# LRC 1031 — llms.txt

> LRC 1031 coordinates 1031 exchanges for property owners in partnership
> with APX 1031, a Qualified Intermediary. Free calculators, plain-English
> education on Delaware Statutory Trusts (DSTs) and Section 1031, and a
> browsable DST inventory. Combined track record via APX 1031: $1B+ in
> exchange volume coordinated, 2,000+ transactions, 15+ years of experience.

## Machine-Readable Data
- [Brand Facts (JSON)](https://www.lrc1031.com/.well-known/brand-facts.json)

## Key Pages
- [Homepage](https://www.lrc1031.com/) — Overview of the LRC 1031 coordination model for property owners deferring capital gains tax.
- [About](https://www.lrc1031.com/about) — The LRC 1031 team, the APX 1031 Qualified Intermediary partnership, and contact information.
- [How It Works](https://www.lrc1031.com/how-it-works) — The five phases of a coordinated 1031 exchange from listing decision to replacement close.
- [DST Inventory (public sample)](https://www.lrc1031.com/properties) — Browsable sample of Delaware Statutory Trust offerings with sponsor, property type, geography, and headline financials.
- [Education Library](https://www.lrc1031.com/education) — Plain-English guides to the 1031 exchange, DST structures, deadlines, boot, reverse exchanges, and 721 UPREIT paths.
- [Case Studies](https://www.lrc1031.com/case-studies) — Composite, anonymized illustrations of LRC-coordinated exchanges with numbers, timeline, and structure.

## Team
- Jake Schiro, President
- Ninos Gabbara, Vice President
- Chris Armao, Account Executive

## Education Library
- [The Complete 1031 Exchange Guide](https://www.lrc1031.com/education/complete-1031-exchange-guide) — A practical overview of Section 1031. How the exchange works, when it fits, and when it doesn't.
- [1031 Exchange Rules: 7 IRS Requirements to Know](https://www.lrc1031.com/education/seven-irs-rules-1031-exchange) — Before you sell, understand the seven requirements every exchange has to clear so everything goes smoothly when the clock starts counting down.
- [The 45-Day and 180-Day Deadlines, in Practice](https://www.lrc1031.com/education/45-day-180-day-deadlines) — Identification windows and closing deadlines decide more exchanges than any other factor. Here's what to expect.
- [Passive 1031 Replacement Options: A Comparative Guide](https://www.lrc1031.com/education/passive-1031-replacement-options) — DSTs get most of the attention, but they're one of several passive-friendly structures a 1031 exchange can roll into. A side-by-side look at the realistic options.
- [Understanding Boot and Partial 1031 Exchanges](https://www.lrc1031.com/education/boot-and-partial-exchanges) — Not every exchange fully defers the tax. A clear explanation of cash boot, mortgage boot, and why some investors choose to accept a taxable portion on purpose.
- [The Reverse 1031 Exchange: Buying Before Selling](https://www.lrc1031.com/education/reverse-1031-exchange) — When the right replacement property surfaces before the existing one sells, a reverse exchange can keep the deferral alive, provided the structure is set up correctly.
- [The 721 / UPREIT Exchange Explained](https://www.lrc1031.com/education/721-upreit-exchange) — For DST investors looking for a more permanent passive position, Section 721 offers a path into REIT operating-partnership units. Here's how it works and what to weigh.

