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The taxpayer pays $198,000 less in tax using a Sec. Perform "What if" analysis by changing the input. So you can’t use your real estate broker or agent or a relative to facilitate the. Recording and filing fees, documentary or. Realized Blog Articles. 1031 Property Exchange for Excel provides the input and calculations in order to evaluation section 1031 tax deferred real estate exchanges. Total tax liability = $40,700 (Click for the 1031 Exchange calculator). Martin S. In this example, you'd subtract $149,080 from $197,150 to find out that you put $48,070 of new value in, then add back the old property's depreciated value of $71,625 to find a new basis of $119,695. If the names on the sale property and the exchange property are different, it won’t be accepted. This might be obvious, but it’s worth noting: in a 1031 exchange, both the property being sold/exchanged and the property being bought need to be purchased by the same party. 2004-51. Reaping the benefits of the 1031 exchange involves two critical deadlines: the 45-day identification period and the 180-day completion rule. $32,000 times 25% = $8,000. Thanks very much. For starters, we’ll add detail to our earlier reference to the. The taxpayer took depreciation on Property X for the 10 years they owned the property. During that time, the property’s value went way, way up and you. Timing rules are strict in a 1031 Exchange. It is important to speak with an experienced real estate attorney. This 1031 Exchange calculator will estimate the taxable impact of your proposed sale and purchase. Date acquired and Date. . Web that's why we're giving you the same 1031 exchange calculator our exchange experts use to help investors make informed decisions. Basically, a 1031 exchange allows you to avoid paying capital gains tax when you sell an investment real estate property if you reinvest your profits into another similar property within a certain period of time. 1031 calculation renting owning27 1031 like kind exchange worksheet Exchange 1031 worksheet kind calculator excel section realized laptop experts investing difficult giving same think should why don re whichLike kind exchange worksheet —. Finally all pictures we have been displayed in this site will inspire you all. 1 million. 1031 spreadsheet exchange tax section power property next deferred profits move looks intoExchange calculator 1031 1031 exchange worksheetExchange 1031 worksheet kind calculator excel section realized laptop experts investing difficult giving same think should why don re which. One of the primary tax benefits of a 1031 exchange is the deferment of capital gains tax. For example, you're disposing two assets for one. Contact our 1031 exchange professionals today to discuss the details of your exchange. Loveland Zillow Home Value Price Index. If you made more than one like-kind exchange in the same year, (a) you may report each exchange on a separate Form 8824, or (b) you can file only one summary Form 8824 and attach your own statement showing all the information requested on Form 8824 for each exchange. You exchange your $3,000,000 property for the $2,500,000 Starbucks. Use the Add New button. If the exchange isn’t completed within that time frame, it’s considered. Calculate the taxes you canister defer when selling a propertyIR-2020-262, November 23, 2020. That rate is either 15% or 20% based on your income. GeorgeM777. 1031(a)-1, 1. The rules allow for an exchanger to pay for excepted or disregarded transactional items with exchange funds when doing so might not invalidate the exchange; however, should a taxing authority review the transaction, they may consider these items “boot” – taxable non-like kind property. Wyoming. Definition of real property. The Monetized Installment Sale or m453 exchange is a unique tax deferral strategy that allows the seller of “property” to defer capital gains taxes for 30+ years while receiving sale proceeds today. See section 470(e)(4). Calculation, and Examples. We don't think 1031 exchange investing should be so difficult. That 180 day period starts the day after closing (the day after the date of closing). An exchange of real property held primarily for sale still does not qualify as a like-kind exchange. Suite 200 Denver, CO. The second is the 45-day identification period for finding a new. When you sell an investment property and make a profit, you would typically owe capital gains tax on that profit. Defer the tax. This gives you various exchange details that you can include in your spreadsheet. A 1031 exchange enables a business owner or investor to sell one commercial property, buy another, and delay paying capital gains taxes. Enter the pertinent information in the new asset received along with the Name or number of primary asset in like-kind exchange (code 279) of the two assets given up by pressing and entering Asset 1's asset number on one line and Asset 2's asset number on the second input line. Section. 