5 Strategies to Accumulate Wealth Through a 1031 Exchange

​​The Power of Wealth Accumulation: Potentially Unlocking Opportunities with a 1031 Exchange

Under the esteemed Internal Revenue Code section 1031, the transaction structure known as a 1031 Exchange emerges as one of the most potentially advantageous provisions in the US tax code. This mechanism enables investors to defer taxes by selling investment property while simultaneously acquiring a replacement property. The allure of tax savings alone justifies the merits of a 1031 Exchange. However, it is the potential secondary benefits that often hold even greater value.

As a possible potent wealth-building tool, a 1031 Exchange empowers investors to harness a property's appreciation and leverage it without incurring tax penalties. Armed with increased buying power, investors can acquire high-quality assets, expand their portfolio, venture into new property types, and embrace new ownership strategies.

The ability to defer capital gains tax across a lifetime of real estate transactions offers a methodical approach to wealth accumulation. It paves the way for investors to build their wealth steadily while preserving the option to pass on this wealth to future generations, who may enjoy minimal or even tax-free obligations due to the stepped-up cost basis.

Through the strategic utilization of a 1031 Exchange, investors can embark on a journey seeking sustainable wealth growth and potentially create a lasting financial legacy for themselves and their heirs.

Unlocking the Power of 1031 Exchanges:

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Deferring Capital Gains Taxes and Expanding Investment Opportunities

Section 1031 of the tax code presents a valuable opportunity for investors to engage in a "like-kind" exchange, enabling them to defer payment of capital gains taxes when selling investment property and using the proceeds to acquire new investment property. The Internal Revenue Service (IRS) defines "like-kind" broadly as real property held for business or investment purposes. This expansive definition grants investors the flexibility to exchange their investment property for a wide range of other real estate investments, regardless of differences in property type, quality, or location.

To ensure compliance with IRS regulations, there are strict deadlines that investors must adhere to during the exchange transaction. Firstly, investors must declare their intent to perform a 1031 Exchange before the close of their sale by initiating an Exchange with a Qualified Intermediary. Within 45 days from the sale of the relinquished property, the investor must identify potential replacement properties. Finally, the purchase of the replacement property must be completed within 180 days from the sale.

One notable advantage of 1031 Exchanges is that there is no limit to the number of transactions an investor can undertake, allowing for the deferral of capital gains taxes indefinitely. Taxes are only paid when a gain is realized, which occurs when the investor receives the proceeds from the sale. This deferral mechanism empowers investment property owners to attempt to strategically manage their tax obligations while expanding their investment portfolio and capitalizing on new opportunities.

By harnessing the potential of 1031 Exchanges, investors can defer capital gains taxes and unlock a pathway to the possibility of perpetual growth and investment expansion.

5 Strategies for Potential Wealth Building Through a 1031 Exchange DST

Conceptual image of bricks piggy bank and paperwork depicting strategies to accumulate wealth through a 1031 exchange DST

Real estate investors are increasingly utilizing 1031 Exchanges not only for tax savings but also to leverage the flexibility and opportunities they offer. These exchanges enable investors to adapt their investment strategies to respond to evolving market fundamentals, trends, and demand drivers. Here are five ways in which a 1031 Exchange has the potential to be utilized to grow your portfolio and build wealth:

1. Capitalize on Tax Deferral to Maximize ROI Equity

One of the primary financial advantages of a 1031 Exchange is the deferral of capital gains taxes, offering significant opportunities to maximize ROI equity. Capital gains taxes can substantially reduce sales proceeds and erode potential returns. Currently, the Federal long-term capital gains tax rates range from 15% to 20%, depending on the investor's annual income. In addition, there is often an overlooked Federal depreciation recapture tax of 25%, and sales may also be subject to the 3.8% Net Investment Income Tax.

It's important to note that most states impose their own capital gains tax or apply ordinary income tax rates to gains and accumulated depreciation. For example, California has a top state tax rate of 13.3%, while states like New Jersey, Oregon, and Hawaii have tax rates exceeding 10%. This cumulative effect can result in a significant tax burden, with potential capital gains taxes reaching as high as 42.1% upon the sale of an investment property.

However, through the strategic use of a 1031 Exchange, investors can defer these taxes and redirect the deferred tax funds into the purchase of another investment property. This deferral not only preserves capital but also increases buying power, allowing for the acquisition of properties with higher cash flow potential. By leveraging the tax benefits of a 1031 Exchange, investors can strive to optimize their returns and generate greater equity growth within their portfolios.

