Official Blog of Cap Core Real Estate

Jan. 26, 2020

How a 1031 Exchange Can Help You Upgrade Your Multifamily Property Tax Free

One complication that comes with owning multifamily property is the capital gains and other tax consequences of your investment. While it's the goal of every real estate investor to eventually upgrade to more valuable properties eventually, conventional property sales carry a high enough tax burden that it often isn't worth doing, especially for properties only a little more valuable than what you have now. You can defer this tax with a special kind of real estate transaction, called a 1031 exchange, that might bring those marginally more valuable multifamily properties within range and make a potentially complicated transaction simple enough to do for investors of any size.

What is a 1031 Exchange?

The 1031 exchange is a special kind of real estate transaction that can let you defer the normal costs of property sales and acquisition. Named for section 1031 of the tax code, these exchanges permit you to skip paying the capital gains tax on a property you're selling, if you buy another investment property within 180 days. You can also roll forward your depreciation, which can be an enormous help if your multifamily property winds up selling for more than you paid for it.

Who Can Use a 1031 Exchange?

Any real estate investor can take advantage of section 1031. If you own a multifamily property in Arizona, 1031 exchanges can help you climb the property ladder without incurring prohibitive taxes every time you transfer ownership. While the specifics get complicated, even by the standards of the tax code, you can generally use a 1031 to sell and buy properties you're holding for an investment. This includes multifamily apartment complexes, duplexes, single-family houses, commercial buildings and even empty lots, though you're generally expected to hold your acquisitions for at least two years before selling again. The 1031 deferment is not for private residences you plan to live in, nor is it for a commercial or industrial site you're working at, as opposed to owning for the property value or rent itself. You also cannot use a 1031 to exchange real estate for anything other than other properties, which must be "of like kind," as opposed to selling your multifamily property and buying gold or savings bonds with the proceeds.

How Does the 1031 Process Work?

To get the full advantage from a 1031 exchange, it is extremely important to go through the steps the IRS has laid out. Getting professional help with the process is a very good idea, since this is usually a major transaction and taxes owed from a mistake along the way can wipe out the profit you make from selling your property.

Step 1: Hire a qualified intermediary

Federal law requires 1031 sales to go through a qualified intermediary. Find the most experienced brokerage you can for this, since the timing of the sales and payment are very important.

Step 2: List your multifamily property

List your multifamily property as you normally would but be sure to mention that you are looking to do a 1031 exchange. Notify any interested buyers of your arrangements in writing as early as you can.

Step 3: Negotiate the sale and close the deal

Negotiate the sale price as you normally would. This part of the exchange is not significantly different from any other investment property sale, except that the buyer pays the intermediary, not your company.

Step 4: Identify your replacement properties

Once the sale closes, you have 45 days to give the intermediary three new property listings you're looking into. Make sure the sellers of these properties know you're doing a 1031, and that time is short to close.

Step 5: Sign one or more contracts

Sign the contract with your first-choice property. You can sign contracts on all three to be safe, but make sure you have contingency clauses to back out if your preferred deal closes first.

Step 6: Close the deal

Once you've agreed to a deal with the seller(s) of your new property, you have up to 180 days to close escrow and wrap up the deal. Keep your deadlines in mind, since the IRS can both charge you capital gains tax and recover the depreciation you've been writing off if the deal takes too long.


Trading properties through a 1031 exchange takes patience and attention to detail. It also takes an aggressive REALTOR® that knows the Phoenix market well and has experience representing owners of multifamily properties in Arizona. Patrick O’Sullivan with Cap CORE Real Estate can help you manage the property transfer when completing a 1031 exchange on your multifamily property. Call us today at (602) 366-5078 to speak to a Patrick today.


Posted in Multi family
Jan. 7, 2020

Is NOW a Good Time To Sell Your Multi-Family Property In Arizona?

Are you looking to sell your multi-family property in Arizona? Perhaps you’re wondering about the best time to sell it. As compared to homes, selling multi-family properties are more complex as you have to consider there are likely tenants involved. It also means that there are several things you need to put into consideration before you can decide to sell the property.