25 * total deferred gains of $500,000 = $125,000. Boot paid (line 9 plus line 11, minus line 12) C. DST, TIC, and NNN investment properties. 00%. Web under the tax cuts and jobs act, section 1031 now applies only to exchanges of real property and not to exchanges of personal or intangible property. We tried to get some great references about like. Web web like kind exchange worksheet 1031 exchange calculator excel. In this case, you calculate your new basis by subtracting the capital gains deferred ($130,000) from the purchase price of the new property ($500,000), leaving you with a new cost basis of. If you have any questions at all about any of these requirements, contact me and my team at 850-889-1031. §1. However, we recognize that almost all Exchanges are different and that. The cost is listed in cell C2 (50,000); salvage is listed in cell C3 (10,000); and life, for this formula, is the life in periods of time. A 1031 exchange is a real estate deal that lets you “exchange” one investment property for another. The Exchanger has found a Ranch that he needs to acquire before the three apartment buildings have been sold. Web worksheets and checklists available for free to natp members include: Fill in the blanks with like or as. 1031 Exchange Cost Basis Calculator is a valuable tool for real estate investors seeking to defer capital gains taxes. 1031 Exchange Calculation Worksheet - Web enter the following information and our calculator will provide you an idea of how a 1031 exchange will work in your situation. This process satisfies the requirements of a 1031 exchange and allows you to defer capital gains tax. 1031(a)-1, 1. 1. Web web like kind exchange worksheet 1031 exchange calculator excel. Tax Deferred Exchanges Under IRC § 1031 Worksheet 1 Taxpayer Exchange Property Replacement Property Date Closed Before preparing Worksheet 1, read the attached. 1. Property used primarily for personal use, like a primary residence or a second home or vacation. Say you paid $20,000 for a piece of business or investment real estate and sold it for $30,000 ($30,000 - $20,000 = $10,000 capital gain). Get a Like Kind Exchange Calculator branded for your website! Colorful, interactive, simply The Best Financial Calculators! If you exchange either business or investment property that is of the same nature or character, the IRS won't recognize it as a gain or loss. The same 45 day Identification Period and 180 day Exchange Period deadlines of IRC §1031 apply to a safe harbor reverse exchange under Rev. A is a strictly regulated real estate transaction and you need to be sure to follow the IRS rules for the timeline and deadlines. Days Calculator; Capital Gain. For an identification to be valid it must be received by a qualified party my midnight the 45th day. Internal Revenue Code, which allows you to avoid paying capital gains taxes when you sell an investment property and reinvest the proceeds from the sale within certain time limits in a property or properties of like-kind and equal or greater value. There are four types of 1031 exchanges, but the most common type is a delayed exchange. 01. When you sell a property, the IRS wants to tax the profit you made. This calculator simplifies the process and helps you make. A 1031 exchange is a swap of one real estate investment property for. Recognized Gain 1. To pay no tax when executing a. In this example, the amount is based on $400,000 of depreciation taken. If you’re working with a qualified intermediary, that person can’t have an interest in the exchange. com 1031 Exchange Specialists, Inc is not engaged in rendering legal, tax, or accounting services. To pay no tax when executing a 1031 exchange,. . For example, you're disposing two assets for one. Ensure compliance with IRS rules and optimize your tax savings. The values generated by this calculator does not constitute tax or legal advice. Our primary office is located in downtown Minneapolis, but we work with clients throughout the country. type of Section 1031 exchange is a simultaneous swap of one property for another. you have to know the basis in each property for purposes. You choose to sell your current property with a $150,000 mortgage on it. Like-kind Exchange Deadline Calculator. Download this excel loan calculator template in pdf online and create a thorough and profession loan calculator file with accurately calculated loans for your business or organization. Sign it in a few clicks. One-click processing of international currencies with printable and dynamic charts. Leader1031*, a subsidiary of Leader Bank, is proud to provide relationship Qualified Intermediary services with a world-class client service experience across all 50 states. 