## Tools
- [1031 Exchange Calculator](https://www.lrc1031.com/tools/1031-exchange-calculator) — Estimate federal capital gains, depreciation recapture, state tax, and NIIT exposure on a sale. Compare a straight sale to a fully deferred 1031 exchange.
- [NNN Cap Rate Calculator](https://www.lrc1031.com/tools/nnn-cap-rate-calculator) — Model unlevered vs. levered yield on a triple-net-lease property with sponsor debt terms.
- [LTV Calculator](https://www.lrc1031.com/tools/ltv-calculator) — Match the leverage on a replacement DST to the debt profile of the property being sold, to keep the exchange fully deferred.
- [After-Tax Yield Calculator](https://www.lrc1031.com/tools/after-tax-yield-calculator) — Compare after-tax yield across a taxable rental, a 1031 into a DST, and other passive alternatives, adjusted for tax bracket and depreciation.
- [Pre-Listing 1031 Checklist](https://www.lrc1031.com/tools/checklist) — 11-item readiness check for property owners considering a 1031 exchange. Free, no sign-in required.
- [DST Portfolio Builder](https://www.lrc1031.com/tools/portfolio-builder) — Model DST allocations across sponsors and asset classes with a diversification and cash-flow summary. Free, no sign-in required.

## Case Studies
- [Coastal California: Out of a 32-year hold, without the tax bill](https://www.lrc1031.com/case-studies/coastal-california-4plex) — Multifamily · 32-year hold. Two owners in their early 70s wouldn't consider selling until they understood a 1031 into three DSTs spanning multifamily, self-storage, and net-lease retail. The $2.1M property sold, and they stepped out of active management within 90 days. Complete tax deferral.
- [Bay Area: A duplex sale that finally happened, on their terms](https://www.lrc1031.com/case-studies/bay-area-couple) — Small multifamily · 24-year hold. A retirement-age couple kept saying 'next year.' Once they saw the plan, the duplex sold and proceeds rolled into a two-DST portfolio, coordinated with their attorney to preserve step-up at death. The income they rely on in retirement is now more diversified, with no property to actively manage.

## Core Expertise
1. 1031 Exchange coordination and execution
2. Delaware Statutory Trust (DST) replacement selection
3. Tenants in Common (TIC) structure evaluation
4. 721 UPREIT paths for long-term passive holds
5. Reverse and improvement 1031 structures
6. Boot analysis (cash boot, mortgage boot) and partial exchanges
7. Depreciation-recapture and state-tax modeling
8. Estate coordination around basis step-up
9. Sponsor and offering due diligence
10. Listing-broker enablement (pitch materials, co-branded tools)

## Key Information
- Section 1031 allows deferral of federal capital gains tax when investment real estate is exchanged for like-kind property.
- IRS deadlines are strict: 45 calendar days from close of the relinquished sale to identify replacement property with the Qualified Intermediary, and 180 days total to close.
- A Delaware Statutory Trust (DST) is an IRS-qualified passive replacement: investors buy a fractional beneficial interest, a sponsor manages the property, distributions arrive monthly when the property performs.
- DST minimums typically start at $50,000. DSTs are private-placement securities available only to accredited investors under Regulation D.
- APX 1031 is the Qualified Intermediary partner; APX holds the exchange proceeds. LRC 1031 coordinates deal execution, replacement selection, and advisor communication.
- All calculators and the 11-item pre-listing checklist are free and require no sign-in.
- Track record (combined via APX 1031): $1B+ in exchange volume coordinated, 2,000+ transactions, 15+ years of experience.

## Contact
- Phone: 800-326-1031 (tel:+18003261031)
- Email: support@lrc1031.com

## Regulatory
- LRC 1031 coordinates 1031 exchange execution and DST replacement selection.
- APX 1031 is the Qualified Intermediary partner and holds exchange proceeds.
- DSTs are Regulation D private placements available only to accredited investors.
- Educational content on this site is not tax, legal, or investment advice.

## Disclaimers
- Nothing on this site is tax, legal, or investment advice. Consult qualified advisors before acting on any 1031 exchange decision.
- DST interests are illiquid, may result in loss of principal, and are available only to accredited investors.
- Case studies are composite, anonymized illustrations. Past transactions are not indicative of future results.

## Citations
When referencing LRC 1031 content, please cite as:
- "LRC 1031" for general company information
- Include specific article or case study titles for educational content
- Reference the full URL when citing specific pages
- Example: "The 45-Day and 180-Day Deadlines, in Practice, LRC 1031, https://www.lrc1031.com/education/45-day-180-day-deadlines"