2. Attempting to Expand Wealth through Increased Buying Power

Engaging in a 1031 Exchange transaction empowers investors to leverage the appreciation of their properties while deferring taxes, resulting in increased buying power. The proceeds from the exchange can be utilized to acquire more substantial and higher-quality properties in sought-after markets, offering the potential for enhanced returns.

This strategic move not only boosts the possible income generated by the investments but also potentially augments the overall value of an investor's property portfolio. Additionally, it provides an opportunity to diversify the portfolio by gaining exposure to properties that may help reduce the overall risk profile. By maximizing their buying power through a 1031 Exchange, investors can effectively seek to grow their wealth and position themselves for long-term financial success.

3. Attempting to Mitigate Risk through Portfolio Diversification

One of the notable potential advantages of like-kind exchanges is the flexibility they provide in diversifying an investor's real estate portfolio. The broad definition of "like-kind" allows investors to exchange properties across different property types while still enjoying the possible benefits of a 1031 Exchange. For instance, an investor can transition from a multifamily property to an office, retail, or industrial property. This flexibility becomes particularly valuable for investors seeking to diversify their holdings or realign their investment strategy to tap into emerging markets.

By taking advantage of the broad definition of "like-kind," investors can respond to evolving market trends and capitalize on growing sectors. For instance, an investor may choose to sell a retail asset and exchange it for an industrial property, capitalizing on the surge in e-commerce. Alternatively, an investor with an office-focused portfolio may opt to diversify by exchanging into multifamily and retail assets, thereby striving to mitigate risk through portfolio diversification.

Following the transformative effects of the pandemic on the real estate industry, diversification has become even more crucial. The ability to adapt and diversify enables investors to navigate market uncertainties and seize opportunities presented by changing dynamics. Prudent investors understand the value of hedging against potential downsides and reducing risk through diversification, making it a prudent strategy in uncertain market conditions.

By utilizing the flexibility of like-kind exchanges, investors can strategically diversify their portfolio and effectively attempt to manage risk, ensuring long-term success in a dynamic real estate landscape.

4. Exploring New Investment Strategies

Traditional real estate investment often involves fee-simple ownership, where investors bear full responsibility for asset management, property maintenance, and associated costs. However, investors seeking to reduce their daily management burdens may consider exploring alternative investment strategies, such as exchanging fee-simple properties for Delaware Statutory Trust (DST) ownership.

DSTs offer a different ownership structure that allows investors to acquire fractional ownership in large institutional-grade real estate assets or portfolios. This ownership structure qualifies as like-kind property for a 1031 Exchange, providing investors with the opportunity to exit the day-to-day responsibilities of property ownership while deferring taxes that would otherwise be due.

By participating in DSTs, investors can benefit from the collective capital aggregated to acquire premium assets that may have been unattainable individually. This access to institutional-grade assets enhances portfolio diversification and offers exposure to high-quality properties that may be able to generate stable income and potential appreciation.

The advantages of a 1031 Exchange extend beyond tax deferral, as it also serves as a powerful tool for making strategic adjustments to an investor's portfolio. By considering investment strategies that leverage DST ownership, investors can streamline their management responsibilities while still benefiting from the potential income and value growth associated with real estate investment.

Overall, a 1031 Exchange offers numerous benefits, ranging from tax savings to strategic portfolio adjustments. By exploring alternative investment strategies, such as DST ownership, investors can strive to optimize their real estate investments and seek to achieve their wealth-building goals.

5. Striving to Create Generational Wealth through Tax Elimination for Beneficiaries

A notable advantage of a 1031 Exchange, including the ownership of Delaware Statutory Trust (DST) properties, is the potential for building generational wealth by eliminating taxes for beneficiaries. When an owner passes away, a "step-up in basis" occurs, which eliminates deferred capital gains, depreciation recapture, Net Investment Income Tax, and state-level taxes on the inherited property. The step-up in basis refers to the IRS's practice of erasing deferred taxes upon the owner's death.

In "community property" states, surviving spouses receive a full step-up in basis, and the same applies to beneficiaries such as children or grandchildren inheriting the property. This step-up in basis provides a significant tax advantage, as the inherited property's value is determined based on its fair market value at the time of the owner's passing. As a result, the beneficiaries can avoid paying substantial taxes on the appreciation and accumulated gains during the previous owner's lifetime.

From an estate planning perspective, 1031 DSTs offer an attractive solution. They can be seamlessly divided among beneficiaries without necessitating a co-management situation, whether involving family members, charitable organizations, or any other beneficiaries.

