Welcome to the Monthly White Coat Investor Real Estate Newsletter!
Thank you for being a member of the WCI Real Estate Opportunities Group! We hope you find the enclosed information and introductions helpful. Remember that we have a financial relationship with each company listed in this email, you generally need to be an accredited investor to invest, and you are still responsible for any necessary due diligence. Consider these to be introductions, not recommendations. This newsletter should be the first step in your due diligence process, not the last one.
Today's Topic: What Are QOZs, and Could They Be Right for You?
It is possible to invest in real estate in a way that can give you preferential tax treatment while also helping underserved communities get economic relief. If you want to potentially save on capital gains taxes while also doing good for society, investing in Qualified Opportunity Zones (QOZ) could be a good idea.
The IRS defines QOZs as "an economically distressed community where new investments, under certain conditions, may be eligible for preferential tax treatment."
QOZ is an official term introduced by the Tax Cuts and Jobs Act on December 22, 2017. The federal government identifies certain census tracts as QOZs, and it provides incentives for developers to invest capital in underserved areas. You may be eligible for a tax benefit by investing in QOZs directly or by investing in a fund that invests in QOZs. These zones are identified at the census tract level, meaning that it is possible, if not likely, that only certain parts of specific cities or zip codes are identified as QOZs.
The first QOZs were identified in 2018, and the Department of the Treasury maintains a map of opportunity zones in the United States. QOZs exist in all 50 states, the District of Columbia, and five US territories, and their stated purpose is that they are "designed to spur economic development and job creation in distressed communities." Certain areas of the country can be considered underserved, with limited access to capital investment and development. By giving tax incentives to initial development in these areas, the government hopes to spur other investments as well.
There are a couple of different ways to invest in QOZs. You could own a QOZ business, which is a business that is located in an eligible QOZ. QOZ businesses also have to meet certain criteria—for example, at least 50% of the total gross income taking place in the QOZ and "substantially all" of the tangible property a QOZ business owns or leases must be considered QOZ business property.
The primary way to invest in QOZs, though, is through a Qualified Opportunity Fund (QOF). QOFs must file either a partnership or corporation tax return, be set up for the purpose of investing in QOZs, and elect to self-certify as a Qualified Opportunity Fund. You typically cannot invest original money into a QOF—instead, you invest capital gains that you have generated from real estate or other investments. When you invest in a QOF, you can defer or possibly eliminate some of the capital gains taxes that you would otherwise owe on a successful investment. In that way, investing in a QOZ by way of a QOF shares some similarities to a 1031 exchange. While a 1031 exchange has a requirement that you invest in a similar (like-kind) property, there is no such requirement for investing your capital gains in a Qualified Opportunity Fund.
There are two major benefits of investing in QOZs through a QOF.
- Your capital gains tax on the previous investment will be deferred until December 31, 2026 (or the date on which the investment in the QOF is sold or exchanged, whichever comes earlier).
- If you hold the investment in the QOF for at least 10 years, then you will not owe capital gains tax on any appreciation of your QOF investment.
As an example, suppose that you have $3 million in capital gains, and you choose to invest it in a QOF in 2023. As long as you hold the fund through the end of 2026, you can defer paying capital gains until that time. In 2033 (after 10 years), your investment is now worth $5 million. Because you held the investment for at least 10 years, you do not owe capital gains tax on the $2 million gain in the QOF.
While investing in a QOF does come with risk, it may be worth considering if you have a large amount of capital gains. Investing in opportunity zones can allow you to reap the rewards of traditional real estate investing along with substantial tax benefits. To decide if an opportunity fund has a place in your diversified portfolio, carefully review the fund's prospectus and consider talking to your tax and financial advisers. Deciding which option works out best may require some calculations and discussion with your CPA, especially knowing that 1031 exchanges and charitable trusts are other potential options for how to save taxes paid on your real estate investment.
Recently Published Articles That Relate to Real Estate
Check out these recent articles and podcasts that relate to real estate from across the WCI Network:
- A Private Real Estate Investment Update: My CityVest DLP Access Fund Goes Round Trip
- Building Wealth While Living in an Expensive Neighborhood
- Loving Your Timeshare
Current Real Estate Opportunities
DLP Capital (Multiple Funds)
DLP has been around for a long time and treats investors better than any similar company we know. Their investments are straightforward, easy to understand, and profitable. They even pay preferred returns before they receive their management fee, which is unique in the industry. DLP has five funds: 2 equity funds, 2 debt funds, and a notes fund. DLP has agreed to lower that minimum to $100,000 if you go through the links in this email and/or tell them you're coming from The White Coat Investor. Jim is invested in the Debt and Equity funds with DLP.
To learn more, watch the DLP Capital Webinar.
Check Out DLP Today!
MLG Capital (Multiple Funds)
MLG Capital is a real estate investment firm, founded in 1987. Focused on serving accredited investors, investment advisors, family offices, and more. Each of the MLG Private Funds target to acquire a geographically diverse portfolio of 25-30+ commercial real estate assets across several key U.S. markets.
Since its inception, MLG Capital and its associated entities have had active, exited or pending investments of nearly 35 million square feet of total space across the United States, inclusive of more than 30,000 apartment units, with exited and estimated current value exceeding $±4.7 billion.
MLG Private Fund VI is now open for investment.
To learn more, watch the MLG Capital Webinar.
Check Out MLG Capital Today!
