Remy Owl has experienced Agents specializing in commercial transaction. Whether you want to buy, sell, lease, or develop a strategic plan to maximize your investment, Remy Owl Agents will work diligently to optimize your success.
PROPERTY VALUATION REPORT
A Property Valuation Report is a detailed report that provides property owners with a comprehensive analysis of the value of their property. Using recent sales comparables, lease comparables, and a current market analysis, our team of experienced brokers will help determine the ideal list price of a property.
A Property Valuation Report usually considers the following:
- Property Profile – This section includes the county’s tax assessor’s description of the property, a plot map describing the property boundaries, and prior MLS listings.
- Market Analysis – The market analysis includes several recently sold comparable properties that can be used to gauge the market’s current state.
- Property Financials – This section includes a financial overview of the property based on the current market value. When calculating the current market value of the property, the following price indicators are taken into consideration: price per unit, price per square foot, GRM, CAP rate, cash-on-cash return, and total return.
- MLS Comparable Sales: Comparable sales include both on-market properties for sale and properties that have recently sold. Many factors influence pricing, including age and property condition, development possibilities, income and expenses, square footage, and location.
- Rent Comparables: This section includes rent comparables with the same bedroom count in close proximity to your building. Rent comparables are a great way to estimate how much you can expect to collect in rent payments.
In any commercial and investment transaction, you should always take into account the effect that taxes will have on your transaction. In fact, taxes is one of the most important factors to consider when developing an investment strategy. We always recommend to consult with a certified tax adviser or attorney to make sure that any commercial transaction has properly addressed any tax issues.
A 1031 Exchange allows you to reinvest all proceeds from the sale of your investment property and defer paying all capital gain taxes. Here are some highlights for this process:
- PROPERTIES MUST BE LIKE-KIND: In a 1031 Exchange, the replacement property must be like-kind to the relinquished property. The good news is that, in general, any real estate held for investment or business purposes in the US is considered like-kind; the difference in type, grade, or quality doesn’t matter. The two major exceptions in a 1031 exchange are your personal residence and vacation home. These aren’t considered to be of like-kind to any real estate held for investment or business purposes and therefore, cannot be used in a 1031 exchange.
- ALL PROCEEDS MUST BE REINVESTED: To avoid paying any capital gains taxes, you need to reinvest all of the proceeds from the sale of your investment property. In other words, the value of the replacement property must be equal to or greater than the value of the relinquished property in order to defer paying any capital gains taxes.
- TITLE MUST BE IDENTICAL: The ownership entity on title for the replacement property must be identical to ownership entity on title for the relinquished property.
1031 EXCHANGE PROCESS:
- Decide to utilize a 1031 Exchange transaction
- Sell your property
- Find like-kind replacement property(ies)
- Buy like-kind replacement property(ies)
PROPERTY IDENTIFICATION RULES:
|3 Property Rule||OR||200% Rule||OR||95% Rule|
|You can identify up to three replacement properties and complete your exchange by purchasing one or all of them, regardless of their total value.||You can identify more than three replacement properties and purchase as many of them as you’d like, so long as their total value doesn’t exceed 200% of the value of your relinquished property.||If neither of the other two rules fit your needs, you can also identify any number of replacement properties regardless of their total value, as long as you purchase 95% of the total value of all the properties identified.|
1031 EXCHANGE TIMELINE
From the day you close escrow on the sale of your investment property with Remy Owl, you start the clock on your 1031 exchange timeline. You now have 45 calendar days to identify a possible replacement property and 180 calendar days to close escrow on it. Make sure you don’t miss these deadlines!
BENEFIT TO YOUR HEIRS
You can continue deferring your capital gains taxes using the 1031 exchange process until it’s time to pass your assets on to your heirs. When that happens, the basis by which the capital gains are determined steps up to the current market value.
When your heirs go to sell the property for its current value, no capital gains would be recognized.