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More Return On Equity For Your Investment Property Dollar
By Cary Losson
Few would deny that real estate is a solid investment. It provides an attractive combination of stability, reliable cash flow, preservation of principal and capital appreciation. However, many investment property owners nearing retirement find themselves in a quandary. They are equity rich, but cash poor, with increases in the value of their property far outpacing income growth. They also are often tied down by the day-to-day issues of property management and, particularly in cities like San Francisco, California, shackled to the constraints of rent (and eviction) control. In fact, San Francisco is home to some of the lowest cash return on equity in the state's real estate marketplace, which is somewhat counter-intuitive given California's ever-booming property market.
The obvious answer is to sell the property and unleash the dormant equity, but that can be problematic. These investors face the reality of prohibitive capital gains taxes and recaptured depreciation, as well as the task of identifying an alternate investment venue; or locating, acquiring and financing suitable replacement property in the time period allowed, taking advantage of tax deferral under IRS code section 1031.
An ideal solution for many investment property owners may be to reinvest the proceeds from the sale of their property and utilize a subsequent 1031 exchange into a tenancy-in-common (TIC) ownership type, also known as co-ownership of real estate (CORE) interest in a suitable replacement property.
1031 exchanges, also known as Starker exchanges or tax-deferred exchanges, permit owners to sell investment property and defer tax payments by reinvesting the proceeds into another investment property (or investment properties). In order to completely defer the payment of tax, among other things, the replacement property must be of equal or greater value and all the equity from the sold property must be reinvested in the new property. The marriage of 1031 exchange and TIC/CORE allows investors not only to defer their capital gains taxes but also to upgrade their investment real estate.
TIC/CORE is a way of sharing ownership of property among two or more persons whereby each tenant holds an undivided interest in the property. Tenants-in-common may own interests of differing sizes. TIC/CORE investors are on the title and considered separate owners of the real estate. They share pro rata in the income, tax benefits and appreciation of the property. Their TIC/CORE interest can be purchased, sold, gifted, bequeathed by will or inherited; and it is subject to property taxes, gift tax, and estate and inheritance taxes in the same manner as any property held in sole ownership. With a TIC/CORE property, each of up to thirty-five investors have the opportunity to own an undivided fractional ownership interest in an investment-grade property, such as an office building, shopping mall, apartment complex or industrial property, costing anywhere from $10 million to $150-plus million.
The
Gold Prices Dropped while Silver was Unchanged ? USD Up vs JPY but Down vs EUR <b>...</b>
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<a href="http://www.bestsyndication.com/?q=20120206_futures_forex_signals_gold_euro_dollar_yen.htm" style="font-size:1.2em">Gold Prices Dropped while Silver was Unchanged ? USD Up vs JPY but Down vs EUR <b>...</b></a>
<br> <span style="color:#888888;">Best Syndication</span> - <span style="white-space:nowrap">7 minutes ago </span>
<div style="width:80%;">(Best Syndication News) Brent crude oil advanced today as tensions between Iran and the United States continued to fester (see forex and commodities charts below).</div>
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British Pound Sterling: Currency continues advance against EUR, safe haven <b>...</b>
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<a href="http://www.euro-exchangerate.com/british-pound-eur-safe-haven-06021355.html" style="font-size:1.2em">British Pound Sterling: Currency continues advance against EUR, safe haven <b>...</b></a>
<br> <span style="color:#888888;">Euro Exchange Rate News</span> - <span style="white-space:nowrap">20 hours ago </span>
<div style="width:80%;">The Pound continued its advance against the Euro this morning, but the UK currency declined for a second day versus the US Dollar, as market speculation escalates over the prospect of further quantitative easing from the Bank of England this week.</div>
<a href="http://www.economy-news.co.uk/british-pound-sterling/1097-british-pound-up-as-eco-data-provides-a-boost-43534543">British Pound Sterling | Currency News Views and Outlook</a> - <span style="color:#888888">Economy News</span><br>
