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Opportunity Zone
Where and What is an Opportunity Zone?

Where and What is an Opportunity Zone?

An Opportunity Zone is an economically distressed urban or rural community that has been identified by certain local, state, and federal qualifications. Additionally, localities can qualify as Opportunity Zones if they have been previously nominated for the designation by the state. If the localities have been nominated, then they will need to be certified by the Secretary of the U.S. Treasury.

The tax legislation surrounding this relatively new type of tax advantaged program may be a bit confusing. We do know that taxpayers can exclude or postpone taxes on capital gains that come from investing in a qualified Opportunity Zone fund, should the fund be held for at least 10 years.

This means that both investors and syndicators can benefit from investing in Opportunity Zones. Finally, there are currently over 8,700 designated Opportunity Zones within the United States.

Coachella Valley Vicinity Map

Opportunity Zones are relatively new!

The first set of opportunity zones, covering parts of 18 states, were designated on April 9, 2018. opportunity zones have now been designated covering parts of all 50 states, the District of Columbia and five U.S. territories.

Opportunity Zone Tax Benefits and Incentives for Investors

The government is providing certain opportunity zone tax benefits that wouldn’t normally be available to real estate investors. Here are the top tax benefits associated with investing in Opportunity Zones.

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Return On Investment Capital Gain

Tax Benefit #1: Temporary Capital Gains Tax Deferral

The first tax benefit that investors can enjoy is a temporary deferral of inclusion in taxable income. This deferral is only applicable for capital gains that are reinvested in an Opportunity Fund. Additionally, the deferred gain must be recognized before the opportunity zone investment expires or before December 31, 2026.

Tax Benefit #2: Step-Up In Basis For Capital Gains

The second tax benefits that investors can enjoy is a step-up in the basis for capital gains that are reinvested in an Opportunity Fund. It is important to note that the basis is increased by 10 percent should the investment in the Opportunity Fund be held by the taxpayer for at least five years. If the investment is held for at least seven years, then the basis will increase by an additional five percent. The step-up basis increase can help investors exclude up to 15 percent of the original gain from taxation.

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Time is money

Tax Benefit #3: Permanent Exclusion

The third tax benefit that investors can enjoy is a permanent exclusion from taxable income on capital gains from the sale or exchange of an investment in an Opportunity Fund. Assuming the initial investment is held for at least 10 years. It’s important to note that this exclusion only applies to gains accrued after an investment has been made in a Qualified Opportunity Zone.

Listings in the Opportunity Zone

70.29 AC SWC 68th Ave Lincoln Rd Mecca Aerial Map

70.29 AC SWC 68th Ave & Lincoln Rd Mecca

70.29 AC Adjacent to Duck Club Just South of the New Ave 66 Overpass. Lowest priced land in the area. Ideal location for Duck Club or Fish Farm, Asking Price: $845,000 ($12,021/AC)

242 AC S Parkside Dr, NS Tilt Aerial Map

242 AC S Parkside Dr, NS

242 AC North Shore Overlooks Salton Sea. Great location adjacent to residential in North Shore. Potential farmground near the Coachella Canal, Asking Price: $725,000 ($2,995/AC)

15 AC Airport Blvd Aerial

15 AC S Airport Blvd, VSR

Property with breathtaking views of the Santa Rosa Mountains. Build your own private estate in a wonderful open country atmosphere, Asking Price: $700,000 ($46,666/AC)

48.2 AC 84th Avenue Main Image

48.2 AC 92745 Avenue 84, OA

48.2 AC Date Ranch at Oasis, CA. Prime Deglet Noor Date Ranch in the fertile Coachella Valley. Approximately 2,000 Deglet Noor date trees, Asking Price: $1,928,000 ($40,000/AC)

2.5 AC Smith Rd & Dillon Rd Sky Valley Main Image

2.5 AC Smith Rd & Dillon Rd, SV

2.5 AC Ranch Home Site With Mountain Views At Sky Valley, CA. Ideal for a Ranch Home with Horses. Spectacular Mountain Views, Asking Price: $39,500 ($15,800 AC)

Building Collage Image of 36737 Cathedral Canyon Dr, Cathedral City, CA

CC – 36737 Cathedral Canyon Dr

Building 1 – approved CUP – 18-022 for 14,921 SF Cannabis cultivation, manufacturing, and distribution facility, expires 12/19/21, Asking Price: $3,195,000 ($175/SF)

featured image of 264 acres date ranch for sale at thermal california

194.19 AC Airport Blvd & Pierce St, TH

194.19 AC Date Ranch. In the sphere of influence of the City of Coachella, one of the fastest growing cities in Riverside County. Asking Price: $11,651,400 ($60,000/AC)

little morongo aerial updated

DHS – Morongo Industrial Park

Morongo Industrial Park , Desert Hot Springs Master Planned Cannabis Park – 27 Buildings For Lease, Lease Option Or For Sale. Brand new construction, Asking Price: $3,292,000 ($200/SF)

aerial image of 246.4 acres land for sale at palm drive palm springs california

246.4 AC Palm Drive & I-10, PS

246 AC Interstate 10 and Palm Drive land for sale. Extraordinary opportunity to own all four corners of the key I-10/Palm Drive-Gene Autry Interchange, Asking Price: $10,348,800 ($42,000/AC)

a zoomed out map that shows location of 0.61 commercial pad for 4th street and interstate 215 perris california

