1031 Exchange Tools
Capital gains estimation, replacement portfolio modeling, the pre-listing checklist, and sample DST inventory.
1031 Exchange & Capital Gains Calculator
Start here. Compares total tax exposure on a straight sale against the amount potentially deferred through a 1031 exchange. Covers federal capital gains, Section 1250 depreciation recapture, state income tax, and net investment income tax. If you don't know your depreciation, it estimates the figure from the year you bought the property and whether it is residential or commercial.
NNN Cap Rate Calculator
Derives net operating income and capitalization rate from rent and operating expense inputs. Stress-tests cash-on-cash across leverage scenarios prior to evaluating a triple-net or DST offering.
LTV Calculator
Calculates loan-to-value and combined loan-to-value from property value and mortgage balances, surfaces your equity position, and translates current debt into the replacement-debt target a 1031 exchange has to match.
The Landlord's 1031 Checklist
Eleven items to confirm with the seller's CPA, attorney, and listing broker before the property reaches the market, so the 45-day identification clock begins on the seller's terms. Printable PDF included.
DST Portfolio Builder
Models replacement property allocations across multiple DSTs. Tracks equity and debt coverage, blended year-one distribution rate, and diversification by property type and sponsor.
DST Property Browser
Sample Delaware Statutory Trust offerings across multifamily, medical, net-lease retail, self-storage, and adjacent asset classes. The full inventory and sponsor PPMs become available with account registration.
After-Tax Yield Calculator
Converts a pretax distribution yield into the after-tax yield you keep once depreciation shelters part of it, then shows the tax-equivalent yield a fully taxable bond or CD would need to match.
How the tools fit together
Every 1031 exchange starts with the same number: what a straight sale would actually cost. The 1031 exchange calculator estimates that first, comparing federal capital gains tax, Section 1250 depreciation recapture, state income tax, and the 3.8% net investment income tax against the amount a 1031 exchange could keep invested in replacement property. If you don’t know the depreciation you’ve taken, it estimates the figure from the purchase year and property type. For most long-held rentals, recapture is the line item that surprises owners; decades of write-offs come partly due at sale.
Size the debt before the income
A full deferral generally means replacing both the equity and the debt from the sale. The LTV calculator reads loan-to-value and combined loan-to-value from your property value and mortgage balances, then translates existing debt into the replacement-debt target an exchange has to match. With the structure sized, the NNN cap rate calculator derives net operating income, capitalization rate, and cash-on-cash return on triple net lease properties, and the after-tax yield calculator converts a pretax distribution yield into what you keep after depreciation shelters part of the income, alongside the tax-equivalent yield a fully taxable bond or CD would need to match.
Model the replacement portfolio
The DST portfolio builder ties the work together. Allocate sale proceeds across multiple Delaware Statutory Trust offerings and watch equity coverage, debt coverage, blended year-one distribution rate, and diversification by property type and sponsor update as you go. The sample DST property browser shows what past offerings have looked like across multifamily, medical, industrial, net-lease retail, and self-storage, so the model reflects real structures rather than placeholders.
Before the listing goes live
If your property hasn’t sold yet, start with the landlord’s 1031 checklist: eleven items to confirm with your CPA, attorney, and listing broker before the property reaches the market, so the 45-day identification clock starts on your terms.
Every calculator is free, and nothing requires an account; a free account simply saves your runs so you can compare scenarios later. The outputs illustrate mechanics, not outcomes. DST offerings are available only to accredited investors and carry real risk, including illiquidity and loss of principal. Nothing here is tax, legal, or investment advice.
These calculators illustrate mechanics, not outcomes. Every exchange is different. Consult your CPA, attorney, and qualified intermediary for advice on your specific situation.