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Forex Trading and Currency Exchange Rates ? USD/JPY rises as EUR/USD drops
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<a href="http://www.bestsyndication.com/?q=20120205_forex_signals_usd_jpy_eur.htm" style="font-size:1.2em">Forex Trading and Currency Exchange Rates ? USD/JPY rises as EUR/USD drops</a>
<br> <span style="color:#888888;">Best Syndication</span> - <span style="white-space:nowrap">Feb 6, 2012 </span>
<div style="width:80%;">(Best Syndication News) The dollar is trending higher early Monday as stock markets in Europe open lower (see forex tables below).</div>
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Currency Futures: Forex Speculators cut US Dollar bets. Aussie, Kiwi & Peso <b>...</b>
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<a href="http://countingpips.com/fx/2012/02/05/currency-futures-forex-speculators-cut-us-dollar-bets-aussie-kiwi-peso-positions-continue-rise/" style="font-size:1.2em">Currency Futures: Forex Speculators cut US Dollar bets. Aussie, Kiwi & Peso <b>...</b></a>
<br> <span style="color:#888888;">CountingPips (blog)</span> - <span style="white-space:nowrap">Feb 5, 2012 </span>
<div style="width:80%;">By CountingPips.com The latest Commitments of Traders (COT) report, released on Friday by the Commodity Futures Trading Commission (CFTC), showed that large futures speculators cut back on their US dollar long positions last week and Euro short ...</div>
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Forex Trading and Commodities ? Gold and Silver Prices Advance while USD was <b>...</b>
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<a href="http://www.bestsyndication.com/?q=20120202_forex_signals_futures_gold_silver.htm" style="font-size:1.2em">Forex Trading and Commodities ? Gold and Silver Prices Advance while USD was <b>...</b></a>
<br> <span style="color:#888888;">Best Syndication</span> - <span style="white-space:nowrap">Feb 3, 2012 </span>
<div style="width:80%;">(Best Syndication News) Gold prices jumped again today as traders took advantage of the long-term policy signals from the Federal Reserve (see forex and futures charts below).</div>
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British Pound Sterling: Currency in 10-week high vs USD while falls vs EUR <b>...</b>
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<a href="http://www.euro-exchangerate.com/british-pound-high-vs-us-dollar-01021330.html" style="font-size:1.2em">British Pound Sterling: Currency in 10-week high vs USD while falls vs EUR <b>...</b></a>
<br> <span style="color:#888888;">Euro Exchange Rate News</span> - <span style="white-space:nowrap">Feb 1, 2012 </span>
<div style="width:80%;">Also boosting the pound sterling is news that UK manufacturing kicked back into life in January. British Pound Sterling (GBP) in US Dollar (USD): GBPUSD is unchanged at 1.5757.</div>
<a href="http://www.economy-news.co.uk/british-pound-sterling/1093-british-pound-gbp-up-against-us-dollar-usd-456456456">British Pound Sterling: Currency faces 'another slug of QE' of 75bn GBP should <b>...</b></a> - <span style="color:#888888">Economy News</span><br>
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Gold Prices Climb as Silver Slips? USD Higher vs EUR but Lower vs JPY ? Brent <b>...</b>
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<a href="http://www.bestsyndication.com/?q=20120131_forex_trading_usd_eur_jpy_gold_silver_prices.htm" style="font-size:1.2em">Gold Prices Climb as Silver Slips? USD Higher vs EUR but Lower vs JPY ? Brent <b>...</b></a>
<br> <span style="color:#888888;">Best Syndication</span> - <span style="white-space:nowrap">Feb 1, 2012 </span>
<div style="width:80%;">(Best Syndication News) Gold and silver prices moved in opposite directions Tuesday as traders looked for safe-havens (see forex and futures charts below).</div>
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British Pound Sterling: Currency finds GfK consumer confidence data of no use <b>...</b>
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<a href="http://www.euro-exchangerate.com/british-pound-to-euro-31011325.html" style="font-size:1.2em">British Pound Sterling: Currency finds GfK consumer confidence data of no use <b>...</b></a>
<br> <span style="color:#888888;">Euro Exchange Rate News</span> - <span style="white-space:nowrap">Jan 31, 2012 </span>
<div style="width:80%;">This morning the pound euro pair continues to be driven by events in the eurozone as domestic UK data fails to make an impact. British Pound Sterling (GBP) in US Dollar (USD): GBPUSD is 0.37% higher at 1.5770.</div>