.61 AC 4th St, Perris

0.61 AC Commercial Development Opportunity. Commercial Development Opportunity with easy access to I-215 just off 4th Street (Hwy 74), Asking Price: $250,000 ($9.40 per SF)

160 AC Ave 48 & Polk St, COA Aerial

160 AC Ave 48 & Polk St, COA

160 AC Farmground in the path of growth. 4,000 Corona Foothill lemons with 18’ x 22’ spacing planted in 2017. 40 acres lemons & 120 acres vegetable ground. 2019 production was 4,170 field boxes.

.73 AC Jackson St, IN

.73 AC Commercial Land. 1 mile from historic downtown Indio where new development is occurring and the college of the desert campus is growing rapidly, Asking Price: $299,000 ($9.42/SF)

another angle of photo of 10000 squarefoot warehouse for lease on 15110 north indian canyon drive coachella california

PS -15110 Indian Canyon Dr

10,000 SF Warehouse For Lease. 10,000 SF Warehouse on 2 Acres. Fenced/secured yard. Existing well on the property. Easy access to I-10. 4 roll up doors, Lease Rate: $11,000/MO MG

aerial map of 9.48 acres industrial land for sale in dillon road desert hot springs california

9.48 AC N Dillon-W

9.48 AC Industrial lot. Located in the Opportunity Zone, which provides Federal Tax Incentives. New ordinance allows Cannabis businesses with zone change, Asking Price: $379,000 ($40,000 AC)

site map of 30.31 acres land for sale at 97150 avenue 72 mecca california

30.31 AC S HWY 111 & E Cleaveland NS

30.31 AC 991 ft. Lake Frontage. Great location with 991 feet along the waterline of the Salton Sea. Investment land on the shore of Salton Sea, Asking Price: $303,100 ($10,000/AC)

coachella valley real estate

RCBC 2.5 ac to 8.4 acres 4 Lots

2.51 to 8.14 AC Industrial Lots Rancho Coachella Business Park, Coachella CA. 4 Lots to choose from. Hard to find lots zoned for outside storage, Asking Price: $3.00 per SF

pacific properties

20 AC S Fargo Canyon Rd, IN

20 AC next to Joshua Tree National Park, Fargo Canyon RD, near Coachella. Secluded getaway spot, glamping, ATV, off-grid living, Asking Price: $40,000 ($2,000/AC)

aerial map of 27.31 acres horse ranch in avenue 52 vista santa rosa california

27.31 AC (83220) Avenue 52 COA

27.31 Acres Horse Ranch Avenue 52/Calhoun, Vista Santa Rosa. Just 1 mile to Empire and El Dorado Polo Clubs and 4 miles to the famous HITS Horse Show, Asking Price: $1,900,000

site aerial of 2100 sf office on 3.35 acres at thermal california

TH – 55100 Shady Ln

3.35 AC Contractor Yard With Home. 2,100 SF former residence on 3.35 Acres. Property is accessible via Expressway 86, Highway 111, Harrison Street and Avenue 55, Asking Price: $500,000

226.03 AC Harrison and Ave 64, VSR Aerial

226.03 AC Harrison and Ave 64, VSR

226.03 AC Harrison and Ave 64, VSR. Three miles from Trilogy, a Shea Homes Golf Community and Andalusia, a Luxury Golf Resort, Asking Price: $5,876,780 ($26,000/AC)

20 AC E Monroe St 55th Ave Aerial

20 AC E Monroe & S Ave 55 VSR

20 AC by PGA West & The Madison Club, La Quinta Sphere. In the sphere of influence of the city of La Quinta. Just 1.5 miles to Music Festivals and Polo Grounds, Asking Price: $1,850,000 ($92,500/AC)

628.77 AC Hemp Farmland Aerial

628.77 AC Hwy 86 & Ave 62 – THM

628.77 Acres for sale. Great property in the immediate path of growth, Specific plan proposed for 2,465 units, Asking Price: $14,000,000 ($22,265/AC)

Investor Incentives: Breakdown

Did you know that U.S. investors currently hold $2.3 trillion in unrealized capital gains? These unrealized capital gains represent an untapped resource for further economic development and investment possibilities. Opportunity Funds allow investors throughout the United States to use their untapped resources for Opportunity Zone investments. The Opportunity Zone program is designed to incentivize long-term real estate investments via the following stipulations:

Property held fewer than 5 years: Deferred payment of existing capital gains until the date that the Opportunity Fund investment is sold or exchanged.

