Three Easy Steps to Tax Deferred Formula

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Capital gains and recaptured depreciation can be determined in three easy steps.  If you are considering a 1031 exchange, the taxes due represent the value of the 1031 exchange or what the IRS will consider deferred if equal or greater replacement property is acquired. It could be considered an interest free loan because the gain is not paid to the IRS but used towards the replacement property.

Step Number One

The first step is adding three numbers together to determine the adjusted basis. 

Original purchase price + capital improvements - depreciation taken = adjusted basis

Step Number Two

Sales price - adj basis - selling expenses = realized gain

Step Number Three

Recaptured depreciation (depreciation taken * 25%) =        

Federal capital gain (Realized gain - depreciation) * 15% =

State capital gain (Realized gain - depreciation) * __% if applicable =

Add these numbers together and you have determined the tax due. If you initiate a 1031 exchange, this value is deferred gain until the replacement property is sold. Another 1031 exchange can be used to defer the gain and recaptured on the replacement property, exchanging as many times as needed.  There is no limit to the number of times you can use a 1031 exchange. 

Conclusion

Now that the tax triggered by the sale is known, be sure the the net equity and retired debt (if any) on the old or relinquished property will be equal to or greater in the replacement property.  If you want to pull out cash tax free, consider a post exchange refinance once the replacement property closes. If you remove cash at the closing of the old property it will be taxable. 

The next step is to confirm your numbers with your accountant and decide to initiate a 1031 exchange.