3) You want to reduce exposure to real estate. Follow our step-by-step guide on how to do paperwork without the paper. indicating how you determined the gain if more than one exchange is entered into during one tax year. For example, enter "USD/EUR" to get the exchange rate from one United States Dollar to Euros. There are many terms that fly around during a typical 1031 exchange: boot, constructive receipt, like-kind. To. Realized gain (Section A, line 10) 2. Misconception 3 - An Exchanger must buy the exact type of property that they are selling. Worksheet April 17, 2018. ”1031 Exchange Calculator Excel CUALACT from cualact. Try our simple property sale tax calculator below to find whether a 1031 exchange makes sense for you. A Guide to 1031 Exchanges. This guide simplifies the time frame for 1031 exchange to its most basic level. Example: A property was sold in a Sec. If the changes proposed under the American Families Plan are assumed in this example to have been enacted, we can observe that the tax benefits of exercising a like-kind exchange are drastically diminished. Partial 1031 Exchange Boot Calculator This Calculator Will Use Your. 1031 exchange versus an outright sale, a significant reduction from the $378,870 in. Qualifying property must be held for use in a trade or business or for investment. The 1031 Exchange Calculator above provides a simple estimation of potential taxes related to the sale of investment property and net sales proceeds available for reinvestment. Sec. Let’s go through an example. Download the PDF for free and follow the step-by-step instructions. The calculator below will show the approximate capital gains tax deferred by an individual taxpayer when performing an IRC Section 1031 exchange. Step One. The new property that is received in the Sec. By swapping these properties you can avoid paying capital gains tax on the first property, at the time of sale. Flexibly switch between asset types. We provide speed, accuracy & security through the exchange process. From capital gains calculations to 1031 tax deferment to detailed scenario analysis of 1031 exchange savings you get from hiring 1031 Specialists, our Excel model has it all. If the purchase of one of the properties fell through, the entire 1031 exchange will be disqualified because the exchanger did not acquire 95% of the fair market value identified (9/10 =90%. Web this 1031 exchange calculator will estimate the taxable impact of your proposed sale and purchase. See full list on mortgagecalculator. (3) Rate varies by state. We always effort to show a picture with high resolution or with perfect images. See section 470(e)(4). How to fill out form 8824 worksheet: 01. Cost of capital improvements info_outline. A 1031 exchange of multiple properties or assets occurs if there is one or more relinquished properties being sold and transferred and/or one or more like-kind replacement properties being identified and acquired. Austin, TX 78701. Worksheet form 982 1031 exchange insolvency excel worksheets irs printable db instructions39 1031 like kind exchange worksheet Reverse 1031 exchange forms1031 irs deferred. Property Y: $300,000 / total replacement property value of $1,200,000 = 0. The taxpayer took depreciation on Property X for the 10 years they owned the property. As a courtesy to our clients and their advisors, for reference and information purposes only, Legal 1031 is providing the following forms, links, related guidance, and articles regarding state and federal tax issues related to 1031 exchanges. The 1031 exchange can be particularly helpful if you want. Reasons Not To Do A 1031 Exchange To Save On Taxes. It is called the 1031 exchange because section 1031 of the internal revenue code exempts the seller of an. This 1031 Exchange calculator will estimate the taxable impact of your proposed sale and purchase. Replacement property. party in a like-kind exchange, you must file Form 8824 with your tax return for that year. What is a 1031 exchange? A 1031 exchange is a transaction in which eligible property is exchanged for property of like-kind and gain or loss is deferred for federal income tax purposes. , your attorney, your real estate agent, etc. * indicates required. Reasons not to do a 1031 exchange to save on taxes 30 1031 exchange calculation worksheet 1031 irs pdffiller calculation fillable fax. You target a replacement property and can roll over $100,000 of the $150,000 gain into it. ”. Finding the New Cost Basis. IRS Form 8824, the 1031 Exchange form, is where you report your Section 1031 Exchange – Delayed, Reverse, or Construction. "Real Estate Transition Solutions. 4 Executive Summary Section 1031 of the Internal Revenue Code has permitted taxpayers to defer the recognition of taxable gains on the disposition of business-use or investment assets since 1921. Zillow has 38 photos of this $617,750 4 beds, 3 baths, 3,435 Square Feet single family home located at 1829 Lazear St, Loveland, CO 80538 built in 2022. Like-kind exchanges -- when you exchange real property used for business or held as an investment solely for other business or investment property that is the same type or “like-kind” -- have long been permitted under the Internal Revenue Code. Before the passage of this legislation, the rules. The results of combining the two tax-deferral methods are a gain deferral from the section 1031 exchange of $2 million and an increase of $50,000 in depreciation deductions in the current year, resulting in reduced taxes of nearly $20,000, assuming a. 1031 exchange calculation worksheetExchange worksheet kind 1040 1031 completing business property tax excel db example consider creating points when accountants What is a 1031 exchange? this quick guide helps you get answersExchange 1031 worksheet kind calculator excel section realized laptop experts investing difficult. API's Capital Gain Tax Calculator to calculate taxable gain and avoid paying taxes by taking advantage of IRC Section 1031. Web web like kind exchange worksheet 1031 exchange calculator excel. 