<a href="http://www.economy-news.co.uk/british-pound-sterling/1078-quantitative-easing-in-february-3444354334-and-the-pound">British Pound Sterling: Currency fins support vs EUR and USD as Miles says QE <b>...</b></a> - <span style="color:#888888">Economy News</span><br>
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British Pound Sterling: Currency to fall further against US Dollar says <b>...</b>
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<a href="http://www.euro-exchangerate.com/pound-dollar-exchange-rate-forecast-27011314.html" style="font-size:1.2em">British Pound Sterling: Currency to fall further against US Dollar says <b>...</b></a>
<br> <span style="color:#888888;">Euro Exchange Rate News</span> - <span style="white-space:nowrap">Jan 27, 2012 </span>
<div style="width:80%;">Once the euphoria is over we should also see the euro dollar exchange rate retreating once more. British Pound Sterling (GBP) in Euro (EUR): GBPEUR is 0.13% lower at 1.1958.</div>
<a href="http://www.economy-news.co.uk/british-pound-sterling/1072-british-pound-and-quantitative-easing-forecasts-3435435435">British Pound Sterling: Analysts speculate on Quantitative Easing - 25bn, 50bn <b>...</b></a> - <span style="color:#888888">Economy News</span><br>
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DFC Global Corp. Announces Record Fiscal Second Quarter Results
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<a href="http://www.marketwatch.com/story/dfc-global-corp-announces-record-fiscal-second-quarter-results-2012-01-26" style="font-size:1.2em">DFC Global Corp. Announces Record Fiscal Second Quarter Results</a>
<br> <span style="color:#888888;">MarketWatch (press release)</span> - <span style="white-space:nowrap">Jan 26, 2012 </span>
<div style="width:80%;">BERWYN, Pa., Jan 26, 2012 (BUSINESS WIRE) -- DFC Global Corp. /quotes/zigman/6411860/quotes/nls/dllr DLLR +2.55% , a leading international diversified financial services company serving primarily unbanked and under-banked consumers for over 30 years, ...</div>
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benefits of investing in TIC/CORE properties are substantial. Such properties employ professional asset and property management, relieving the investor of day-to-day tenant headaches. More important, investors often receive greater cash flow and overall returns than they had in their previous sole ownership property. Typically, many people receive between 2-3 percent of their equity in their property in rental income. By selling this property and placing the equity into a larger investment-grade property, they can potentially experience annualized cash flow from 6-8 percent, paid monthly, and 12-16 percent overall return on their investment. Also compelling is that TIC/CORE exchange investors can diversify among several property types, and geographic locations through fractionalized ownership, while still enjoying 1031 exchange benefits on each amount. Thus, investors can potentially reduce risk in their overall real estate portfolio.
Investors seeking to exchange for a TIC/CORE property are best advised to work with a financial advisor experienced in 1031 exchanges. Such advisors work closely with top real estate providers, who give the investor access to the best properties available. In addition, many TIC/CORE opportunities have pre-arranged, non-recourse financing in place, which is perfect for investors working within the 1031 exchange time frame. Numerous hours of upfront investigation, evaluation, due diligence and life cycle planning transpires before a property is offered to an investor group. Investors faced with only a 45-day window to identify a suitable replacement property to complete a 1031 exchange can select a suitable project with confidence.
Given the tax deferral, institutional-grade quality of the property, professional property management and pre-arranged, non-recourse financing aspects, a 1031 exchange replacement property structured as tenancy-in-common ownership can be a very wise and profitable solution. It allows the investor to maintain everything they like about real estate (monthly income, preservation of principal, capital appreciation, etc.), while eliminating most of the hassles of property ownership.
(c) 2005, 1031 Exchange Options. Reprint rights granted so long as the article and by-line are reprinted intact and all links made live. This article is neither an offer to sell nor an offer to buy real estate or securities. There are material risks associated with the ownership of real estate. You must be an accredited investor. Securities offered through Sigma Financial Corporation, Member NASD/SIPC.