Although there are many factors, timing is everything when selling any property. Whatever your reasons for selling your multi-family property, keep reading to discover the best time to sell your unit, key requirements, and how you can maximize returns on your investment.

1.    Market Timing

As mentioned earlier, timing is fundamental to selling any real estate property. You must know where in the real estate cycle you are in and ensure your property is cash flowing to obtain the highest price. 

One significant indicator is when the market shifts in favor of the sellers more than buyers. If sellers begin to sell more, it might be a pretty good opportunity to put your multi-family property on sale. However, it is also imperative to note that there might be a considerable divergence between the replacement property cost and the existing property.

2.    Have All the Documents Ready

If you own a multi-family unit in Arizona, it is likely you purchased it as an investment. Therefore, being prepared with the necessary documentation is critical. What’s more? Ensure your property is in top-notch condition. If there are repairs that need to be addressed, if you are able to, do complete them before putting it on the market so that you make an excellent first impression.

When it’s time to sell your property, gather all the necessary due diligence materials, including a current rent roll, lease agreements, financial details and any other relevant documents and information that might contain pertinent information.

3.    Pricing Is Critical

How much are you selling your multi-family property for? Is the price too high or too low? Conducting a thorough sale analysis will ensure you are pricing your property right. By research the sub market, including its cap rates, rental rates and the recent sales activity, you should be able to know where your property stands.

If you price your property too high, it might take longer to sell. The longer it takes to sell, the less attractive it will be to your potential customers. Alternatively, you can incorporate the services of a professional multi-family broker to help you settle on a reasonable price.

4.    Familiarize Yourself with the Rules of Selling Your Property

Of course, upon going through all the above steps, the last thing you would wish for is a setback. It might be not only costly but also time-consuming. Ensure you are aware of the rules and regulations before putting your property on sale. You can also hire a real estate agent that specializes in multi-family for a smooth and quick sale. That way, you can also avoid other setbacks associated with property selling.

Besides, a multi-family real estate agent can also act as a professional liaison between you and the buyer. He or she should be capable of coming up with a strategy that will get you the highest price for your property. Preferably, you should hire a professional real estate agent or broker who is familiar with the local real estate market and has experience working with multi-family sellers.

The Best Time to Sell Your Property

So, when is the best time to sell your multi-family property in Arizona? Although most sellers consider the time of the year, but the best time depends more on research and proper planning than just the month of the year. Take this into consideration and there is no doubt you will successfully sell your property and maximize your returns. 

Do you plan to sell your multi family property? Contact us for a free consultation and let us ensure you get the right buyer in the shortest time possible.

Posted in Multi family
Jan. 5, 2016

Turn Your Primary Residence Into Nontaxable Profit

Capital Gains

Many are aware of the benefits of home ownership when it comes to taxes, specifically, the mortgage interest and property tax deductions. But did you know when you sell that home, you can make up to $250,000 or if you are married $500,000 and not owe taxes on that profit?

Thanks to the Taxpayer Relief Act of 1997, the home-sale tax burden was lifted for millions of residential taxpayers. Now, rather than having to roll proceeds into a new home, sellers can use those profits for whatever means they see fit, like vacations, family, retirement savings or other investment opportunities. Additionally, this is not a onetime write off, but can be applied to each home you sell, with the same profit stipulations of up to $250,000, or $500,000 depending on your filing status.

 There are a few rules and conditions that apply. Here is a short check list you can use to make sure you qualify:

1.      Primary Residence The property you're selling must be your principal residence. That means you live in it. This tax break doesn't apply to a house or other property that you have solely for investment purposes. In those cases, the usual capital gains rules apply.

2.      Time Resided in Home You have to have resided in that primary residence for the previous 2-5 years, which also means you only file for the Taxpayer Relief Act once, within a 2-year period.