Southern Impression Homes (Turnkey)
Southern Impression Homes is the parent company of one the most successful Build To Rent Ventures in the United States. They specialize in helping individual investors build successful rental portfolios in high growth, landlord friendly markets in Florida. Focused on new construction homes in desirable neighborhoods designed to maximize landlord profit with better inventory, less tenant turnover, lower maintenance and repairs and a better overall growth strategy for both rents and values. Their system provides full-service in acquisition, building, construction, property management and ongoing client support and education. Most clients come to SI Homes looking for an alternative to the stock market because SI's strategy creates ongoing cash flow, real estate appreciation and an excellent hedge against inflation. For the right investor, their system delivers amazing results to help overcome those issues quickly and completely.
To learn more, watch the Southern Impression Homes Webinar.
Check Out Southern Impression Homes Today!
Origin Investments (Fund and Syndications)
Origin Investments helps high-net-worth investors, family offices, and registered investment advisors grow and preserve wealth by providing best-in-class real estate solutions. They are a private real estate manager that builds, buys, and lends to multifamily real estate projects in fast-growing markets throughout the US.
Since their founding in 2007, they have executed more than $2.6 billion in real estate transactions and their Co-CEO's have invested more than $60 million alongside their investors. Their performance ranks them in the top decile of private real estate North America-focused fund managers by Preqin, an independent provider of data on alternative investments.
Origin is currently accepting new investors for their open QOZ Fund II and IncomePlus Fund, which seek to provide tax efficiency, enhance portfolio yield, maximize growth, and minimize portfolio volatility.
Check Out Origin Investments Today!
Wellings Capital (Fund)
Wellings Capital seeks to help accredited investors passively protect and grow their wealth through investing in self-storage, mobile home parks, RV parks, and more throughout the country. Over 700 accredited investors have invested in Wellings Capital funds, which aim to provide value to investors in four primary ways:
- Instant diversification across private real estate asset types, operators/sponsors, geographies, properties, and strategies
- Extensive, professional due diligence on operators and properties
- Access to deals and operators
- Better terms
Their sixth fund, the Wellings Real Estate Income Fund, is accepting new investors with a $50,000 minimum investment. The Fund only accepts new capital when properties are identified, so all capital is called up front.
Check Out Wellings Capital Today!
37th Parallel Fund I (Fund and Syndications)
37th Parallel has been doing multi-family syndications for years. Since their inception in 2008, they've completed over $1 billion in multifamily transactions while maintaining a 100% profitable investor track record. Their Income and Total Return Fund II is now open for investment. This $40M-$80M fund has a $100,000 minimum. Fund II is focused on acquiring and improving 200-plus unit Class A & B apartment complexes in 13 markets across Texas, North Carolina, South Carolina, Florida, and Georgia. Capital will be called as needed to acquire properties with a goal to have all investors' capital called within 12 months. Their goal is to begin liquidating or recapitalizing fund assets in seven to eight years from inception. Fund II has two share classes - Class A (Current Income) and Class B (Total Return). Class A shares have a 9% annual preferred return and first access to cash flows from operations but capped upside. Class B Shares have a 7% annual preferred return and second access to cash flows from operations along with an initial 80/20 split. Jim is personally invested in Fund I, and we have negotiated a $500 fee discount for you if you go through our links. If you prefer individually choosing which properties you invest in, 37th Parallel still does individual syndications too at a $50,000 to $100,000 minimum investment.
Check Out 37th Parallel Fund I Today!
Mortar Group (Syndications)
Mortar's approach to investments is simple. We are a vertically integrated firm with an experienced team that delivers consistent returns. Specializing in multi-family real estate, Mortar has been the driving force behind over 30 distinctive and successful developments in prime and niche New York neighborhoods since 2001. We leverage over two decades of experience in architecture, development, and asset management to build value and minimize risk for both investors and the residents who live in them. Our winning combination of high-returns and risk-adjusted strategies has led to an excellent track record of investment success.
Check Out Mortar Group Today!
EquityMultiple (Real Estate Platform)
Offers equity and debt investments to accredited investors. Equity Multiple is very transparent and invests alongside its investors in every deal, which is unique for a real estate platform. Since it has skin in the game, I expect EquityMultiple to be a little more conservative with its due diligence. Its volume is not as high as some companies, but perhaps that is a reflection of the higher quality of the deals that do show up. Jim owns a syndication purchased through Equity Multiple. Minimum investments are typically $5K-$20K.
Check Out EquityMultiple Today! (Management fee waived on your first investment when using this link)
AcreTrader (Real Estate Platform)
AcreTrader is an investing platform that makes it easy to buy shares of farmland and earn passive income. US farmland has historically outperformed most asset classes, with almost no correlation with the stock market. Further, it has experienced positive returns during economic downturns. Unfortunately, buying and maintaining farmland directly is extremely difficult, which has prevented most investors from participating. AcreTrader makes it easy to place direct investments in farmland and handles all aspects of administration and property management. AcreTrader carefully reviews each farm, selecting less than 1% of the total parcels considered, then places each farm offering in a unique legal entity and offers shares to investors through its online platform. See AcreTrader's current offerings to view what is available today! Minimum investment is $10K.
Check Out AcreTrader Today!
Fundrise (Private REIT Provider)
Fundrise offers REITs and funds to non-accredited investors. It now has 7 REITs/Funds with various focuses, including income, growth, and various geographic areas. Minimums are the lowest we've seen, just $500. Jim has invested with Fundrise in the past, although that was before they started this REIT.
Check Out Fundrise Today!
We hope you find these monthly newsletters helpful. We appreciate your feedback, both positive and negative, about the real estate opportunities you learn about here and elsewhere.
Jim and Brett
James M. Dahle, MD, FACEP
Founder, The White Coat Investor
Brett Stevens, MBA
COO, The White Coat Investor
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