1031Assist · Model Library
Compare your options in the app, then test the same assumptions in Excel. Start with a model below, or use a quick calculator for one question.
Quick exchange calculatorsInteractive model + formula Excel
Follow one original investment through exchanges, an assumed inheritance and the heirs’ decision to sell or keep investing.
Annual cash yield on original equity · lifetime ROI · IRR · total return multiple
An editable illustration. In an Exchange Room, supported property records can also start a clearly labeled forward projection.
Family model · 2026-10-17
Interactive model + formula Excel
Compare paying tax now with a fully deferred exchange, including an assumed taxable sale at the end of your holding period.
Tax today · capital reinvested · carried basis · after-tax exit proceeds
A simple whole-property illustration without debt or cash received. Operating income, reverse exchanges and construction are outside this model.
After-tax comparison · 2026-10-17
Private records · plan access applies
Build workpapers from the properties, closing figures and supporting records in your own exchange.
Form 8824 support · funding and basis · identification and deadlines · PDF, Excel and ZIP
Sign in and select an exchange you can access. Existing report-plan rules apply. Missing support stays visible and can withhold dependent results.
Record-based workpapers · source and calculation notes included
Test operating income, expenses, debt payments and a future sale. Review pre-tax equity returns and discounted cash flow, then inspect editable formulas in Excel. Start from an illustration here, or copy a snapshot from your private property record.
Enter or confirm the assumptions, review the results, then download from the model page. Formula workbooks include editable inputs, calculation steps and source notes. Excel edits stay in your file; they never overwrite property or exchange records.
For the public formula models, application reconciliation checks the exported baseline. After changing inputs, let Excel recalculate and inspect the model’s limits. A passing check is not a forecast guarantee or a tax-qualification decision.
The core workflow is sell, identify replacements, buy and reconcile the closing records. It tracks properties and deadlines, and calculates supported funding, gain and basis results. Calculators illustrate mechanics; an Exchange Room connects the work to your records.
Reverse exchanges: record the titleholder, agreement and transfer facts. Selected timing and prior-ownership checks support review; they do not establish every safe-harbor condition.
Improvement exchanges: record the construction and transfer facts. The app does not certify qualifying work, delivered value, construction draws or the legal parking arrangement. Unspent funds and incomplete work need fact-specific review.
The hard boundary: do not use a simple comparison as a filing result for a reverse or improvement exchange, a taxpayer change, partnership-interest transfer or unresolved ownership/basis allocation. Keep the records and obtain the missing determination from the QI or preparer; the app cannot supply it.
Missing a safe-harbor condition does not by itself decide all tax treatment. The workpapers retain their existing provisional and missing-support checks.