Additionally, because DSTs are illiquid and owned as a non-controlling interest, investors' CPAs can apply discounts when calculating the total estate value upon death. These discounts, typically ranging from 20% to 30%, reduce the overall estate value for estate tax calculations. This reduction can result in significant tax savings by minimizing the estate tax that would otherwise be due.

By utilizing the benefits of a 1031 Exchange, particularly through ownership of DST properties, investors can strategically plan for the possibility of generational wealth by eliminating tax liabilities for their beneficiaries. This approach strives to maximize the potential transfer of wealth and underscores the potential long-term advantages of incorporating a 1031 Exchange into estate planning strategies.

In Conclusion

1031 Exchanges offer real estate investors a powerful tool to align their properties with their financial and lifestyle goals. Delaware Statutory Trusts (DSTs) have emerged as a popular option due to their flexibility and ability to meet the objectives of property owners.

If you are considering a 1031 Exchange and wish to explore the potential benefits of DST replacement property, we encourage you to reach out to Perch Wealth. Our team of licensed 1031 Exchange professionals is ready to provide expert guidance and support. Contact us today for more information.

General Disclosure

Not an offer to buy, nor a solicitation to sell securities. All investing involves risk of loss of some or all principal invested. Past performance is not indicative of future results. Speak to your finance and/or tax professional prior to investing. Any information provided is for informational purposes only.

Securities offered through Emerson Equity LLC Member: FINRA/SIPC. Only available in states where Emerson Equity LLC is registered. Emerson Equity LLC is not affiliated with any other entities identified in this communication. 

1031 Risk Disclosure: 

What Can be Purchased Using a 1031 Exchange?

A 1031 exchange is a tax strategy based on Section 1031 of the Internal Revenue Code. It allows taxpayers to defer capital gains taxes by selling an investment property and reinvesting the proceeds into another asset. The exchange has strict rules regarding timelines but offers flexibility in terms of eligible properties.

How does it work?

A 1031 exchange is a tax strategy that allows investors to defer the payment of capital gains taxes when they sell an investment property and reinvest the proceeds in "like-kind" property. The concept of a 1031 exchange derives its name from Section 1031 of the Internal Revenue Code. By following the rules and guidelines established by the IRS, investors can take advantage of this tactic to potentially save significant amounts of money on taxes.

One of the key aspects of a 1031 exchange is the definition of "like-kind" property. The IRS broadly interprets this term, allowing for exchanges between different types of commercial properties. For example, an investor could sell a multifamily housing complex and reinvest in self-storage facilities, or sell raw land and purchase an office building. However, it's important to note that a primary residence cannot be exchanged for an investment asset under the provisions of a 1031 exchange.

Requirements for Investors.

To successfully execute a 1031 exchange, investors must comply with several important requirements. One key requirement is adhering to a strict timeline. After selling the original property (referred to as the relinquished asset), investors have 45 days to formally identify potential replacement properties.

Formal identification involves notifying a Qualified Intermediary, who oversees the transaction and manages a separate account for the proceeds. The identified replacement properties must fall under one of the following options:

Three-property rule: Investors can identify up to three potential replacement properties without any limit on their combined value. They have the flexibility to purchase any one property or a combination of the identified options.

200% rule: Investors can identify an unlimited number of potential replacement properties as long as the combined value does not exceed 200% of the sale price of the relinquished asset. This rule is beneficial for investors looking to downsize their holdings by acquiring smaller value properties.

95% rule: Investors can identify any number of properties, but they must acquire a combination of properties that equals at least 95% of the combined value. This rule is less commonly used and may decrease the chances of a successful exchange.

Adhering to these requirements is crucial for investors seeking to take advantage of the tax benefits offered by a 1031 exchange.

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After the identification process, the investor must complete their transaction within a total period of 180 days, including the initial 45-day identification period, in order to defer the payment of taxes. The Qualified Intermediary, responsible for overseeing the exchange, maintains transaction documentation and transfers funds from the separate escrow account to the sellers. Importantly, the taxpayer must not have access to the funds during the exchange process.

While a 1031 exchange defers capital gains taxes rather than eliminating them, this strategy can be used repeatedly. For instance, if an investor performs a 1031 exchange and later sells a property without utilizing the exchange, they will owe the deferred taxes. However, they can continue to employ the exchange method to swap properties in subsequent transactions. When the investor ultimately passes the last property to an heir, the heir receives it at the stepped-up value, effectively eliminating previous deferred tax obligations.

General Disclosure

Not an offer to buy, nor a solicitation to sell securities. All investing involves risk of loss of some or all principal invested. Past performance is not indicative of future results. Speak to your finance and/or tax professional prior to investing. Any information provided is for informational purposes only.

