NAR Conference & Expo: Inland’s Patricia DelRosso Talks 1031 Exchanges


Tax-deferred exchanges of commercial property can postpone and even eliminate federal taxes due on the sale of properties that qualify for tax-deferred status.  Since 1921, the IRS Section 1031 exchange rules have been in place with the intent and effect of generating capital for investment.  Tax deferment on an exchange of property in “like kind” as 1031 stipulates is effectively an interest-free loan from the federal government in the amount of the taxes that would have been due on a simple sale.

As great as that sounds, navigating the obstacle course in qualifying is a challenge for most, meaning it’s a full-time job for some. Patricia Del Rosso of Inland Private Capital has built a major practice in 1031 transactions, and came to talk about 1031 to clients trying to get their tax-deferred exchange strategies in a row.

Rise In The Investment Market Means Rise In 1031 Demand

“1031 transaction volume has increased over the last 18 months – between 50% and 100% nationwide” said Del Rosso. “The capital markets were in paralysis — potential buyers had to means to buy, which hit commercial very very hard.”. But the new commercial market had more stringent financing requirements.  “Requirements for lower loan-to-value ratios and more restrictive clauses and covenants” means that 1031s loom large as an more attractive source of capital to get a deal done.  “We see more potential exchangers coming off the sidelines and getting the prices they want.  It’s uneven – [some markets] are still very bad and will take more time, but elsehwere, you see multiple offers and some move to a new transaction form: setting up auction bid processes.”

Paid-Up Baby Boomers Looking To Sell

DelRosso described a key 1031 demographic: baby boomers, whose interest in tangible assets means they have often invested in and worked/managed commercial property, and are now looking to retire.  “[They] want to parlay their sweat equity and capital appreciation into something with more predictable income. There’s a huge population for this, growing all the time. They consider 1031 because they have held the property for so long. the rents they have received have gone to pay the mortgage… over 10-20 years, they may not have any debt. If they do, it’s probably quite small. typically they have not raised the rent according to market conditions. you often find they have very low returns and they dont even realize it.  – some as low as .5 to 2%.”

The Tax Situation

While you may not have access to a seller’s form 1040, you’d be surprised what sellers divulge when talking to a professional.  DelRosso explained “They have taken deductions that have brought them into a negative position in terms of the money they’ve invested in the property.  They forget they don’t have a zero tax basis, they have a negative tax basis. So they don’t realize when they sell, they have to come back to at least a zero tax basis on the property. They’re surprised they owe taxes on the property at sale time.”

The 1031 benefit is the natural fit for that situation – but of course an exchange needs to take place, so property to exhange needs to be identified and strict timeframes for the exchange under 1031 must be met.  Del Rosso’s strategies and tactics here  are many, including a Deleware Statutory Trust, a business trust called into exchanges partially for the purpose of facilitating a 1031 exchange.

You can get a full audio recording of Patricia Del Rosso’s presentation to REALTORS Conference & Expo 2012 “Increasing Your Market Share Via 1031 Exchanges” at PlaybackNAR.



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  • Gene Buckalew

    December 3, 2012

    Great comments on 1031’s. Here’s the underlying fact of life. Boomer property investors are looking for relaxation and greener pastures while boomers who didn’t invest are trying to figure out how they can hold onto to semblance of liquidity.

  • Bryan Moorman

    December 3, 2012

    1031 exchanges are a must for most commercial investors. I have a client with several residential and light commercial properties and they use l031 exchanges all the time. In trading like property with like property, we have found that to mean almost any investment property. For example my client has traded residential property for light commercial properties which are considered “like kind” for investment purposes.

  • Troy Kusle

    December 3, 2012

    As a residential agent, being aware of 1031 Exchange requirements and educating yourself and your client on how it will benefit the mom and pop investors can really open up a whole new stream of business and increased sales; the beauty is a 1031 Exchange always requires a replacement property, so there is twice the earning potential for the savvy agent.

  • Stacy Corrigan

    December 3, 2012

    What I have found 1031 exchanges to be potentially dangerous for the investor who’s just looking to avoid taxes and doesn’t have their hands solidly in the market. Having to identify replacement properties within 45 days for a novice investor can cause them to make financial mistakes or bad decisions on deals just due to the deadline. For the seasoned investor who has specific investment objectives, keeps their hands in the market and is not flustered by the urgency of they deadline because they know they will only exchange for a deal that serves their goals and not JUST to avoid taxes, I think 1031 is a perfectly suited tool. It’s tough being an investor and a Real Estate agent when service a novice 1031 investor because I cannot provide advice on the deal even if I observe them going down the wrong path. I would suggest choosing clients in 1031’s who’ve done them before or have a very savvy team with of professionals in their corner.

  • David Sprindzunas

    December 5, 2012

    Helpful article on 1031. While many investors know this, it is important to keep a close record of all expenses and improvements on a property in order to track the property’s tax basis — even if the tax ‘consequence’ is deferred to a later date.

  • Christopher Suhy

    December 12, 2012

    I would be interested to know the number of 1031 exchanges as a percentage of total sales delineated within regions and market segments. It certainly would be useful to see which segments are most underutilized with 1031 exchanges.

    • Wayne Grohl

      December 12, 2012


      That’s an interesting question. Outside of IRS data sources, I’m not sure how to find this raw data / how to sort it for regions. I’m also not aware of any IRS data publications that compile transactions by type.

      That said, if there’s one thing the government does well, it’s produce paper and publish information. I would head over to and to the publications section. Search on “1031” or “IRC 1031” or “1031 study” and the line, then settle down for a whole lot of results. Please let us know what you find!

      Thanks for reading.

  • Pat Wilson

    June 11, 2013

    Fantastic information. Interesting how 1031 Exchange still sounds esoteric, but relates to a monumentally large transaction base.


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