Tax Guru – Ker$tetter Letter

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Archive for May, 2005

Partial Exchange

Posted by taxguru on May 10, 2005

Q:

Subject: Exchange Question

Dear Sir or Madam:

I want to do a partial 1031 exchange. I am selling a relinquished rental property at $550K with a present mortgage of $285K in Virginia, and buying a replacement rental property at $275K with $0 mortgage in Florida. I am expecting an equity of approx. $240K from the relinquished property which I will fully invest into the replacement property and add $35K from my other sources. My net adjusted basis is $0 since the property has been fully depreciated.  I am trying to determine what percentage of my total tax (Federal and State Capital Gains, and Recapture of Depreciation will I be able to defer)?  My Recaptured depreciation tax is approximated at $22K; my Federal Capital Gains at $67K, and my Virginia Capital Gains at $30K if I do no exchange at all.  I have the following questions:

-Will I defer any Capital Gains in such a partial 1031 Exchange?

-If I do the above partial 1031 Exchange — what approximate amount will I pay Federal and State capital gains on and what amount will I have to pay recaptured depreciation on?

 

In summary, I am trying to determine if such a partial 1031 Exchange will defer any taxes for me. 

 

Thank you much,

 

A:

 As you describe the situation, you would save some capital gains taxes by doing a partial 1031 exchange

However, the taxes you will be saving will be the lowest taxes and not just half of the total possible. 

Whenever you do a partial exchange by missing the reinvestment target price, the first taxes that will be payable will be the most expensive ones, which are generally on the depreciation recapture.  After all of those have been picked up, will you get into the lower long term capital gains rates, which are the ones you would reduce under your proposed scenario.

If you need to know exactly how much tax you will save by doing a partial exchange, your personal tax advisor should be able to plug the applicable numbers in for you.

Good luck.

Kerry Kerstetter

Posted in 1031 | Comments Off on Partial Exchange

Posted by taxguru on May 9, 2005

Detroit Ponders Fast-Food Tax – Just another sin tax to feed the rulers’ insatiable thirst for tax dollars.

 

 

Lowering Expectations for Stock Returns – Good explanation by Gail Buckner of how stock market investments are supposed to work.

 

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IRS’s Free Advice Is Worth Every Penny

Posted by taxguru on May 9, 2005

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Exchanging Real Estate For Stock

Posted by taxguru on May 8, 2005

Q:

Subject: Exchange Question

An individual sells a rental producing property (Schedule E) and has identified a rental income property but it is taxable as an S Corp of which he is currently a 22.5% shareholder.  The majority shareholder of 55% will sell his interest within the 180 day limit.
 
Will this qualify as a 1031 exchange?
 
Thank you

 

A:

From the way you described the situation, there would not be a valid 1031 exchange.  It sounds as if you will be disposing of a rental property that you own in your own name.  The replacement that you are proposing sounds like a purchase of stock in the S corp that owns a rental property. 

A valid 1031 exchange requires like kind properties, which is real estate for real estate.  Corporate stock is considered to be personal property, regardless of what assets it owns.

If I misunderstood the details here, please give me a better explanation of the actual ownership of the properties involved. 

Kerry Kerstetter

My interpretation of this transaction must have been right, because I received the following reply.

Thanks for getting back to me.
 

Posted in 1031 | Comments Off on Exchanging Real Estate For Stock

CPA Endorsements

Posted by taxguru on May 8, 2005

What would an ad look like if we were recruited to endorse the same product as athletes and a certain former United States Senator have pitched?

Posted in Uncategorized | Comments Off on CPA Endorsements

Posted by taxguru on May 7, 2005

N.Y. telecommuter tax under fire. Lawmakers’ bill would block double taxation of workers – Thanks to Ben Cunningham for this story of the screw-job the Empire State is doing on people who live in other states, but work for companies that are located in New York.  This is the kind of crap the rulers in the PRC like to pull, levying unfair taxes on people who can’t vote in that state or do anything else to punish the elected aristocracy.  Unfortunately, the only recourse does seem to be a Federal law banning this because the state government has a vested interest in maintaining this source of unfair revenue.

Some people may feel it’s no big deal to have New York levy income tax on nonresidents because of the credit that is available on most state tax returns for taxes paid to other states.  As someone who prepares a high percentage of multi-state income tax returns, I can attest to the fact that such credits do not balance things out properly.  For people who do live in taxable states, the net effect is that they pay the higher state tax on their income, which would normally be New York’s for the people discussed in this article.  For people who live and work in states without income taxes, they are completely screwed because there is no way to recover the tax paid to New York.  

 

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Worst Retirement Investment

Posted by taxguru on May 7, 2005

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Best Retirement Investment

Posted by taxguru on May 6, 2005

One of the many misconceptions surrounding the debate over changing the way Social Security taxes are invested is the intentionally misleading one that the only alternative to the current structure is privately owned and controlled accounts that must invest in the stock market. Opponents of private accounts are literally giddy with glee each time the stock market drops because they believe that supports their case that such investment would be too risky for people to stomach. Their ridiculous contention that the only 100 percent safe and secure retirement account is the Social Security Ponzi scheme has already been covered by me, as well as many other learned individuals.

I thought this would be a good time to take another look at something I wrote about a little over a year ago, using your retirement account money to invest in your own business. I referred to a company in San Diego, BeneTrends, Inc, that has the prototype for setting up such an investment. I have no financial connection of any kind with BeneTrends; but I still think their concept is excellent. I have yet to hear of another company providing a similar service, and would be interested in learning of any.

The managers of BeneTrends liked my explanation of their program so well that they requested my permission to include it on their own website. This has lead to various emails from people who have been checking it out, such as the following.