Property held 5 – 7 years: The above benefits are enjoyed and 10 percent of tax on existing capital gain is canceled.

Property held 7 – 10 years: Deferred payment of existing capital gains until December 31, 2026 or the date that the Opportunity Fund investment is sold or exchanged (whichever comes first) and 15 percent of tax on existing capital gain is canceled.

Property held greater than 10 years. — The benefits of 7 – 10 year investment are enjoyed and investors pay no capital gains tax on the Opportunity Fund investment.

Any capital gains realized by an investor within 180 days before an Opportunity Fund investment, are still eligible for the tax benefits of investment in Opportunity Funds.

Opportunity Zones vs. 1031 Exchanges: Which Offers Better Tax Incentives for Real Estate Investors?

For many years, savvy real estate investors have used the 1031 Exchange for its tax efficient benefits. However, Opportunity Zones are strategically designed to reward long term investments by deferring capital gains taxes. Investors are able to defer their unrealized capital gains by reinvesting the monies earned into an Opportunity Fund. The investors are then taxed on only 85 percent of the original investment, as well as proceeds (if they decide to stay in the fund for up to seven years). If the investment is held for more than 10 years, then the investors are only responsible for paying taxes on the original investment. Holding onto the investment for more than 10 years is often the more cost effective option.

1031 Exchanges

To further understand the tax benefits of 1031 Exchanges (or like-kind exchanges), it’s important that real estate investors understand the associated rules.

Must be a like-kind property.

No time restrictions, as long as the property is held for investment purposes.

Tax deferral (however, the investor must eventually pay capital gains).

Investors can invest anywhere in the U.S.

Investors must identify the replacement property within 45 days of the sale and close on the new property within 180 days.

The entire proceeds of the sale must be reinvested.

A Side by Side Comparison

To further understand the differences between Opportunity Zones and a 1031 Exchange, we’ve conducted a side by side comparison looking at the following factors: rollover, qualified assets, investment structure, capital gains tax referral, capital gains tax reduction, and capital gains on final sale.

1031 Like-Kind Exchange

Rollover. An investor must identify replacement property within 45 days. The investor must reinvest both the principal and capital gains within 180 days of sale. This transaction can only be conducted via a qualified intermediary.

Qualified Assets. The 1031 Exchange can only be completed between like-kind property.

Investment Structure. The 1031 Exchange is typically used for single asset swaps. However, you can exchange one property for more than two properties and vice versa so long as the new properties are like your original property.

Capital Gains Tax Referral. Capital gains tax payments for the initial investment may be deferred indefinitely. However, if the property is sold, then you will have to pay capital gains taxes.

Capital Gains Tax Reduction. No capital gains reduction is available with the exception of a step up in basis upon death of the property owner.

Capital Gains Tax On Final Sale. An investor will have to pay capital gains tax on the final sale of the property.

Opportunity Fund Investment

Rollover. If an investor wants to qualify for capital gains tax advantages, then they must reinvest capital gains within 180 days of sale. An investor does not have to roll over the entire gain. However, only the rolled over portion will be eligible for tax advantages.

Qualified Assets. Capital gains from sale of stock, real estate, or another type of investment can qualify for an Opportunity Fund.

Investment Structure. A pooled fund that invests in multiple assets can be used to invest in an Opportunity Fund.

Capital Gains Tax Referral. Tax payment on capital gains of the initial investment may be deferred until April 2027.

Capital Gains Tax Reduction. Capital gains tax on the initial investment is reduced by 10 percent after 5 years. It is further reduced by another 5 percent after 7 years through step up in basis. In summation, a 15 percent reduction is possible so long as the investor invests by December 31, 2019.

Capital Gains Tax On Final Sale. If the investment is held for at least 10 years, then upon the sale of the investment, the investor shouldn’t expect to owe any capital gains tax on any appreciation of the initial Opportunity Fund investment.

Which Option Is Best for You?

How do you decide which option is right for you and your investment strategy? Answering this question is easier with the help of a trusted investment advisor, CPA, or financial consultant. However, to help you get started, consider following a few guidelines:

1031 Like-Kind Exchanges Are Most Suitable For:

Active real estate investors. These investors should have the resources and / or expertise needed to maintain ongoing management.

Investors who have already received a gain from a piece of sold real estate or other qualifying asset.

Investors who do not need to access their principal capital.

Older investors who plan on leaving any assets acquired through a 1031 Exchange as part of their will.

Opportunity Funds Are Most Suitable For:

Passive investors who want to enjoy the benefits of professionally managed funds.

