Frequently Asked Questions

NNN 1031 Exchange

What is a Triple Net Lease (NNN)?

With a triple net lease, the tenant agrees to pay the property expenses such as real estate taxes, building insurance, and maintenance in addition to rent and utilities.

Triple net leases tend to have a lower rent charge because the tenant assumes more of the ongoing expenses for the property.

Triple net leased properties have become popular investment vehicles for investors because they provide low-risk steady

What are Triple Net Leased Investments?

Many real estate investors become dissatisfied with the management problems associated with real estate investment ownership. In recent years, more and more investors are becoming familiar with the ease of owning commercial properties that are occupied by National Tenants who are often credit rated, using the vehicle of a triple net long-term lease. The advantages with this format are that the tenant is obligated under this form of lease to pay for all expenses associated with the operation of the property including property taxes, maintenance, insurance etc. When this situation is combined with a National Credit Tenant, the investor can be assured of a management free property with a minimum of risk. Such companies as Walgreens, Walmart, Barnes and Noble, Winn-Dixie, 7-Eleven, Inc., Sherwin Williams (net worth of over 1 billion $) are typical of the types of NNN leased investment properties that investors look for and that we can help you locate.

What kind of returns can an investor expect from NNN properties?

That depends on how you evaluate your investment. Capitalization Rates are the most common way to evaluate returns (take 1 years Income / Price) and they currently are averaging from 5% to 8% depending on credit risk, location and value of the income stream. With the ups and downs of the stock market and the recent turmoil in residential housing, more and more investors are seeking refuge in Triple Net Leased Real Estate Investments. This increased demand, coupled with low interest rates, has driven cap rates down over the past 10 years. Internal rate of return (IRR) which is the value of an investment over a period of time: assume over a specified period (usually 10 years) income, appreciation, payment of debt (if any), resale value, cost of resale and discount the numbers into today's dollars. IRR.s for Net Leased properties are usually 10%-14%.

What is an IRC 1031 tax deferred Exchange & why should you exchange?

Believe it or not, IRC 1031 Tax-Deferred Exchanges have been around since 1921. Exchanges or non-taxable sales, allow real estate investors to trade out of property held for the productive use of business and trade into other properties such as investment properties without paying capital gains taxes due to the gain realized on the original property.

What it is?

To qualify for a Tax Deferred Exchange, the exchanger must exchange the original investment property for a “like-kind” replacement property or properties. It is at this point that many investors become confused. We often hear the question: “Does ‘like kind’ mean that I must trade my apartment building for another apartment building or must I trade my commercial office building for another commercial office building.” When the tax code talks about “like-kind” property, the meaning is quite simple. An investor can trade any type of investment property or property held for trade or business, for any other type of investment property or property held for trade or business. This means that an investor can trade an apartment building for a commercial building or for a working farm or for an industrial building etc. What an investor cannot do is a trade investment property for a personal residence and vice versa. It is however possible to convert a personal residence to investment property by renting it and then at a later date, exchanging it for investment property.

Why?

In addition to the rule that exchangers must trade for “like-kind” property or properties, it is important to look at the language regarding 1031 Tax-Deferred Exchanges found in the Internal Revenue Code, which says, “No gain or loss shall be recognized on the exchange of property held for productive use in a trade or business or for investment if such property is exchanged solely for property of like-kind which is to be held for productive use in a trade or business or for investment.” In other words, capital gains taxes can be deferred if all cash proceeds from the original property are used to acquire replacement property and the exchanger ends up with an equal or greater amount of debt on the replacement property.

What are the three most common types of IRC 1031 tax deferred exchanges??

A. The Simultaneous Exchange

This simply refers to an exchange wherein the relinquished property and the property to be acquired have escrows that are closed simultaneously. It is extremely important in this circumstance that each closing is contingent upon the other closing to maintain the integrity of the exchange. As anyone who has ever been involved in a complex real estate transaction knows, it is difficult to predict with certainty exactly when a transaction will close. It is for this reason that the Starker Delayed Exchange has come into favor with real estate investors.

B. The Delayed Exchange

As was stated above, because of the inherent problems associated with simultaneous closings and the dangers of violating the rules of IRC 1031, more and more real estate investors are using “Starker Delayed” exchanges as the method of choice for completing tax-deferred exchanges. The rules for using delayed exchanges are to be found in the amendments to the tax code that Congress wrote into the 1984 Tax Reform Act. These rules are as follows:

1.  The exchanger has a total of 45 days from the closing of the property that is disposed of to identify up to three potential replacement properties.
2.  Or the exchanger can identify any number of properties so long as their combined fair market value does not exceed 200% of the value of the property being disposed of.
3.  The 95% exception rule, states that neither of the first two rules applies if 95% of the value of all of the properties identified are actually acquired.
4.  The exchanger has a total of 180 days from the close of the property that was relinquished (sold) to close on the replacement property. Remember that the rule is not six months, but 180 days.

C. The Reverse Exchange

“The Internal Revenue Service has recently issued Revenue Procedure 2000-37, which allows an exchanger to complete a Reverse Exchange. A Reverse Exchange allows the exchanger to acquire property before the exchanger has sold the property that he would like to relinquish in the Exchange. This gives the Exchanger the possibility of making sure that the up-leg property definitely fits his requirements before selling his old property. The entire text of Revenue Procedure 2000-37 follows.”

When using the delayed exchange method, it is necessary to engage the services of a competent and reliable exchange intermediary. The intermediary will hold the proceeds of the relinquished property in trust for the exchanger and upon the instruction of the exchanger, acquire one or more of the named properties and assist in the closing of the replacement property.

We have obtained the above information from sources believed to be reliable, but no representations of any kind – expressed or implied are being made as to the accuracy of such information. All references to income/expenses are approximate only. The buyer should conduct an independent investigation of all pertinent property information. We bear no liability for any errors, inaccuracies, or omissions.

What are the income tax rates for each state?

Visit TaxFoundation.org for an outline for Income Tax Rates by State


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