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The exchange planner

Most exchange calculators only check whether you spent all the proceeds. That is half the test. This one also checks whether you replaced the debt, which is where full reinvestment still leaves people with a tax bill.

The property you are selling

Sale price$Selling costs%Commission, title, transfer tax.Debt to pay off$This is the number you must replace.Adjusted basis$Purchase price plus improvements, less depreciation taken.Current NOI (optional)$Lets us show the cash flow gap.Closing date (optional)Starts the 45 and 180 day clocks.

Replacement candidates

Untick one to see the plan without it. You can model more than three, though the three property rule is what most exchanges identify under.

Price$Cap rate%LTV%Rate%AmortyrsClosing costs%

Your side

Additional cash you will bring$Only counts against debt relief to the extent you actually spend it.Your effective tax rate%Ask your CPA. We will not guess this for you.

Fully deferred

On these numbers nothing is recognised. Replacement value and debt are both covered.

Net sale price$0

Net proceeds$0

Realised gain$0

Debt to replace$0

Boot

Cash boot$0

Mortgage boot$0

Total boot$0

Recognised gain$0

Replacement portfolio

Blended cap0.00%

Annual cash flow$0

Cash on cash0.00%

DSCRn/a

No replacement properties yet

Add at least one candidate to model the exchange.

Save this plan Talk it through

Estimates for planning only, not tax advice. Boot is sized from your inputs and multiplied by the effective rate you supplied. Depreciation recapture, NIIT and state tax depend on your own position. Confirm with your CPA and engage a Qualified Intermediary before your sale closes.