Opportunity Zones (OZ) investments were created under the recent passage of the Tax Cuts and Jobs Act, and designed to essentially help states jumpstart communities that have historically struggled economically. In theory, they have a two prong benefit; help revitalize dilapidated areas and stimulate the economy with development and jobs.
If you remember Hurricane Katrina and the devastation it caused in the Gulf States in 2005, the government passed Go Zone legislation that played a major role in helping rebuild and renew areas impacted by the Hurricane. The government hopes for the same results with OZ.
In a nutshell, this tax incentive allows investors to reduce taxable gains and possibly obtain tax-free growth if they re-invest capital gains into real estate within designated Opportunity Zones. The strategy can produce incredible benefits, but the window of opportunity is relatively short (especially if you consider the full development cycle), so you won’t want to sit on the sideline very long.
The provision provides two stages of tax benefits for those who invest in such a Zone:
- Tax deferral and incremental step up in basis for funds used to purchase a property in an Opportunity Zone, resulting in partial capital gain exclusion.
- Complete capital gain exemption for the new long term investment interest in OZ.
WHO: The law mandates the tax incentives are available to Corporations and Partnerships holding at least 90% of their assets in OZ. The partnership or corporation must be organized for the specific purpose of being an investment vehicle in OZ, and must be established after December 31, 2017.
Because of this, you will most likely need a new entity for your OZ funds, and we at KKOS Lawyers we can guide you through the OZ process and gladly set you up with the proper entity at the same time.
WHERE: The Governor of each state has to designate a census tract as an Opportunity Zone. The most up to date OZ map can be found here: https://www.cdfifund.gov/Pages/Opportunity-Zones.aspx. Make sure when you view the map you have the proper layer selected (i.e. “Opportunity Zone Tract”). Generally, they are places in your state with lower incomes and higher unemployment rates.
WHAT: The capital gain amount the taxpayer wants to defer must be invested in either an already existing rental property or rehab property to ultimately be used as a rental property. The property must be acquired after 12/31/2017, be substantially improved, and the adjusted basis in the property increased while in the hands of the LLC.
HOW: In order to qualify, a taxpayer must invest in an OZ property within 180 days of recognizing a capital gain from the sale or disposition of property for cash. The beauty of this legislation is two fold:
- The capital gain can be from the sale of stock, real, or personal property
- Only the gain amount needs to be re-invested, not the entire sales proceeds (like a 1031 exchange). For example if you sell stock for $200,000 and have a capital gain of $50,000, you only need to invest the $50,000 in OZ property in order to take advantage of the tax incentive.
WHY: Once the investment in the OZ property is made, there are four (4) benefits a taxpayer could take advantage of:
- The gain on the sale is deferred until you divest of the OZ property, or until December 31, 2026, whichever comes sooner. This is a benefit right out of the gate and practically speaking is an interest free loan from the IRS. You don’t have to pay the tax for possibly several years.
- If you hold the OZ investment for 5 years, you qualify for an increased basis of 10% on the deferred gain. Another way of saying this is you reduce the taxable gain by 10%.
- If you hold the OZ investment for 7 years you get an additional 5% increased basis on the deferred gain, which means you only pay tax on 85% of the gain, which you have not paid for 7 years! That means you get to decrease the taxable gain amount AND you defer the tax bill to boot.
- But it gets better!! The biggest benefit is that if you hold the OZ investment for 10 years, you never pay any capital gains on the OZ investment! That’s right, if you keep it 10 years, you get a stepped up basis to the market value on the day you sell or dispose of the OZ investment. However, remember to important points. a) you still pay taxes on at least 85% of the original gain amount, and any operating income or net cash-flow from the OZ investment along the way is taxable.
Clay, a real estate investor, owned a single-family rental. He decided he would like to sell the property and invest into an OZ property OR an OZ ‘fund’ (the Fund concept is a topic for another article here).
- Clay purchased the rental for $250,000 in 2010, and was able to sell the property for $500,000 in February 2018. For simplicity’s sake, let’s say his gain was $250,000.
- NOTE: Remember, Clay only has to re-invest the capital gain and this could be capital gain on any asset. It could be capital gain on selling Amazon stock, gain from the sale of a business, or real estate.
- Within 180 days after the sale, Clay invested the entire $250,000 from the sale into an LLC (taxed as a partnership) with the express purpose of buying, rehabbing and renting multi-family housing units in an Opportunity Zone.
- Clay is able to defer the gain of $250,000 on the sale his commercial building until 1) he sells the partnership interest, or 2) 12/31/2026.
- Let’s assume Clay never sales the property or his partnership interest, so he recognizes the gain on his 2026 tax return. However, he held the property for at least 7 years so his basis in the original building is increased by 15% or $37,500. Not only does Clay get to save tax on the increased basis, but he also didn’t HAVE TO PAY TAX ON IT FOR 8 YEARS!
- It gets better though! Because the OZ partnership rehabbing of the rental units went well. His initial investment of $500,000 is now worth over $1 million, and if he keeps the investment for at least ten years (presumably mid 2028 under this example) he never pays any capital gains on the partnership investment!
- Did we mention Clay has been receiving income from the rentals all along as well?
Don’t forget to tell your accountant that you invested in a qualified opportunity zone and make sure they are up to speed on the strategy and process. Once you make the investment in the land or fund, you will make an election on your personal 1040 tax return for year you would have reported the capital gain. In the example above, Clay would make the election on his 2019 return filed sometime during 2020. Here are two important ‘takeaways’:
- You need to make the investment now! You only have 180 days from the time you incur the capital gain to purchase a property in an OZ or buy into an OZ fund.
- For now, the capital gain is deferred until December 31, 2026, which means you need to get your 7 years started now to qualify for the partial gain exclusion to the fullest extent possible.
If you want to save on taxes when selling an appreciated asset, and want to learn more, the IRS has posted some interesting FAQs to help taxpayers take advantage of this amazing opportunity. The good news is, it’s easier than you may think and certainly much simpler than qualifying for a 1031 exchange.
* To sign up for Mark’s weekly Free E-Newsletter and receive his Free E-Book “The Top 10 Best Tax Saving Secrets Everyone Should Know” visit www.markjkohler.com.
Mark J. Kohler is a CPA, Attorney, co-host of the Radio Show “Refresh Your Wealth” and author of the new book “The Business Owner’s Guide to Financial Freedom- What Wall Street isn’t Telling You” and, “The Tax and Legal Playbook- Game Changing Solutions For Your Small Business Questions”. He is also a partner at the law firm Kyler Kohler Ostermiller & Sorensen, LLP and the accounting firm K&E CPAs, LLP.