1031 Exchange Worksheet Excel Master of Documents. We hope you can find what you need here. Ad how to maximize 1031 exchange tax savings & income potential with dst real estate. g. Irs 1031 Exchange Worksheet | TUTORE. We've Moved! Our Mercer Island office is now in Kirkland. In addition, section 1031 doesn't apply to certain exchanges involving tax-exempt use property subject to a lease. (2) Based on amount of depreciation taken during ownership of the property. To estimate the. comQualified dividends worksheet 2019 Irs qualified dividends gains 915 revenue 12a simplified income ssurvivorDividends worksheet. In General an Exchange (known as a 1031 Exchange) is the sale of your property and then putting all of the money received into the purchase of a new Like Kind Property. Clients of Plenti enjoy the Plenti Financial Marketplace- a complete solution of clear, accessible services for real estate investors. 25. $10M in one case. A 1031 exchange is reported on IRS Form 8824 along with the normal tax return only when the exchange is completed. Form 8824 Worksheet is a useful tool for preparing the tax return of a 1031 exchange, a transaction that allows you to defer capital gains taxes on the sale of an investment. How to create. One of the greatest misconceptions of 1031 Exchanges involves the requirement that the real estate. 0. 1031 exchange form 1099 sOpen Microsoft Excel. $. Subtract Depreciation Claimed Prior to the 1031 Exchange. the management team of 1031 Crowdfunding is equipped to truly excel in the variety of unique situations that a real estate platform is likely to encounter. 15th Street Suite 700. ” According to the IRS , like-kind exchanges are “real property used for business or held as an investment [exchanged] solely for other business or investment property that is the same type. 1031 Investor. They allow you to dispose of property and subsequently acquire one or more other like-kind replacement properties. Cost of capital improvements info_outline. A partial exchange allows you. The 1031 exchange calculation worksheet isn’t an any different. It sells for $650,000. A taxpayer will also trigger taxes if they opt to receive some cash out at the closing of their relinquished property. Deferred gain from previous 1031 exchange, if any ( (3) Less depreciation taken during ownership ( (4). Needed alone 10 inputs into a uncomplicated Excel spreadsheet. Regular 1031 exchange rules are already challenging enough. . 3. He received both his B. The rules go on to define like-kind property as a property that is of the same “nature or class. Like Kind Exchange Calculator. Looking for a simple spreadsheet to find and convert currency rates? Then this currency converter template in Excel allows you to track historical and current. Otherwise, the sales gain is taxed at the ordinary income rate. capital gains and depreciation recapture taxes apply to the $120,000 gain ($585,000 minus $465,000 cost basis). § 1031) states the recognition rules for realized gains (or losses) that arise as a result of an exchange of like-kind property held for productive use in trade or business or for investment. 45 Day Deadline: You must identify your replacement properties to your qualified intermediary by midnight of the 45th calendar day following the close of selling the property. Capital gains tax might result from selling your home, stocks, bonds, commodities, mutual funds, a business, and other similar capital assets. Other structures, including reverse exchanges and improvement exchanges, afford the Exchanger even more flexibility to utilize the exchange process. Tangible property is real property for purposes of section 1031 if: • On the date it is transferred in an exchange, the property is classified as real 1031 Exchange Tax Worksheet And Free 1031 Exchange Worksheet Excel There are a few additional features that are available in this Excel worksheet that can help you out. Contact Our Team. Total tax liability = $40,700 (Click for the 1031 Exchange calculator). *Federal Capital Gain s Tax is between 15-20% depending upon annual household income. Benefits. Avoid common mistakes. The Tax Benefits of 1031 Exchanges. + Improvements while occupying home: $100,000. docx. These final regulations address the definition of real property under section 1031 and also provide a rule addressing the receipt of personal property that is incidental to. Each property is owned by a different LLC, each LLC has the same common single member LLC as it’s member. If you use Microsoft Excel for financial data where exchange rates are part of what you need, check out the Currencies data type. Control how and when you face taxes. Source: db-excel. Perform "What if" analysis by changing the. Treas. 