From an attorney:

Subject: BeneTrends

Do you have any clients who have used BeneTrends? I see that BeneTrends is using your name and was wondering your experience with them? http://benetrends.com/News/TaxGuru.html. Someone has asked me about them.

My Reply:

I don’t have any clients of my own who are using BeneTrends. I learned about their service about a year ago from a reader and checked them out and wrote that article for my blog, which I gave them permission to post on their site.

Since then, I have received a couple of emails from people who said they were using BeneTrends and were happy with their service. There were only about two or three such emails.

What is good to note is that I have yet to receive any negative feedback of any kind regarding BeneTrends, which I assume would be forthcoming if anyone were to have a bad experience with them.

I hope this helps.

Kerry

From a person considering using BeneTrends:

Subject: Benetrends Rainmaker plan

Mr. Kerstetter,

I am very close to retaining the services of the folks at Benetrends to assist me in transferring a portion of my 401K savings to a new C corp. I plan to open.

I read your review of the Rainmaker plan at the Benetrends web site. To your knowledge are there any negative tax consequences using the Rainmaker plan? I would hate to have a surprise at a latter date. It appears the plan is within the IRS guidelines?

Of course I’m asking you because you are the expert. The 401k money will be worth more in ten years in my new business than invested in the stock market for the same duration. The franchise I am buying has a great track record and I feel I can successfully grow a profitable business. I hope in 5-10 years I can sell the business and roll the proceeds (at some higher multiple) into another retirement plan.

I appreciate any words of wisdom to help me through this “scary” process.

Sincerely,

My Reply:

As long as you follow the procedures, and properly understand the nature of the transaction that BeneTrends is setting up, everything should be fine.

You have to be very prudent, as manager of your corporation, that the money coming in from the 401k plan is to be considered as an investment in capital stock. You must therefore exercise due fiduciary diligence in conserving, maximizing and protecting that investment, just as you would if the money were being invested by unrelated parties.

I have seen cases where the corp managers got into serious trouble with IRS because they abused this fiduciary responsibility and used the invested funds as their own personal piggy-bank and blew the money on non-business kinds of things. I have never heard of these problems with BeneTrends clients, but I have seen them in similar types of transactions.

You are not supposed to have any personal access to the retirement funds without that being considered a taxable withdrawal. As long as the money is being utilized for legitimate business purposes, there will be no problems.

There will actually be some big tax consequences down the road if your business does well and the value of your retirement account grows considerably in value. There will be more income tax to pay when you draw out of your retirement plan in your later years.

Similarly, assuming our rulers in DC are not successful in killing the estate tax before you pass away, there will be a much larger asset to be included in your estate and possibly confiscated by IRS. Also, if you don’t have the plan in a living trust, the increased value could trigger higher probate costs, which are usually based on overall gross estate values. A good estate plan is essential to ensuring that the net worth you build up during your lifetime can be preserved and passed on to your choice of heirs.

Good luck. I hope this helps. As always, you should be working with a tax pro who can help you fine tune everything to fit your particular circumstances.

Kerry Kerstetter

Follow-Up:

Kerry,

Thank you very much for the feedback. I really appreciate it and I will take my fiduciary responsibilities very seriously.

Posted in Uncategorized | Comments Off on Best Retirement Investment

Setting Up Corporations

Posted by taxguru on May 6, 2005

Q:

Subject: C and S corporations

Hello,

Thank you very much for the informative C vs. S Corporations comparison.  Two friends of mine and I are thinking of becoming a corporation (IT Consulting) and are in the process of deciding which type would be best for us.  Based on your article, it is apparent that you are more in favor of the C type because of its’ flexibilities to be at a lower tax bracket.  I have an question which I hope you can shed some light on.  To be honest, mine and my friends’ main interest of becoming a corporation is to write off the “expenses” from our “corporation” in our current W2s.  Because we are planning to continue our day-time employment, we want to minimize the taxable incomes on our W2s by write-off our “corporate expenses”.  This is why we originally are leaning toward the LLC since we were told that it would allow us to deduct “corporate’s expenses” on the W2.  We later found out that this would also be the case for S corporation status.  I would appreciate your feedback on our thinking process.
 
Kind Regards,

A:

 As I have to warn everybody, you should be working with a tax pro who can help you fine tune everything to fit your particular circumstances.

However, a couple of points in your email warrant further scrutiny.  It sounds as if your corp won’t be generating any actual income, just expenses; and that you are going to continue to be a W-2 employee.  That has the inherent problem of whether your corp has an actual profit motive, which would be crucial in determining whether you would be entitled to deduct the pass-through losses from an S corp or LLC.  IRS frowns on the use of business entities just to generate paper losses.

What you may want to consider is to terminate your status as a W-2 employee and have our employer pay your new corp instead.  I have seen that technique save thousands of people huge amounts in taxes, including payroll taxes.  What is also possible is to do it both ways.  Some of your compensation is on W-2 and some through your corp.  There are various reasons to maintain some employee relationship, such as eligibility for the employer’s benefit plans. 

If your corp generates income, my earlier conclusion that a C corp has less tax than an S will apply for all of the reasons that I spelled out in my article.  As I mentioned in there, in terms of what kinds of expenses can be deducted, the C corp allows much more, especially in the area of fringe benefits and the Section 179 expensing election.

Good luck.

Kerry Kerstetter

 

Follow-Up:

Kerry,
 
Thank you very much for your insightful feedback.  We will definitely look more into Section 179 expensing election.  Again, thank you for your time and have a great weekend.
 

Posted in 179 | Comments Off on Setting Up Corporations

Posted by taxguru on May 6, 2005

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