Securities offered through Emerson Equity LLC Member: FINRA/SIPC. Only available in states where Emerson Equity LLC is registered. Emerson Equity LLC is not affiliated with any other entities identified in this communication.

1031 Risk Disclosure:

·     There’s no guarantee any strategy will be successful or achieve investment objectives;

·     All real estate investments have the potential to lose value during the life of the investments;

·     The income stream and depreciation schedule for any investment property may affect the property owner’s income bracket and/or tax status. An unfavorable tax ruling may cancel deferral of capital gains and result in immediate tax liabilities;

·     All financed real estate investments have potential for foreclosure;

·     These 1031 exchanges are offered through private placement offerings and are illiquid securities. There is no secondary market for these investments.

·     If a property unexpectedly loses tenants or sustains substantial damage, there is potential for suspension of cash flow distributions;

·     Costs associated with the transaction may impact investors’ returns and may outweigh the tax benefits

Can Banks Facilitate 1031 Exchanges?

A 1031 exchange can be a useful financial strategy for investors to maximize their gains and keep investing. The process involves selling a real estate asset that has appreciated, and instead of paying capital gains taxes on the profit, the investor uses a 1031 exchange to reinvest the proceeds into a "like-kind" property. This allows the investor to defer taxes on the appreciation until they sell the new property.

Under the 1031 exchange regulations, the IRS permits a wide range of business properties to be used as replacements. This means that an investor can exchange their appreciated real estate asset for a "like-kind" property, such as replacing a residential rental property with an office space, or swapping retail assets for industrial property or farmland. However, the entire value of the sold property, including any debt, must be replaced.

During the exchange period, which is typically delayed and managed by a Qualified Intermediary, the investor cannot access the sale proceeds. Additionally, the exchange process has strict deadlines, such as identifying potential replacement properties within 45 days and completing the transaction within 180 days.

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By conducting 1031 exchanges successively, an investor can continuously defer capital gains taxes that accrue with each exchange, provided that the property is held for at least a year each time. If the investor chooses to continue this practice indefinitely, they can eventually distribute the assets to their heirs without being subject to capital gains taxes. Upon the grantor's death, the heirs would receive the property on a stepped-up basis, resulting in no capital gains taxes being due.

Can I rely on my bank for guidance on 1031 exchanges?

Executing a successful 1031 exchange can be a complex process with a tight timeline. The stringent requirements for identifying replacement properties, coupled with the fact that the investor cannot access the funds during the process, make it a significant challenge. In some cases, mortgage amounts or improvement plans can further complicate deals. For instance, if the investor needs to improve the replacement property, the 180-day timeline becomes a limiting factor.

Given the complexity of 1031 exchanges, it's essential to engage an expert to assist with the transaction. While some banks offer the service, most large banks do not have much experience in this area. However, Wells Fargo is an example of a major bank that provides this service.

One potential advantage of using your bank is that you may already have a trusted adviser and easy access to your accounts. However, it's important to note that the bank with which you conduct other banking services might be disqualified from serving as your Qualified Intermediary, which is a crucial part of the 1031 process.

To ensure a smooth 1031 exchange, it's best to work with an experienced Qualified Intermediary who specializes in facilitating these transactions. They can help you navigate the rules and regulations, identify suitable replacement properties, and manage the funds during the process. It's also wise to seek advice from a tax professional to ensure that you understand the potential tax implications of the exchange. By doing your due diligence and enlisting the right professionals, you can successfully execute a 1031 exchange and leverage your investment gains to continue growing your portfolio.

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Can a Bank be Disqualified as a Potential QI?

When it comes to choosing a Qualified Intermediary (QI) for a 1031 exchange, it's important to note that the IRS doesn't provide explicit qualifications. Instead, the code outlines who may not serve as a QI. This list includes the investor, any family members, employers, employees, and agents. The "agent" exclusion specifically lists attorneys, accountants, real estate brokers, investment brokers or bankers, and tax advisors.

Banks are not specifically excluded from serving as a QI, but there are some factors to consider before choosing your bank for a 1031 exchange. First, if you have conducted business with the bank in the most recent two-year period, it may be disqualified from serving as your QI. This is because the IRS wants to ensure that the QI is a neutral third party with no personal or business relationship to the investor.

Additionally, while some banks offer 1031 exchange services, it's important to note that not all banks have experience with this complex process. Even if you have a trusted advisor at your bank, they may not have the expertise necessary to ensure a successful exchange.

Ultimately, choosing a QI is a critical decision for any investor pursuing a 1031 exchange. While using your bank may seem convenient, it's important to carefully consider the potential risks and benefits before making a decision. It may be wise to consult with a qualified 1031 exchange expert to ensure that you are making the best choice for your specific situation.

