List a tenant-occupied property to investors who buy them that way — no showings on your tenants, no vacancy, no listing circus. You state your price, your rent and your lease. Tim reviews it, adds a signed opinion of value, and publishes it to account-holding investors in Half Moon Bay.
Takes about five minutes. You see the finished memorandum before you submit it.
Tenant-occupied Half Moon Bay property published by its owner, each with Tim’s signed opinion of value. Price, rent and yield open with a free account.
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Address, asking price, current rent, lease remaining, photos.
He signs an opinion of value in his own name and licence.
Only to investors holding an account in this market.
Offers reach you through the agent. Nothing binds until a contract is signed.
Nothing you enter is visible to anyone but Tim until he approves and publishes it. You can withdraw at any point.
Most owners think the choice is keep it or sell it and pay the tax. Under IRC §1031 there are three doors — and the second and third are the ones nobody explains.
Rent, repairs, the 11pm call. No tax event, no change.
Cash in hand, tax due this year. The cliff most owners picture.
Defer the tax, move the same capital into a better asset.
Defer the tax, keep the income, hand off the management.
Rungs 3 and 4 run on the same clock: 45 days to identify, 180 to close, and the proceeds must never touch your hands — a qualified intermediary holds them. Miss a date and it becomes rung 2 whether you wanted it or not.
Take the cash and settle up. Capital gains, depreciation recapture and state tax come due in the year you close. Simplest — and the most expensive of the three if you were going to reinvest anyway.
Cash outRoll the proceeds into another investment property and defer the tax. Newer building, better location, less management — the same capital doing more work.
Defer & upgradeSome owners want the income without the tenants. Fractional structures such as a Delaware Statutory Trust can qualify as replacement property. A DST is a security, not real estate — sold by licensed securities professionals, not by Tim, and not right for everyone.
Hands offTim is a licensed real estate broker — not a CPA, attorney, qualified intermediary or securities representative. None of the above is tax, legal or investment advice, or an offer of any security. Talk to your own CPA and a qualified intermediary before you list, not after.
Bring the address, the rent and roughly what you owe. You will leave knowing which rung actually fits, what the timing looks like, and what it would net — whether or not you ever list anything.
Tim McMullen · Tim McMullen, Broker, CA DRE #02016832 · DRE #02016832