{"id":18785,"date":"2019-11-18T21:43:37","date_gmt":"2019-11-19T02:43:37","guid":{"rendered":"https:\/\/cjs.tqa.temporary.site\/website_34d9c6f0\/?p=18785"},"modified":"2019-11-18T21:43:40","modified_gmt":"2019-11-19T02:43:40","slug":"12-31-19-what-it-means-to-oz-investors","status":"publish","type":"post","link":"https:\/\/askesa.com\/website_34d9c6f0\/2019\/11\/12-31-19-what-it-means-to-oz-investors\/","title":{"rendered":"12\/31\/19: What It Means to OZ Investors"},"content":{"rendered":"Reading Time: <\/span> 4<\/span> minutes<\/span><\/span>\n

December 31,\n2019 marks the first of several Opportunity Zone Program deadlines. ESA\ncontends that missing this milestone will have minimal impact on Opportunity\nZone investors. Here\u2019s an explanation of why we hold this view and what you\nneed to know about the impending deadline.<\/p>\n\n\n\n

Background<\/strong><\/p>\n\n\n\n

The Opportunity\nZone Program (OZP), part of the President Trump\u2019s Tax Cuts and Jobs Act passed\nin December 2017, is designed to foster jobs and economic prosperity in economically\ndepressed areas of the country. These areas (collectively known as Opportunity\nZones) were selected by the governor of each state by identifying low-income\nareas in their respective 2010 census tracts. For example, New Jersey has\nidentified 169 zones and New York State has 514. Nationally, there are 8,764 zones\n(including Washington DC and the American territories).<\/p>\n\n\n\n

The OZP\nincentivizes investors by offering three financial benefits. The first two\nbenefits pertain to capital gains from the sale of a qualified asset. You are\nnot restricted to selling just real estate in the OZP. An OZP asset can be real\nestate, stocks, bonds, stamps, coins, art, antique cars or watches, or almost\nany other asset with an unmonetized capital gain. The federal government\nestimates that there are more than six trillion dollars of unmonetized assets\nin the United States, and the OZP is designed to monetize some of these assets,\ngenerating a capital gain.<\/p>\n\n\n\n

There are\ntwo benefits to the OZP in regard to the taxes owed on capital gains. The first\nis deferral of the capital gains for up to seven years. The second benefit is a\nstep up in basis by as much as 15 basis points. To qualify for these benefits,\nthe realized capital gains must be invested in a qualified Opportunity Fund within\n180 days of the sale. The fund must then deploy those funds by investing in an\nOZ within 180 days of their date of investment. If the investor holds that\nasset for 5 years, the federal government gives the investor a 10-point step up\nin basis. Then, if you hold the investment for two more years, you receive an\nadditional 5-point step up in basis, for a total of 15 basis points. (Thus, to\nget the full 15-basis point step-up, you need to sell your asset by December\n31, 2019.) Investors are cautioned to be certain that they have the free cash\nto pay their capital gains tax when it comes due by April 15, 2027.<\/p>\n\n\n\n

The third\nOZP benefit could be the most lucrative. If you hold your property for another\nthree years (for a total of 10 years) and then sell it, the OZ investor will\npay zero federal income tax on all capital gains from the original OZ\ninvestment. Note that the OZ asset must be sold by 2047. <\/p>\n\n\n\n

What\nHappens If I Miss the 12\/31\/19 Deadline?<\/strong><\/p>\n\n\n\n

Some investors\nhave the false impression that, if they do not sell their asset by December 31,\n2019, then their window of opportunity will have passed. Not true.<\/p>\n\n\n\n

Selling an\nasset by the December 31, 2019 enables the investor to qualify for the full\n15-basis point adjustment on their deferred capital gains tax. But if you are\nnot ready to sell by the end of this year, you still have an additional two\nyears to realize a 10-basis point adjustment. That is, you must sell your asset\nby December 31, 2021. And, of course, if you hold your property for a full 10\nyears, no federal income will be owed on the capital gains derived when you\nsell. <\/p>\n\n\n\n

What Are\nMy Obligations After Making an OZ Purchase?<\/strong><\/p>\n\n\n\n

For many\ninvestors, this may be the trickiest compliance aspect. After the qualified Opportunity\nFund has purchased an OZ asset, the investors have 30 months to substantially\nImprove (i.e., upgrade) their purchase by 100% plus one dollar of the improved\nvalue. For example, if a qualified Opportunity Fund purchases real estate\nvalued at $1 million, with the building (the improved portion) and the land valued\nat $500,000 each, then the investors must improve the building by $500,001\nwithin 30 months.<\/p>\n\n\n\n

What Qualifies\nas Substantial Improvement?<\/strong><\/p>\n\n\n\n

Substantial Improvement\nas defined by the federal government is complex. However, in general, it is described\nas improvement to the structure. So, using the hypothetical values above,\nimprovements to the structure (such as tenant fit-out) must be at least $500,001.\nBut other expenditures could count as well. For example, environmental consulting\nand remedial costs could qualify as substantial improvement and count towards\nthe substantial improvement monetary threshold. While the federal government\nhas not explicitly stated that environmental costs count towards substantial improvement,\nseveral prominent tax attorneys who have dedicated themselves to OZ issues for\nthe past 18 months are confident that environmental costs will qualify, and\nthat the government will so state in their next set of OZ regulations.<\/p>\n\n\n\n

What if\nEnvironmental Compliance Requires More Than 30 Months?<\/strong><\/p>\n\n\n\n

Many\nenvironmental compliance activities can be completed well within the 30-month\ntimeframe. And ESA recently published an article on how to accelerate the time\nrequired to effect environmental compliance. However, in most instances,\ngroundwater impacts often require more than 30 months to achieve compliance.\nTherefore, current OZ regulations create a stumbling block for those OZ\nproperties that have groundwater impacts. It remains for the U.S. Treasury to\naddress this issue, hopefully in their next set of regulations.<\/p>\n\n\n\n

What\nShould an Investor Do to Take Full Advantage of the OZ Program?<\/strong><\/p>\n\n\n\n

First and\nforemost, identify an OZ property or business that makes sense. Developers\nunanimously state that an OZ deal must first make financial sense even in the\nabsence of OZ benefits. That is, do not assume that the program will make a\npoor redevelopment project good. Regarding the timing of substantial\nImprovement, address your environmental compliance issues as early as possible\nin the process so you can render environmental compliance a non-issue. Environmental\ncompliance is not always complex or expensive. Speak with ESA early in the\nprocess so we can provide the information needed to foster your financial\nsuccess.<\/p>\n","protected":false},"excerpt":{"rendered":"

Reading Time: <\/span> 4<\/span> minutes<\/span><\/span>December 31, 2019 marks the first of several Opportunity Zone Program deadlines. ESA contends that missing this milestone will have minimal impact on Opportunity Zone investors. Here\u2019s an explanation of why we hold this view and what you need to know about the impending deadline….<\/p>\n","protected":false},"author":1,"featured_media":18787,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"nf_dc_page":"","footnotes":""},"categories":[115],"tags":[],"class_list":["post-18785","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate"],"yoast_head":"\n12\/31\/19: What It Means to OZ Investors — ESA Environmental Consultants<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/cjs.tqa.temporary.site\/website_34d9c6f0\/2019\/11\/12-31-19-what-it-means-to-oz-investors\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"12\/31\/19: What It Means to OZ Investors\" \/>\n<meta property=\"og:description\" content=\"Reading Time: 4 minutesDecember 31, 2019 marks the first of several Opportunity Zone Program deadlines. 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