or for paying taxes."

 

 

Walking a flipper's path of ruin:

 

 

 Buyers who shared his business model:     No money for maintenance, or for paying taxes.

 

http://www.cleveland.com/opinion/index.ssf/2013/04/post_104.html

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Cleveland must break its cycle of abandonment

 

Cleveland must break its cycle of abandonment: Brent Larkin

 

http://www.cleveland.com/opinion/index.ssf/2013/04/cleveland_must_break_its_cycle.html#incart_river_default

 

Kinda hard to break the cycle when the person responsible for 'saving' our county is contributing to the mess.

 

 

I believe those that are trying to 'save' us from this situation are the exact same ones that have greatly contributed to the issue.  
 
http://realneo.us/content/gus-frangos-president-cu...
); padding: 0px 0px 4px 21px; font-size: 13px; background-position: 0px 4px; background-repeat: no-repeat no-repeat;">getworking likes this.

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Speechless? SPEAK OUT!

 

 
 
 
I clicked on the link...I am speechless.
 
 
· Reply ·  · Flag
 
 
 
 
 
You should not be speechless. The entire county should SPEAK OUT. 
Sign my petition to remove Gus Frangos as President of the Cuyahoga County Land Bank.  
 
http://realneo.us/content/cuyahoga-county-land-ban...
 
 
 

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Facts are not our friend- an HONEST look

"An honest look into Greater Cleveland's future finds the facts are not our friend."

 

I am surprised PD is not deleting the comments.

GUS FRANGOS needs to be removed from his six figure position immediately.

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

I will sit here all day long and comment

 

 

 
 
Thanks for pointing out another scam paid for those of who work. It is all just a game, isn't it????
); padding: 0px 0px 4px 21px; font-size: 13px; background-position: 0px 4px; background-repeat: no-repeat no-repeat;">You like this.
 
 
· Reply · Unlike · Flag
 
 
 
 
 
My pleasure! Thanks for reading.

 

 

 

 

 
 
 
Can't blame the leaders. They have to cater to their constituency who want all the entitlement and gov't programs so they don't have to work. It is a game. Check out the link below that Lilly Miller 520 posted. Pictures there speak more than 1,000 words.
); padding: 0px 0px 4px 21px; font-size: 13px; background-position: 0px 4px; background-repeat: no-repeat no-repeat;">You like this.

 

 

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

All day until the PD bans me

 

 

 
 
Bid on the land bank president's shell LLC property lost to delinquent property tax foreclosure. Frangos' six figure salary is paid by the collection of delinquent property taxes.  
 
http://realneo.us/content/bid-county-hypocrite-con... 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

All day long

 

 
 
 
Fortunately ,I'm sure this is an isolated incident ( not ). Just appalling.
); padding: 0px 0px 4px 21px; font-size: 13px; background-position: 0px 4px; background-repeat: no-repeat no-repeat;">You like this.
 
 
· Reply · Unlike · Flag
 
 
 
 
 
Nope. Nothing isolated about it. Lots more,,,, 
 
http://realneo.us/content/gus-frangos-president-cu...
 

 

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*

Really pimping the land bank today

Not much sense to comment when they are deleting several of my comments.  Oh well, at least they kept up a few.

 

Here is another story from Jim Rokakis

 

 

Demolishing vacant homes will help build community: Jim Rokakis

 

 http://www.cleveland.com/opinion/index.ssf/2013/04/demolishing_vacant_homes_will.html#incart_river_default

 

Rokakis must be writing about Gus Frangos's shell LLC dumps:

 

"First, there are thousands of homes beyond repair in Cuyahoga County, primarily in Cleveland and East Cleveland, which need to come down. They are neither historic nor positioned to operate functionally in the housing market. These homes are severely blighted, stripped of all their mechanical systems and are a public health nuisance."

 

And comments left:

 

 

 
 
Start with demolishing the entire neighborhood that the president of the cuyahoga county land bank turned into a wasteland with his shell LLC property. Frangos' shell properties have blighted an entire neighborhood and he gets paid a six figure salary for this! Take a look at the photos here http://realneo.us/content/gus-frangos-president-cu...
 
 
 
So who is Jim Rokakis shilling for this time? 
 
 
 
 
 
 
 

 

 

 

 

 

* My blogs expressing my Freedom of Speech Rights, especially on matters of public concern, are my opinion and not the opinion of my friends, family or employer*