General Disclosure

Not an offer to buy, nor a solicitation to sell securities. All investing involves risk of loss of some or all principal invested. Past performance is not indicative of future results. Speak to your finance and/or tax professional prior to investing. Any information provided is for informational purposes only.

Securities offered through Emerson Equity LLC Member: FINRA/SIPC. Only available in states where Emerson Equity LLC is registered. Emerson Equity LLC is not affiliated with any other entities identified in this communication.

1031 Risk Disclosure:

Factors to Consider When Investing in Multifamily Properties

Investing in real estate areas like multifamily properties has historically been attractive to investors because of its historical relative stability to other asset classes and its potential for higher returns. Other asset classes like office, retail, and hospitality experienced significant problems during the pandemic; for instance, national office vacancy rates in Q2 2021 reached an overall average of 15.6% according to a 2021 Q1 Commercial Edge Report.

In contrast, US Multifamily properties had an average vacancy rate of 4.2%, according to the CBRE US Multifamily report Q1 2021. In a period of employment uncertainty and substantial economic changes, those figures support multifamily as a bastion of potential security.

Outlined below are primary factors analyzed when investing in a multifamily asset. Our investment team at Perch Wealth takes pride in thoroughly underwriting and evaluating potential investments, including Delaware Statutory Trust (DST) multifamily offerings; here is a peak into our assessment process.

Establish “As Is” Value & Going in “Cap Rate”

First and foremost, when looking at a new deal, we determine the “in-place cashflow” of the asset. The rent roll must be analyzed to determine the current in-place rents, occupancy, market rent, and concessions. Next we compare those numbers with the profit & loss statement to determine the in-place Net Operating Income (NOI) of the asset.

As analysts, we normally anticipate changes to the expenses when the asset is acquired, such as an increase to real estate taxes, payroll, insurance, or property management fees. Understanding how cashflows will adjust upon changes in ownership is key to establishing what the Month-1 income will likely be to then determine our going in “cap rate”. Once the adjusted NOI has been calculated, we can determine our expense-adjusted going in “cap rate” by dividing the adjusted NOI by our projected purchase price.

The going in “cap rate” is more important for core/core-plus asset classes where there is less opportunity to immediately increase NOI through adding value to the property. On value-add properties the “Stabilized Return on Cost” is a more important metric to determine, which is the stabilized NOI divided by the total basis in the property.

Going in “cap rates” will vary depending on the quality of the market and asset, where each property must be compared to other sales comparable “cap rates” to help affirm that the investor is making a good purchase.

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Analyze Potential Value and Business Plan

Once the “as-is value” of a property has been determined, the potential of the property must be determined along with a business plan. For example, an older 80's vintage property that has not been upgraded, located near similar properties nearby that have undertaken renovations, would be attractive. If the comps are providing a premium in rents, there is an opportunity to potentially improve the property and charge higher rent, which in turn could increase our NOI and value of the asset.

When drafting the value-add business plan, an investor should consider how much they will spend to charge rental premiums for an improved rental product. The key metric to value this work is called “Return on Improvement Cost”. “Return on Improvement Cost” is calculated by taking the average post-improvement rent increase per unit annualized and dividing it by total improvement cost per unit.

For example, on a recent underwriting transaction by one of our analysts where the proposed spending was $16,358/unit in capital improvements to improve the interior units and common areas of a property, the business plan projected increasing rents $331 per month which equated to $3,729 of additional income per year. $3,729 divided by $16,358 equals a “Return on Improvement Cost” of 22.80%, which is a strong number that helped confirm the value of improving a property.

A good “Return on Improvement Cost” is generally around 18%-20%+, whereas lower numbers than that might not justify taking the time and effort to complete the job and risking additional capital on construction risk.

Savvy investors might also increase the NOI of a deal by improving the operations of a property. One might increase income by charging additional fees for things like pet yards, valet trash services, covered parking, amenity fees, or even laundry services. These help potentially increase top line revenue which in turn could increase NOI.

Expenses can also be optimized by reducing unnecessary services to the property, renegotiating landscaping contracts, installing low use water appliances which decreases water bills, installing LED lighting which decreases electricity bills, reducing payroll if possible, and in some markets, real estate bills can sometimes be challenged in court or with the county and reduced.

Small operating changes made to proper underwriting have the potential to add up and significantly increase returns through the hold period. An investor who digs in and makes the small improvements to operational underwriting could unlock hidden value in the property, afford to pay a higher price, and win bidding processes more often than groups who solely look at the historical operations of an asset.

