• Qualified Opportunity Zone Investment

    From JoeTaxpayer@21:1/5 to All on Wed Aug 31 13:14:40 2022
    A friend's father passed away and she is selling the inherited house
    which was used as a rental property. She has 2 siblings, so my round
    numbers are gross, and 1/3 flows to her.

    The house was bought for $250K and sold for $1.9M. With the process
    taking so long, the appraisal was done effective the date of death,
    January '21, and $1.2M was the number. The sale is happening now, and
    given the time that's passed, I suggested that a knowledgeable appraiser
    should be able to give a number that's legitimate for 6 months after death.

    Friend got back to me with more details. Some great estate planning was
    done in the late 80's, shifting ownership to an irrevocable trust.
    Negating any step up in basis, and instead, I was given a spreadsheet
    showing a basis of about $100K.

    TLDR; She then told me that the lawyer's office, the ones who've managed
    the trust these years, is suggesting an investment in a QOZ (Qualified Opportunity Zone). She was left thinking that one could take the tax due
    and instead of paying the IRS, could invest it in this. I admitted that
    I hadn't heard of such a thing and started searching.

    (1) - It seems whoever explained it to her wasn't clear. The invested
    amount is the entire gain. Which stands to reason.
    (2) - One really needs to hold this real estate investment for 10 years
    to benefit from it.
    (3) - IRS makes no mention, but the actual investment firms' web sites
    state that investors must be accredited. $200K annual income.

    Number 3 would render this all moot, but I'd like to learn. I know what
    I know, but in 40+ years of reading and writing about personal finance,
    I've never run into this type of investment. If I'm even close with what
    I've understood, she'd be making a $600K (her share of profit)
    investment in this specific type of real estate deal to avoid the (15%)
    Federal Cap Gain tax of $90K. She just retired, and this would represent
    about 1/3 of her retirement assets.

    Unlike the 401(k) and IRA type questions, I'm thinking I may not get a
    response on this one. This is a strange unfortunate situation.

    --
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  • From Bob Sandler@21:1/5 to All on Wed Aug 31 15:39:54 2022
    IRS makes no mention,

    Here are a couple of IRS references.

    https://www.irs.gov/credits-deductions/businesses/opportunity-zones

    https://www.irs.gov/credits-deductions/opportunity-zones-frequently-asked-questions

    but the actual investment firms' web sites
    state that investors must be accredited. $200K annual income.

    That is the investment company's rule. The law and the IRS
    do not make that restriction.

    in 40+ years of reading and writing about personal finance,
    I've never run into this type of investment.

    That's because it was created by the new tax law that was
    passed at the end of 2017 (the "TCJA").

    Unlike the 401(k) and IRA type questions, I'm thinking I may not get a >response on this one.

    It's not clear what your question is. You didn't actually
    ask a question.

    Bob Sandler

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  • From JoeTaxpayer@21:1/5 to Bob Sandler on Wed Aug 31 16:09:43 2022
    On 8/31/22 3:39 PM, Bob Sandler wrote:
    IRS makes no mention,

    Here are a couple of IRS references.

    https://www.irs.gov/credits-deductions/businesses/opportunity-zones

    https://www.irs.gov/credits-deductions/opportunity-zones-frequently-asked-questions

    but the actual investment firms' web sites
    state that investors must be accredited. $200K annual income.

    That is the investment company's rule. The law and the IRS
    do not make that restriction.

    in 40+ years of reading and writing about personal finance,
    I've never run into this type of investment.

    That's because it was created by the new tax law that was
    passed at the end of 2017 (the "TCJA").

    Unlike the 401(k) and IRA type questions, I'm thinking I may not get a
    response on this one.

    It's not clear what your question is. You didn't actually
    ask a question.

    Bob Sandler


    Perhaps it should have been "have any members had a good experience with
    such an investment?"
    But, your comments were great, and much appreciated.

    To my friend, I'll plan on saying we might find a company to do business
    with, but such an investment isn't my recommendation. It feels like
    letting a tax tail wag the investment dog.
    Again, thank-you.

    --
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  • From John Levine@21:1/5 to All on Wed Aug 31 17:14:16 2022
    According to JoeTaxpayer <JoeTaxpayer@comcast.net>:
    (1) - It seems whoever explained it to her wasn't clear. The invested
    amount is the entire gain. Which stands to reason.
    (2) - One really needs to hold this real estate investment for 10 years
    to benefit from it.
    (3) - IRS makes no mention, but the actual investment firms' web sites
    state that investors must be accredited. $200K annual income.

    There are multiple criteria for being an accredited investor, one of
    which is having $1M net worth other than your primary residence. If
    the $600K is 1/3 of her assets, $1.8M would make her accredited.

    Having said that, doing a deal solely to avoid tax is invariably a bad
    idea. If the investment makes sense otherwise, she should consider it,
    and the tax advantage is an extra benefit. From what you've said it
    does not sound like tying up 1/3 of her retirement money for a decade
    in a single illiquid asset with uncertain prospects would be a good
    idea.
    --
    Regards,
    John Levine, johnl@taugh.com, Primary Perpetrator of "The Internet for Dummies",
    Please consider the environment before reading this e-mail. https://jl.ly

    --
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  • From Stuart O. Bronstein@21:1/5 to JoeTaxpayer on Wed Aug 31 19:38:15 2022
    JoeTaxpayer <JoeTaxpayer@comcast.net> wrote:

    Friend got back to me with more details. Some great estate
    planning was done in the late 80's, shifting ownership to an
    irrevocable trust. Negating any step up in basis, and instead, I
    was given a spreadsheet showing a basis of about $100K.

    Just because a trust is irrevocable doesn't necessarily mean no step up
    in basis. These are several criteria for a trust being a grantor trust
    - being irrevocable is one, but there are others as well.