About the Author
Cary Losson is the Founder and President of 1031Exchange Options. A luminary in the TIC/CORE 1031 exchange marketplace, Mr. Losson is frequently quoted in journals and periodicals concerned with investment property issues and advice. For more resources to assist in your learning: http://www.1031exchangeoptions.com/resources.html
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Forex Flash: EUR/USD estimated downside to 1.1500 end of 2012 ? UBS
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<a href="http://community.nasdaq.com/News/2012-02/forex-flash-eurusd-estimated-downside-to-11500-end-of-2012-ubs.aspx?storyid=118984" style="font-size:1.2em">Forex Flash: EUR/USD estimated downside to 1.1500 end of 2012 ? UBS</a>
<br> <span style="color:#888888;">NASDAQ</span> - <span style="white-space:nowrap">23 minutes ago </span>
<div style="width:80%;">FXstreet.com (Barcelona) - January witnessed the bloc currency surge from sub 1.2650 levels to the 1.3230 region. Better-than-expected key economic indicators in the euro zone, successful bond and T-bill auctions in Germany and peripheral debt markets ...</div>
<a href="http://www.thestreet.com/story/11403437/1/euro-reversal-to-gather-pace-ahead-of-ecb-sterling-holds-tight-range.html">Euro Reversal To Gather Pace Ahead Of ECB, Sterling Holds Tight Range</a> - <span style="color:#888888">TheStreet.com</span><br>
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Greece sells 812 mln euros of T-bills, yield eases
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<a href="http://www.reuters.com/article/2012/02/07/greece-tbills-idUSL5E8D724720120207" style="font-size:1.2em">Greece sells 812 mln euros of T-bills, yield eases</a>
<br> <span style="color:#888888;">Reuters</span> - <span style="white-space:nowrap">37 minutes ago </span>
<div style="width:80%;">* Yield drops 4 basis points to 4.86 pct * Bid-cover 2.72 vs 2.80 in Jan * Needs to roll over 1.0 bln eur of T-bills Feb 10 ATHENS, Feb 7 (Reuters) - Greece sold 812.5 million euros ($1.06 billion) of six-month T-bills on Tuesday to fund the rollover ...</div>
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Euro Slightly Lower As Greek Debt Talks Linger
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<a href="http://www.actionforex.com/index.php?option=com_content&view=article&id=159050:euro-slightly-lower-as-greek-debt-talks-linger&catid=193:daily-forex-fundamentals" style="font-size:1.2em">Euro Slightly Lower As Greek Debt Talks Linger</a>
<br> <span style="color:#888888;">Action Forex</span> - <span style="white-space:nowrap">2 hours ago </span>
<div style="width:80%;">In a thinly traded session devoid of key eco releases, attention went to the tribulations surrounding the Greek bail-out package. So some risk-off buying and maybe some short covering following Friday's correction led to modest daily gains.</div>
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The EUR/USD cross rate drifted lower in Asia yesterday
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<a href="http://www.fxstreet.com/fundamental/market-view/sunrise-market-commentary-currencies/2012-02-07.html" style="font-size:1.2em">The EUR/USD cross rate drifted lower in Asia yesterday</a>
<br> <span style="color:#888888;">FXstreet.com</span> - <span style="white-space:nowrap">3 hours ago </span>
<div style="width:80%;">by KBC Market Research Desk - KBC Bank | View company's profile On Monday, uncertainty on the outcome of the Greek debt negations provided the perfect excuse for profit taking on the recent risk rally.</div>
<a href="http://www.forexyard.com/en/market-analysis/lack_of_greek_deal_sends_eur_tumbling-2012-02-07">Lack of Greek Deal Sends EUR Tumbling</a> - <span style="color:#888888">Forexyard</span><br>
<a href="http://www.forexpros.com/analysis/greece-talks-extended,-euro-holding-above-1.3000-113275">Greece Talks Extended, Euro Holding Above 1.3000</a> - <span style="color:#888888">Forex Pros</span><br>
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EUR/GBP Forecast February 7, 2012, Technical Analysis
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<a href="http://www.fxempire.com/technical/technical-analysis-reports/eurgbp-forecast-february-7-2012-technical-analysis/" style="font-size:1.2em">EUR/GBP Forecast February 7, 2012, Technical Analysis</a>
<br> <span style="color:#888888;">FX Empire</span> - <span style="white-space:nowrap">4 hours ago </span>