Conduct Thorough Due Diligence and Capitalize for Deferred Maintenance

Whenever looking at a potential acquisition, it is important to conduct due diligence on the age and quality of the asset and the amount of capital that needs to be budgeted to anticipate repairing deferred maintenance during the hold period.

Primary considerations on a multifamily property deal include the age and quality of the roofs, the existence of poly piping, the existence of aluminum wiring, the age and condition of any elevators, condition of the parking lots, structural quality, age and condition of heating and cooling systems, and many other items. Prospective investors should adequately budget for anticipated capital improvements to the property which will affect how much they can afford to pay when they buy the property.

Choosing the Proper Financing

Different properties will require different types of debt financing to achieve the stated goals of the investment. If an investor anticipates a large capital budget and major revitalization project, they will probably have a tough time securing typical agency financing.

Typically, the best option would be a bridge execution provided by a debt fund. The benefits of going with bridge debt is the potential opportunity to increase leverage over the typical 75% LTV limits, floating rate debt, non-recourse money, and the ability to sell the asset within 3-5 years without a major pre-payment penalty.

Bridge lenders often allow high leverage/additional risk because they concur with the investor’s business plan and see the potential of the property to produce more income. The downside of going with these sort of lenders is that they are commonly more expensive; they will charge higher up front and back-end fees along with a higher interest rate to compensate for the additional risk.

When buying a stabilized core/core+ deal with a longer hold period than 3-5 years, it is generally a good idea to utilize an agency fixed rate deal because of the lower up-front costs and lower interest rates. The common downside to fixed rate agency financing is the lack of flexibility, as well as pre-payment penalties which can be financially burdensome.

If asset prices skyrocket 4 years into the 10-year agency debt term, the pre-payment penalty could be so significantly expensive that it does not make sense to sell, and the opportunity to take advantage of a heated sales environment is lost.

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Hold Period, Exit Strategy, and Returns

The duration of the investment must also be considered when evaluating a potential multifamily properties investment. An investor must ask themselves what metrics are most important to them such as capital preservation, long term cashflow, high IRR, etc. If an investor cares about capital preservation, they would most likely purchase a Class-A stabilized asset with little deferred maintenance, put low leverage on the deal and underwrite a hold period of 10 years.

An investor who favors higher returns could buy a value-add property in a less desirable location, initially place bridge debt financing on the deal, seek to improve the property and increase NOI, and then attempt to refinance the property if it successfully stabilizes in year 3 or 4 and hold the deal 10 years in total for their underwriting purposes.

An investor who prefers a high IRR will search for properties with potentially unlocked value, place short term bridge debt, strive to expedite their business plan, and usually attempt to exit within 3-5 years.

When valuing assets on the front end, investors must always consider who is likely going to buy the property from them and why. Over-improving a property can sometimes be counter-productive. If an investor renovates 100% of an older property, their pool of potential buyers just became a lot smaller because “value add groups” will no longer look at it since there is no “meat left on the bone”.

Likewise, more conservative Class A buyers would likely not be interested, even though the property is now in good condition, because the vintage is just too old for them to stomach. An ideal exit strategy is to leave some potential upside on the asset which can cause future bidders to overpay you for the unrealized value.

The returns of a property should be differentiated by its class, location, and business plan risk. There are no hard and fast rules for these returns and these numbers are constantly changing as real estate cap rates have declined in the past 10 years and recently consolidated even further.

It seems that high level multifamily real estate deal returns should be broken into four categories, including core, core plus, value add, and development. Core deals should command 10-12% IRRs, core plus 13-15%, value add 17-19%, and development deals should underwrite to at least a 22% plus IRR.

Underwriting returns include relying on current data, operational expertise, opinion, and sometimes educated guessing. At Perch Wealth, our job is to analyze hundreds of deals per year, compare the different opportunities and choose what we believe to be the best risk-adjusted deals for our clients’ needs.

Contact Perch Wealth to find out how we might be able to help you assess and decide upon the 1031 exchange solution that we believe makes the most sense for you.

General Disclosure

Not an offer to buy, nor a solicitation to sell securities. Information herein is provided for information purposes only, and should not be relied upon to make an investment decision. All investing involves risk of loss of some or all principal invested. Past performance is not indicative of future results. Speak to your finance and/or tax professional prior to investing.

Securities offered through Emerson Equity LLC Member: FINRA/SIPC. Only available in states where Emerson Equity LLC is registered. Emerson Equity LLC is not affiliated with any other entities identified in this communication.