Passive investors who are interested in diversifying their portfolios.

Investors who have already received a gain from the sale of an asset, such as stocks, bonds, or real estate.

Investors who want to have access to their invested principal.

Investors who are planning on selling the investment within their lifetime.

Real estate can offer many unique benefits, including tax advantages. Working with a real estate expert can help you determine the type of real estate assets, and tax-deferred vehicle you should use to maximize your investment opportunities.

Qualified Opportunity Zone Funds

Are you interested in investing in an opportunity zone? If so, consider investing in a Qualified Opportunity Zone Fund. Keep in mind, Qualified Opportunity Zones will remain effective through December 21, 2028.

What is a Qualified Opportunity Fund?

A Qualified Opportunity Fund is a U.S. partnership or corporation that will invest at least 90 percent of its holdings in one or more Qualified Opportunity Zones. There are three types of investments that can qualify:

Partnership interests in businesses that operate in a qualified Opportunity Zone.

Stock ownership in businesses that conduct the majority (or all) of their operations within a qualified Opportunity Zone.

Property, such as factory equipment or real estate, that is located within a qualified Opportunity Zone.

Real Wealth Network is excited about this new investment opportunity, available to our members. We believe that real estate investments offered under Opportunity Funds can provide new advantages that are not available in most other real estate investments. Remember, there are certain requirements and certifications that Qualified Opportunity Funds must meet. Some of these requirements and certifications include:

Certified by the U.S. Treasury Department.

Organized as either a corporation or partnership that has the purpose of investing in Qualified Opportunity Zone Property.

Hold at least 90 percent of their assets in Qualified Opportunity Zone Property.

Qualified Opportunity Zone property includes newly issued stock, partnership interests, or business property in a Qualified Opportunity Zone.

Opportunity Fund investments are limited to equity investments in businesses, real estate, and business assets that are located in a Qualified Opportunity Zone.

To become a Qualified Opportunity Fund, an eligible corporation or partnership can use the self certification process. To self-certify, a corporation or partnership must complete the required form and attach that form to their federal income tax return. The return with the attached form must be filed within the established timeline.

Opportunity Fund Pitfalls

Despite the many benefits that Opportunity Funds offer to investors, there are always risks associated. The key to mitigating associated risks is to remain diversified, while still taking advantage of the capital gains tax relief available through the program. On the other hand, if investors stay diversified, then there might not be enough funds flowing into these vehicles.

Corporations or financiers interested in investing in an Opportunity Fund should consider if the program’s new developments and investments in local businesses will spark revitalization in a low-income community. This will help determine if investors may reap a windfall. Additionally a single investor will likely not have enough capital gains to make an Opportunity Zone project work. Pooling funds from multiple investors may be necessary, which may create additional issues of governance and possible challenges for investors.

The following questions can further clarify the ins and outs of Opportunity Zones.

#1. How were Opportunity Zones created?
The Tax Cuts and Jobs Act created Opportunity Zones on December 22, 2017.

#2. Have Opportunity Zones been around a long time?
The short answer is “no.” The first set of Opportunity Zones were designated on April 9, 2018. To date, Opportunity Zones have since been designated to cover areas within all 50 states, the District of Columbia, and five U.S. territories.

#3. What is the purpose of Opportunity Zones?
At their core, Opportunity Zones are an economic development tool. They are strategically designed to spur both economic development and job creation in distressed urban and rural communities throughout the country.

#4. What is a Qualified Opportunity Fund?
A Qualified Opportunity Fund is an investment vehicle. It is setup to be a partnership or corporation, and used to invest in eligible property that is located within a Qualified Opportunity Zone.

#5. Do I need to live in an Opportunity Zone to take advantage of the tax benefits?
The short answer is “no.” To enjoy the tax benefits, you need to invest a recognized gain in a Qualified Opportunity Fund. Next, you will need to elect to defer the tax on that gain.

#6. I am interested in forming a Qualified Opportunity Fund. Is there a list of Opportunity Zones available in which the Fund can invest?
The list of designated Qualified Opportunity Zones in which a Fund may invest can be found at Notice 2018-48.


For more information on Opportunity Zones, please visit FAQs


The information above has been obtained from sources believed reliable. While we do not doubt its accuracy, we have not verified it and make no guarantee, warrant or representation about it. It is your responsibility to independently confirm its accuracy and completeness. Any projections, opinions assumptions or estimates used are for example only, and do not represent the current or future performance of the property. ref: wm043021#1234

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Paula Turner, Broker
Mobile 760-578-6564
Office 760-360-8200
DRE #00702492

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Ranked #1 in the Coachella Valley for Commercial Real Estate

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Susan Harvey, Owner
Mobile 760-250-8992
Office 760-360-8200
DRE License #00957590