<div style="width:80%;">EUR/GBP fell most of Monday as the Euro got sold off. However, later in the day saw the Euro get a bit of a reprieve by the Americans, and this pair rose as a result.</div>
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Pre Market Briefing, including 'Euro-zone investor confidence improved in <b>...</b>
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<a href="http://www.proactiveinvestors.co.uk/columns/guardian-cfd-s-pre-market-briefing/8246/pre-market-briefing-including-euro-zone-investor-confidence-improved-in-february-8246.html" style="font-size:1.2em">Pre Market Briefing, including 'Euro-zone investor confidence improved in <b>...</b></a>
<br> <span style="color:#888888;">Proactive Investors UK</span> - <span style="white-space:nowrap">4 hours ago </span>
<div style="width:80%;">UK markets finished mixed yesterday, as investors awaited the developments from Greek talks on austerity measures. Glencore International and Xstrata declined 4.5% and 1.7%, respectively, amid reports that Glencore International might pay a ...</div>
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Ageas Outlines Settlement Impact With Fortis Bank And BNP Paribas - Quick Facts
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<a href="http://www.nasdaq.com/article/ageas-outlines-settlement-impact-with-fortis-bank-and-bnp-paribas---quick-facts-20120207-00062" style="font-size:1.2em">Ageas Outlines Settlement Impact With Fortis Bank And BNP Paribas - Quick Facts</a>
<br> <span style="color:#888888;">NASDAQ</span> - <span style="white-space:nowrap">4 hours ago </span>
<div style="width:80%;">(RTTNews.com) - International insurance company Ageas (AGESY.PK) Tuesday outlined the impact of the settlement with Fortis Bank and BNP Paribas.</div>
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Daily Report: Aussie Soars after RBA Pause, Euro Soft on Greece
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<a href="http://www.actionforex.com/action-insight/market-overview/daily-report:-aussie-soars-after-rba-pause,-euro-soft-on-greece-20120207159008/" style="font-size:1.2em">Daily Report: Aussie Soars after RBA Pause, Euro Soft on Greece</a>
<br> <span style="color:#888888;">Action Forex</span> - <span style="white-space:nowrap">5 hours ago </span>
<div style="width:80%;">Aussie jumps sharply today and hit new record high against Euro after RBA unexpected left rates unchanged at 4.25%. The RBA unexpectedly left the cash rate unchanged at 4.25% in February, in contrast with consensus of a rate cut by -25 bps.</div>
<a href="http://www.ibtimes.com/articles/293874/20120206/weekly-summary-usd-eur-gbp-jpy-aud.htm">Weekly Summary on USD, EUR, GBP, JPY, AUD, CAD, MXN and RMB</a> - <span style="color:#888888">International Business Times</span><br>
<a href="http://www.finnewsnetwork.com.au/BrokerCommentry/659/FX-Technical-Outlook-%7C%7C%7C-Monday-6th-February">FX Technical Outlook - Monday 6th February</a> - <span style="color:#888888">Finance News Network</span><br>
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EUR/USD - A Descending Triangle Pattern Emerges
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<a href="http://www.actionforex.com/index.php?option=com_content&view=article&id=158995:eurusd-a-descending-triangle-pattern-emerges&catid=191:daily-forex-technicals" style="font-size:1.2em">EUR/USD - A Descending Triangle Pattern Emerges</a>
<br> <span style="color:#888888;">Action Forex</span> - <span style="white-space:nowrap">9 hours ago </span>
<div style="width:80%;">EUR/USD has been testing the patience of traders for the better part of 2-weeks now, chopping around in a 200 pip range between 1.3030 and 1.3230.</div>
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Forex: EUR/USD again closes NY in 1.3130/40 zone
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<a href="http://community.nasdaq.com/News/2012-02/forex-eurusd-again-closes-ny-in-1313040-zone.aspx?storyid=118921" style="font-size:1.2em">Forex: EUR/USD again closes NY in 1.3130/40 zone</a>
<br> <span style="color:#888888;">NASDAQ</span> - <span style="white-space:nowrap">12 hours ago </span>
<div style="width:80%;">FXstreet.com (San Francisco) - The euro fell to a three-day low against the Greenback on Monday, reaching 1.3027 as Greek leaders wrestled with spending cuts to get aid and avert a default; Greece needs another E600mn in budget cuts to meet 2012 troika ...</div>
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Commonly used term for foreign exchange.
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