1031 Risk Disclosure:

• There is no guarantee that any strategy will be successful or achieve investment objectives;

• Potential for property value loss – All real estate investments have the potential to lose value during the life of the investments;

• Change of tax status – The income stream and depreciation schedule for any investment property may affect the property owner’s income bracket and/or tax status. An unfavorable tax ruling may cancel deferral of capital gains and result in immediate tax liabilities;

• Potential for foreclosure – All financed real estate investments have potential for foreclosure;

• Illiquidity – Because 1031 exchanges are commonly offered through private placement offerings and are illiquid securities. There is no secondary market for these investments.

• Reduction or Elimination of Monthly Cash Flow Distributions – Like any investment in real estate, if a property unexpectedly loses tenants or sustains substantial damage, there is potential for suspension of cash flow distributions;

•Impact of fees/expenses – Costs associated with the transaction may impact investors’ returns and may outweigh the tax benefits

Tax Benefits of a 1031 Exchange for Real Estate Investors?

1031 exchanges, also known as Starker or like-kind exchanges, are a powerful tax-saving strategy for real estate investors. They allow investors to defer taxes on the sale of a property by using the proceeds to purchase a similar "like-kind" property. This means that instead of paying taxes on the sale of a property, the investor can put that money towards purchasing a new property, thus deferring the taxes. This can be a game changer for real estate investors looking to maximize their returns and minimize their tax burden.

In this blog post, we'll explore the tax benefits of 1031 exchanges for real estate investors. We'll start by explaining how 1031 exchanges work, and how they differ from traditional real estate sales. We'll then delve into the benefits of 1031 exchanges, including how they can defer taxes, how they can be used to diversify investment portfolios and how they can be beneficial for long-term wealth creation.

We'll also discuss the potential implications of the Tax Cuts and Jobs Act of 2017 on 1031 exchanges. By the end of this post, readers will have a solid understanding of how to use 1031 exchanges to defer taxes and maximize profits on their real estate investments. It's important to note that 1031 exchanges come with rules and regulations and it's always recommended to consult with a tax professional to ensure compliance and maximize the benefits.

Deferring Taxes

One of the most significant benefits of 1031 exchanges for real estate investors is the ability to defer paying taxes on the sale of a property. When an investor sells a property and uses the proceeds to purchase a similar "like-kind" property through a 1031 exchange, they can defer paying taxes on the sale until they sell the replacement property. This can significantly increase the investor's cash flow and overall returns.

To understand how this works, let's take an example of an investor who sells a rental property for $500,000 and is faced with paying a capital gains tax of $75,000. Instead of paying the taxes, the investor decides to use the proceeds from the sale to purchase a new rental property worth $500,000 through a 1031 exchange.

In this scenario, the investor has deferred paying the $75,000 in capital gains taxes until they decide to sell the new property in the future. By deferring the taxes, the investor is able to keep more of the money from the sale and use it to purchase the new property, thus increasing their cash flow and potential returns.

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It's also important to note that 1031 exchanges can benefit both commercial and residential properties, and it's not limited to one type of property, this makes it more versatile and useful for different types of real estate investors. Additionally, 1031 exchanges can be used in a series of transactions, allowing the investor to continue deferring taxes and compounding the benefits over time.

When compared to traditional real estate sales, 1031 exchanges can provide significant tax savings for investors. In traditional sales, investors must pay taxes on the sale of the property at the time of the sale, which can significantly reduce the amount of money available for reinvestment. With a 1031 exchange, investors can defer taxes and keep more of the money from the sale for reinvestment, potentially leading to higher returns over time.

It's important to note that the Tax Cuts and Jobs Act of 2017 has placed some limitations on 1031 exchanges, such as limiting the deferral of taxes to real property, not personal property and reducing the maximum exchange period from 180 days to 120 days. Investors should consult with a tax professional to ensure compliance with the new laws and to maximize the benefits of a 1031 exchange.

Diversifying Investment Portfolio

Another key benefit of 1031 exchanges for real estate investors is the ability to diversify their investment portfolios. By using the proceeds from the sale of a property to purchase multiple properties or different types of properties, such as multifamily or commercial, investors can spread out their risk and increase their potential returns.

For example, an investor who owns several single-family rental properties in one area may be at risk if the local economy were to suffer.

By using a 1031 exchange to sell those properties and purchase a multifamily property in a different area, the investor can diversify their portfolio and spread out their risk. Additionally, by diversifying into different types of properties, such as commercial properties, investors can take advantage of different cash flow and appreciation potentials.