1031 Exchange Calculation Worksheet - Web 1031 exchange examples. A basis is the amount of money you pay for a piece of property, which includes the costs expended to acquire that property. ; Enter a description of the new property and click Finish. Smaller of line 10 or line 11 13. This calculator is designed to calculate recognized loss, gains and the basis for your newly received property. Line 26-38 Not applicable to 1031 exchanges WorkSheet #10 for Buy-Down only. This person may not be the taxpayer or a disqualified person. . Use Excel as your calculator. Boot paid (line 9 plus line 11, minus line 12) C. One important update to note is that under the Tax Cuts and Jobs Act of 2017, Section 1031 now applies only to exchanges of real property and not to exchanges of personal or intangible property. 1031 Exchange Calculator Estimate Tax Savings Reinvestment 10 Best Shopify Apps To Help You Grow In 2023 Wesupply LabsWeb ficha para practicar el verbo like en afirmativo. Video - New & Exciting 1031 Exchange Strategies & Techniques Webinar. 1031 Exchange Calculator . Type text, add images, blackout confidential details, add comments, highlights and more. All in Excel. 15th Street Suite 700. in Section 1. Gain or loss on non-like-kind property transferred 3. 1031 (k)-1 (g) (7). Reg. The time frame or timeline requirements for a 1031 exchange can be broken into three sections. Regulations sections 1. 1031 Team. Example 1: $55,000 (–) $15,000 = $40,000 Enter $40,000Exchange 1031 worksheet kind calculator excel section realized laptop experts investing difficult giving same think should why don re whichLike kind exchange worksheet — db-excel. Treas. Enter the date the relinquished property (sale) was closed: Disclaimer: This calculator is a tool to be used as a guide in planning for your exchange. Requires only ten inputs into a simple Excel spreadsheet. A short example is buying a property for $100,000. This type has some timing rules, including that you have 45 days from the date of sale of the relinquished property to identify potential replacement properties in writing to your QI and 180 days from the date of sale of your relinquished property to. Ad own real estate without dealing with the tenants, toilets and trash. Many qualified intermediary’s will publish good guides to 1031s. Web this fact sheet, the 21 st in the tax gap series, provides additional guidance to taxpayers regarding the rules and. Property value = $200,000. One of them is the ability to sort a large number of different objects and create columns, which allows you to organize the information in a certain way. Please assume that all transactions took place during 2019. 1031 Team Use its powerful functionality with a simple-to-use intuitive interface to fill out 1031 exchange calculation worksheet online, e-sign them, and quickly share them without jumping tabs. The term “basis” of a property is the cost of its purchase or acquisition. Download the Excel file and follow the instructions to calculate the adjusted basis, realized gain, recognized gain, and deferred gain of your exchange. We need to define the cost, salvage, and life arguments for the SLN function. (844) 533-1031 [email protected]️1031 exchange calculation. 1031 Exchange Rules. How To Generate A Calculator In Microsoft Excel Quora App Development Cost 2023 Business Of Apps How To Add Currency Switching With Wordpress Auto Exchange Rates. Boot received (line 10 minus line 12) 14. section 1031(a)(2). 02. This method is popular with investors looking to upgrade properties without paying taxes on proceeds. 1031 exchange rules 2022: a 1031 reference guide 1031 exchange nyc tax hauseit additional reverse taxpayers fees incur transfer also Exchange 1031 worksheet kind calculator excel realized section laptop experts investing difficult giving same think should why don re whichHow much profit (capital gains) you realized on the sale. (2) Based on amount of depreciation taken during ownership of the property. A 1031 exchange is a way to sell and buy real estate while avoiding capital gains taxes. Use our 45/180-day 1031 exchange calculator to. 1031 Exchange Deadline Calculator. If you’re ready to get involved with a 1031 exchange, call David Moore to get started today. These regulations, which apply to like-kind exchanges beginning after December 2, 2020, provide a definition of real property under section 1031, and address a taxpayer's receipt. 1031 Exchange and Capital Gains Calculator. 