    I have seen lawyers who don't know what they are doing, see someone
    with money so they come up with something they think will justify them
    charging a large fee - even though they have no clue what it's all
    about. If that happened in this case, there may still be hope.

    --
    Stu
    http://DownToEarthLawyer.com

    --
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    << >>
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  • From Roger Fitzsimmons@21:1/5 to All on Wed Aug 31 20:08:53 2022
    Not directly relevant, but I have a friend who was able to retire in his early 40's but to avoid taxes did some kind of 1031 exchange and ended up with all his assets in a single real estate property (an apartment complex). He had some sort of natural
    disaster and a dispute with the insurance company and to make a long story short, in his late 50's he ended up bankrupt. Don't let taxes wag the investment dog. (The story had a less-than-disasterous ending; he went back to school and got a certificate
    in data science and he's now in his early 60's and making $150K+stock working for a startup in Silicon Valley. Still, that's a lousy age to start saving for retirement.)

    --
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  • From JoeTaxpayer@21:1/5 to Stuart O. Bronstein on Thu Sep 1 14:06:07 2022
    On 8/31/22 7:38 PM, Stuart O. Bronstein wrote:

    Just because a trust is irrevocable doesn't necessarily mean no step up
    in basis. These are several criteria for a trust being a grantor trust
    - being irrevocable is one, but there are others as well.

    I have seen lawyers who don't know what they are doing, see someone
    with money so they come up with something they think will justify them charging a large fee - even though they have no clue what it's all
    about. If that happened in this case, there may still be hope.

    I searched a bit, having a decent idea of the use of one type of trust
    vs the other. For example, I had my MIL put everything into a revocable
    trust a few years before her passing. On her death, it was as simple as
    sending the broker a copy of the death certificate. A week or so later,
    I saw the basis adjusted to the data of death.

    Also, I understand the irrevocable was popular back then, if only for
    the fact hat with a sub-$1M estate exemption ($600K in '98 IIRC) one
    wanted the gift to the trust to be a completed transaction to be used as
    the annual gift limit. I set up one for my daughter then, '98, to own
    the insurance policy and gifts, given the low exemption.

    In this case, if you have anything else to share, I'd appreciate it. My searches didn't find anything to support the basis increase.
    As the numbers show, the difference, in April, can be quite a bit for
    this woman and her siblings.

    --
    << ------------------------------------------------------- >>
    << The foregoing was not intended or written to be used, >>
    << nor can it used, for the purpose of avoiding penalties >>
    << that may be imposed upon the taxpayer. >>
    << >>
    << The Charter and the Guidelines for submitting posts >>
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  • From Stuart O. Bronstein@21:1/5 to JoeTaxpayer on Thu Sep 1 14:36:18 2022
    JoeTaxpayer <JoeTaxpayer@comcast.net> wrote:
    Stuart O. Bronstein wrote:

    Just because a trust is irrevocable doesn't necessarily mean no
    step up in basis. These are several criteria for a trust being a
    grantor trust - being irrevocable is one, but there are others as
    well.

    I have seen lawyers who don't know what they are doing, see
    someone with money so they come up with something they think will
    justify them charging a large fee - even though they have no clue
    what it's all about. If that happened in this case, there may
    still be hope.

    I searched a bit, having a decent idea of the use of one type of
    trust vs the other. For example, I had my MIL put everything into
    a revocable trust a few years before her passing. On her death, it
    was as simple as sending the broker a copy of the death
    certificate. A week or so later, I saw the basis adjusted to the
    data of death.

    Also, I understand the irrevocable was popular back then, if only
    for the fact hat with a sub-$1M estate exemption ($600K in '98
    IIRC) one wanted the gift to the trust to be a completed
    transaction to be used as the annual gift limit. I set up one for
    my daughter then, '98, to own the insurance policy and gifts,
    given the low exemption.

    In this case, if you have anything else to share, I'd appreciate
    it. My searches didn't find anything to support the basis
    increase. As the numbers show, the difference, in April, can be
    quite a bit for this woman and her siblings.

    "Grantor trusts" are defined by sections 671 through 679 of the Tax
    Code. You can find them here:

    https://www.law.cornell.edu/uscode/text/26/subtitle-A/chapter- 1/subchapter-J/part-I/subpart-E

    When a trust qualifies as a grantor trust, even if it is irrevocable
    it is treated, for income tax purposes, as if its owned by the
    grantor - its essentially ignored for income tax purposes.

    Life insurance trusts are irrevocable grantor trusts, but the
    beneficiaries are considered the grantors. That's why they usually
    only have insurance policies and not other assets - they don't want
    to have any taxable income.

    One particular kind of irrevocable grantor trust, that is used by the
    very wealthy, is called an "intentionally defective" trust. This is
    a trust that is irrevocable, but is considered to be a grantor trust.
    So the grantor can transfer property to his beneficiaries - and even
    sell property to his beneficiaries, without any income tax
    consequences. And the sale means it's not a gift, so there are no
    gift tax consequences either. So property is transferred from one
    generation to the next completely tax free.

    But my specific point in your case is that this is a very complex
    area of the law, many lawyers don't know what they are doing, and
    that there is a chance (though probably small) that the lawyer who
    created your trust made a mistake that might have made it a grantor
    trust.

    --
    Stu
    http://DownToEarthLawyer.com

    --
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    << The foregoing was not intended or written to be used, >>
    << nor can it used, for the purpose of avoiding penalties >>
    << that may be imposed upon the taxpayer. >>
    << >>
    << The Charter and the Guidelines for submitting posts >>
    << to this newsgroup as well as our anti-spamming policy >>
    << are at www.asktax.org. >>
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