Investor Resources
ROI calculators, 1031 exchange guides, tax strategies, and hold period analysis.
Investment ROI Calculator
Cap Rate
5.3%
Cash-on-Cash
18.9%
5-Year Total Return
$144,196
Annualized ROI
22.1%
Total ROI on Invested Capital
172%
on $84,000 invested
Depreciation Schedules
Depreciation is a non-cash deduction that reduces your taxable rental income. Here’s how different property types depreciate:
Residential Rental
Commercial Property
Land Improvements
Personal Property (appliances)
Note: Land cannot be depreciated. Only the building and improvements qualify. Cost segregation studies can accelerate depreciation on certain components.
Tax Strategy
1031 Exchange Guide
The 1031 exchange is the single most powerful tool for building wealth through real estate. Here’s everything you need to know.
What is a 1031 Exchange?
A 1031 exchange (named after IRC Section 1031) allows you to defer capital gains taxes when you sell an investment property and reinvest the proceeds into a "like-kind" property. This is one of the most powerful wealth-building tools available to real estate investors.
45-Day Identification Period
After closing on the sale of your relinquished property, you have exactly 45 calendar days to identify potential replacement properties in writing to your Qualified Intermediary (QI). You can identify up to 3 properties regardless of value (Three Property Rule).
180-Day Closing Deadline
You must close on your replacement property within 180 calendar days of selling your relinquished property. The 180-day clock starts on the day you close the sale — not when you identify the replacement.
Equal or Greater Value
To fully defer capital gains, your replacement property must be of equal or greater value than the property you sold. You must also reinvest ALL of the net proceeds. Any cash received ("boot") is taxable.
Like-Kind Requirement
The properties must be "like-kind" — but this is broadly defined for real estate. You can exchange a rental house for an apartment building, raw land for a commercial property, or even a vacation rental for an industrial warehouse.
Qualified Intermediary Required
You MUST use a Qualified Intermediary (QI) to hold the sale proceeds. You cannot touch the money at any point during the exchange. The QI must be arranged BEFORE you close on the sale of your relinquished property.
Hold Period Analysis
Tax Impact by Hold Period
How long you hold a property dramatically impacts your tax liability. Here’s a breakdown.
| Hold Period | Federal Rate | NC Rate | Strategy Notes |
|---|---|---|---|
| < 1 Year | 10-37% | 4.5% | Short-term capital gains taxed as ordinary income. Generally the least tax-efficient strategy unless rehabbing for quick resale. |
| 1-2 Years | 0-20% | 4.5% | Qualifies for long-term capital gains rates. NIIT of 3.8% may apply above $200K/$250K. Consider holding to 2+ years for primary residence exclusion eligibility. |
| 2-5 Years | 0-20% | 4.5% | Sweet spot for value-add investors. Qualifies for 1031 exchange. If primary residence, may qualify for $250K/$500K exclusion. |
| 5-10 Years | 0-20% | 4.5% | Significant appreciation potential. Depreciation recapture (25%) applies to investment property. Consider 1031 exchange to continue deferring gains. |
| 10+ Years | 0-20% | 4.5% | Maximum appreciation and equity build. Stepped-up basis at death eliminates capital gains for heirs. Consider estate planning strategies. |
| Until Death | 0% | 0% | Stepped-up basis eliminates all capital gains tax. Heirs receive property at fair market value. Combined with 1031 exchanges during life, this is the ultimate tax strategy. |
Tax rates are approximate and subject to change. Additional taxes (NIIT, depreciation recapture) may apply. Consult a qualified tax advisor for advice specific to your situation.