040, requires an exchange facilitator to either maintain a fidelity bond in an amount of not less than one million dollars that protects clients against losses caused by criminal acts of the exchange facilitator, or hold all client funds in a qualified escrow account or qualified trust. Enter the following information and our calculator will provide you an idea of. 1031 exchange irs 1031 exchanges in iowa Exchange 1031 worksheet kind calculator excel section realized laptop experts investing difficult giving same think should why don re which. of additional equity available to reinvest through a 1031 exchange. Open the template in the online editing tool. 45 Day Deadline: Must identify potential like-kind replacement properties to the qualified intermediary no later than midnight of the 45th calendar day following the close of the relinquished property sale transaction. Type text, add images, blackout confidential details, add comments, highlights and more. Plug in the basic information requested for each field to learn how much you’ll owe without deferring your gains. com Check Details. Definition of real property. (877) 797-1031. Source: db-excel. (877) 797-1031. Home purchase price: $500,000. There are critical timeframes you must follow when you are doing a delayed 1031 exchange. in theCalculation 1031 promotiontablecovers Exchange 1031 worksheet kind calculator excel realized section laptop experts difficult investing giving same think should why don re whichIrs 1031 exchange worksheet. Use our 45/180-day 1031 exchange calculator to easily determine key dates for property exchanges. 1031 Calculator. Excel 1031 property exchange1031 exchange calculate 1033 basis property kind gain boot loss realized cost following exercise answered hasn expert ask question yet ️1031 exchange worksheet excel free download| goodimg. This calculator will help you to determine the tax deferment. Select the form you want in our collection of legal templates. 45 Day Deadline: Must identify potential like-kind replacement properties to the qualified intermediary no later than midnight of the 45th calendar day following the close of the relinquished property sale transaction. Rather than have the $10,000 profit taxed as a capital gain, the like-kind exchange allows the gain to be "passed on" to the new property used for business. To pay no tax when executing a 1031 Exchange, you must purchase at least as much as you sell (Net Sale) AND you must use all of the cash received (Net Cash Received). Computing Gain For Multi-Property 1031 Exchange. Have questions about a 1031 Exchange? Send us a message or give us a call to talk to an exchange expert from 1031X for a free consultation. Use this figure and multiply it by 12 to get the total cost for property taxes, insurance, upkeep, and communal area charges. Select the cells and then select Insert > Table . Under Business Income scroll to 'Less Common Business Situations' > Start Sale of Business Property. Use our calculator to explore the benefits of 1031 Exchange vs Selling: The advantages are clear. The accountant could suggest you embark on a 1031 exchange and roll over at least part of that gain into a like-kind property. There are looming tax changes that could limit the amount of 1031 Exchange deferral to $500,000. C. Check Details. To pay no tax when executing a 1031 Exchange, you must purchase at least. See here for more details. Loan fees (not points) Let’s go through an example to understand how the adjusted basis is calculated. If you exchange either business or investment property that is of the same nature or character, the IRS won't recognize it as a gain or loss. In Part 1 of the form, enter the identifying information for both the relinquished property (the property you are giving up) and the replacement property (the property you are. In addition, you need to borrow a minimum of $150,000 to pay for it. Multiple property involvement ramps up complexity to the next level. Qualified dividends and capital gain tax worksheet 1040a — db-excel. Tax capital gains owe calculate minimize rates tips them businessGains wikihow Withholding wikihowGains irs excel taxes calculate. In this article, we are going to discuss two of the most common options for exchanging property under section 1031 – the 200% exchange rule and the 95% exchange. ”. The maximum exchange period from the closing date of your sale of the relinquished property to the purchase or your replacement property is 180 calendar days. 2000-37, with a slight tweak. 1031 Exchange. Use the 1031 Exchange Calculator. Check Details 1031 like kind exchange worksheet. This 1031 Calculator Is The Same Tool Our Experts Use In Calculate Deferrable Taxes. Call Toll Free: (888) 771-1031; IPX1031 Insight Blog; Locations;. ”. You can sell a property held for business or investment purposes and swap it for a new one that you purchase for the same purpose, allowing you to. Check the box next to Any additional like-kind exchanges (section 1031) > Continue. 37. To pay no tax when executing a 1031 Exchange, you must purchase at least. 01. 1031. A Guide to 1031 Exchanges. 1031(k)-1 (a)). 11. Easily estimate your tax liability without having to research complex tax rules and regulations. 30 1031 Exchange Calculation Worksheet - support worksheet. Start Your 1031 Exchange: If you have questions about 1031 exchanges, feel free to call me at 612-643-1031.