Underwriting worksheet — No. 13
1031 exchange deadline tracker
Two clocks start the day you close: forty-five days to identify, one hundred eighty to close. This worksheet counts both, prices the tax you defer by finishing on time, and scores the replacements you are considering.
Tax deferred by the exchange
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Federal capital gains, depreciation recapture and state tax that stay in the deal instead of going to the return, provided both deadlines are met.
Schedule of assumptions
Adjust any line; every figure on this page restates immediately.
Relinquished property
Day zero. Both windows count forward in calendar days from this date, weekends and holidays included.
Tax rates
Tax impact without a 1031
What the sale costs if the exchange is not completed.
Replacement candidates
Up to three. Each one is scored against the relinquished sale price.
Add up to 3 replacement properties to compare and score them
Rules compliance
Equal-or-greater value, like-kind, and boot exposure per candidate.
Property rankings
Ranked on cap rate, cash flow, appreciation, market, condition and value coverage.
Estimates for planning only. Deadlines are counted in calendar days from the closing date you enter, tax figures use the rates you type, and scoring is a judgment aid, not an appraisal. This is not tax, legal, or investment advice. Run the numbers past your qualified intermediary and your CPA before you commit.
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