In comparison to traditional real estate investing methods, 1031 exchanges can provide an efficient and tax-advantaged way to diversify investment portfolios. Traditional methods of diversification, such as buying multiple properties or different types of properties, often require paying taxes on the sale of each property, which can eat into profits. With a 1031 exchange, investors can defer taxes and use the proceeds from the sale of a property to purchase multiple properties or different types of properties without incurring significant tax liabilities.

It's important to note that investors must identify and acquire replacement properties within the 45-day identification period and 180-day exchange period in order to properly execute a 1031 exchange. Additionally, there are some restrictions on the type of transactions that qualify for a 1031 exchange such as related party transactions or cash boot. Investors should consult with a tax professional to ensure compliance with these rules and regulations, and to develop a strategy for diversifying their portfolios through 1031 exchanges.

In summary, 1031 exchanges can provide real estate investors with a powerful tool for diversifying their investment portfolios and reducing their tax liabilities. By using the proceeds from the sale of a property to purchase multiple properties or different types of properties, investors can spread out their risk and increase their potential returns.

Additionally, 1031 exchanges can provide a more efficient and tax-advantaged way to diversify compared to traditional methods. However, it's important to understand the rules and regulations, and to consult with a tax professional to ensure compliance and maximize the benefits.

Long-term Benefits

1031 exchanges can also provide long-term benefits for real estate investors. One of the most significant long-term benefits is the compounding effect of tax savings over time. When an investor defers taxes through a 1031 exchange, they can continue to defer taxes on each subsequent exchange, thus compounding the benefits over time. This can lead to significant tax savings for investors who engage in multiple exchanges over the course of their careers.

Another long-term benefit of 1031 exchanges is the potential for wealth creation. By deferring taxes and reinvesting the proceeds from the sale of a property, investors can potentially increase their returns and build wealth over time. Additionally, 1031 exchanges can provide investors with the flexibility to acquire new properties, to use leverage to purchase properties, which can increase the potential for profit, and to defer taxes on property appreciation.

When compared to traditional real estate investing methods, 1031 exchanges can provide long-term benefits that are not available through other methods. Traditional methods of investing, such as buying and holding properties, do not provide the same tax savings and wealth-building potential as 1031 exchanges.

It's important to keep in mind that 1031 exchanges come with rules and regulations that must be followed, such as the 45-day identification period and 180-day exchange period. Additionally, the Tax Cuts and Jobs Act of 2017 placed some limits on 1031 exchanges, and investors should consult with a tax professional to ensure compliance and maximize the benefits of a 1031 exchange.

In summary, 1031 exchanges can provide real estate investors with long-term benefits such as the compounding effect of tax savings over time and the potential for wealth creation. By deferring taxes and reinvesting the proceeds from the sale of a property, investors can potentially increase their returns and build wealth over time.

Additionally, 1031 exchanges can provide investors with the flexibility to acquire new properties, to use leverage to purchase properties, and to defer taxes on property appreciation. However, it's important to understand the rules and regulations and to consult with a tax professional to ensure compliance and maximize the benefits.

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Special Considerations for Commercial Properties

While 1031 exchanges can provide benefits for both commercial and residential properties, there are some special considerations for commercial properties that investors should be aware of.

One consideration is that commercial properties often have higher values and more complex ownership structures, which can make it more challenging to find suitable replacement properties within the 45-day identification period and 180-day exchange period. It's important for investors to work with a qualified intermediary who has experience with commercial properties to ensure compliance with these rules.

Another consideration is that commercial properties often have more restrictive zoning laws and regulations, which can limit the types of properties that can be used as replacement properties. Investors should be aware of these restrictions and work with a knowledgeable real estate professional to identify suitable replacement properties.

Additionally, commercial properties often require more due diligence and research, such as environmental assessments and property condition reports, which can add complexity and cost to the exchange process.

Finally, it's important to note that the Tax Cuts and Jobs Act of 2017 has placed some limitations on 1031 exchanges for commercial properties, such as limiting the deferral of taxes to real property, not personal property and reducing the maximum exchange period from 180 days to 120 days. Investors should consult with a tax professional to ensure compliance with the new laws and to maximize the benefits of a 1031 exchange.

In summary, while 1031 exchanges can provide benefits for both commercial and residential properties, there are some special considerations for commercial properties that investors should be aware of. These include the need to work with a qualified intermediary who has experience with commercial properties, the need to research and be aware of zoning laws and regulations, the added complexity and cost of due diligence, and the new limitations imposed by the Tax Cuts and Jobs Act of 2017.

It's important for investors to consult with a tax professional and knowledgeable real estate professional to ensure compliance and maximize the benefits of a 1031 exchange for commercial properties.