● 1031 Exchange · Capital Gains

Adjusted basis, gain,
and the tax you could defer.

Enter your purchase and sale details — depreciation, capital gain, and an estimated tax bill come out the other side, compared side-by-side with what a 1031 exchange could defer. Click the i beside any term for a plain-language definition.

Not tax or legal advice. Christopher is not an attorney or accountant. These figures are here to help you have an informed conversation with your CPA, tax attorney, or qualified intermediary — not to substitute for one.
Looking for a rental cash-flow / cap-rate calculator instead? Open the Property Analyzer →
Client
Property & holding period
real or estimated
Original acquisition
$
not depreciable — excluded from the depreciation base
$
title, legal fees, transfer tax, recording fees
$
Capital improvements
$

Added to your depreciable base from the purchase date, for simplicity — improvements made mid-hold technically depreciate on their own schedule.

Other basis reductions
insurance or tax-deducted losses
$
Sale
$
commissions, closing costs
$
for proceeds only — doesn't affect gain
$
Tax assumptions
%
Wisconsin note. Wisconsin taxes capital gains as ordinary income (brackets 3.50%, 4.40%, 5.30%, and a top rate of 7.65%), but long-term gains on assets held more than a year — including real estate — qualify for a 30% exclusion. The top-bracket, long-term effective rate of 5.355% (7.65% × 0.7) is defaulted here because that's what most sellers will actually owe. Pick a different preset or type a custom rate if the client's Wisconsin bracket is lower — or if the property doesn't qualify for the exclusion.
25% is the federal maximum on Section 1250 gain
%

Running ledger

Basis, gain, tax, exchange

Adjusted cost basis

Purchase price$0
+ Closing costs$0
+ Capital improvements$0
− Accumulated depreciation$0
− Casualty loss deductions$0
Adjusted cost basis$0

Depreciation detail

Depreciable base$0
Useful life39 yrs
Annual depreciation$0
Held—

Capital gain

Sale price$0
− Selling expenses$0
− Adjusted cost basis$0
Total capital gain$0

Estimated tax if sold outright

Depreciation recapture tax$0
Federal capital gains tax$0
Net investment income tax$0
State capital gains tax$0
Total tax liability$0

Sale vs. 1031 exchange

Sold outright1031 exchange
Sale price$0$0
Loan payoff$0$0
Selling expenses$0$0
Total tax liability$0deferred
Proceeds to reinvest$0$0
Exchanging defers an estimated $0 in tax, leaving that much more principal working in your next property.

Exchange deadlines

45-day identificationfrom the relinquished property's closing—
180-day exchange completionfrom the relinquished property's closing—

Not tax or legal advice. Christopher is not an attorney or accountant — this tool is for planning and education, meant to help you have an informed conversation with your CPA, tax attorney, or qualified intermediary. Depreciation uses a straight-line estimate prorated by calendar days and doesn't apply the IRS mid-month convention; recapture, NIIT, and state rules vary by situation. Confirm final figures with a qualified professional before acting.

Every 1031 exchange has strict deadlines and requires a qualified intermediary. Reach out to Christopher to make sure your timing and paperwork line up before you close.

Schedule a timeProperty Analyzer
Christopher J. Mokler & Associates

Commercial real estate advisory across the State of Wisconsin. Chris Mokler is a licensed Wisconsin broker and an agent of Keller Williams–Fox Cities. Powered by KW Commercial.

Offices
1990 Walter Court
Oshkosh, WI 54901
517 N. Westhill Blvd
Appleton, WI 54915
Direct
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