3.      Second Home Rules If it is a second home you are selling, like a cabin or vacation home, there are certain rules and limitations that apply as well. Since the Housing Assistance Act of 2008 was set up to assist those facing foreclosure, those who move into their previous 2nd homes will owe a tax based on the length of time the house was used as a 2nd, rather than the main residence.

4.      Married or Newlywed Couples There are some unique twists for married couples too. To qualify for the exemption, both husband and wife must have resided in the home for a period of 2 years. So if you were recently married, and you file jointly, both of you must have resided in the home for a period of 2 years. If you lived in the home previously and your spouse moves in a year and a half before you decide to sell your home, you may need to file separately in order to claim the exemption. The other aspect of that is, if either couple sold a home within the previous 2 years and filed the exemption, this home would not qualify as it would fall within the 2 years.

5.      Special Circumstances There are additional provisions for special circumstances, such as illness, unemployment, or other unforeseen circumstances and military families that often face deployment. 

The bottom line is; you can turn your primary residence into a nontaxable profit source as often as every 2 years with the right investment properties. Learn how you can join the ranks of investment real estate ventures and contact Cap Core Real Estate today!

Posted in Listing Your Home
Jan. 4, 2016

Top 10 DIY Tips to Boost Home Value Before Listing

DIY Tips to Boost Home ValueAre you considering listing your home? There are ways to increase the value of your home with a few simple DIY renovations. While your thoughts may have already moved onto your new home, there are some steps you can take to maximize your list price by investing in the home you are moving on from. The actual cost and payback for each project can vary, depending on both your home's condition and overall real estate market values in your area but could potentially add thousands of dollars to your home's value.

Here are the top 10 DIY tips to boost your home value before listing:

1.      Make Your Kitchen Shine!

There are several ways to add a little spice to the kitchen, whether that is upgrading the appliances, adding a custom back-splash, or refreshing the cabinets with a coat of paint or new hardware. Depending on your budget, there are several options that all add value and instant appeal.

2.     Step up Your Game with Some New Flooring

Are your carpets dingy? Could they use a good professional cleaning or do they perhaps need to be replaced? While replacing wall to wall carpet is not recommended prior to listing, there are lots of inexpensive options for flooring these days, including faux wood or tile vinyl flooring that can be the perfect solution for refreshing entryways, kitchens, hallways and bathrooms.

3.      Beauty and the Bathroom

Add a little beauty back into your bathroom. Replace old faucets, cabinet hardware, and toilet seats. If there is tile flooring, have the grout cleaned and make sure those tiles sparkle. If you haven’t previously replaced the stock light fixtures you can pick up some really nice ones at home improvement shops, or even places like Costco or Home Goods.

4.      Add a Room

If you have a 2-bedroom house with a den, there is no reason you can’t add a closet and turn it into a bedroom. With a little drywall work and a custom closet system you can turn your 2-bedroom and a den into a 3-bedroom home and significantly increase your home’s value.

5.      Fresh Paint

It’s amazing what a fresh coat of paint can do for a room. Not many people are interested in your teenager’s taste in black or electric blue walls. For very little cost, you can completely restore clean walls and appealing neutral tones for a move in ready look.

6.      Let your Lights Shine

Lighting is one of the top things people look for in a home. Is your house bright? Do you have dated or recessed lighting that may be due for an upgrade? Spend a little time making sure your home has quality lighting in place before listing.


7.      Make a Grand Entrance

Have you visited your own front door lately? Updating your door with solid hardware, a fresh coat of paint, or even replacing the front door with a modern wooden door can make a big impression when entering a home. You know what they say about first impressions…

8.      Laundry Luster

Laundry is known as most people’s least favorite, never ending chore. Why not add a little pizzazz to your laundry room? It doesn’t cost much to add some shelving or even re-purpose old cabinets for extra storage space. If there is space, with the help of a plumber, you can even add a sink to streamline your laundry station.

9.      Cleaning out the Garage

Are your garage floors stained? Are the walls dinged or dented from moving tools, appliances, or yard toys in and out over the years? Depending on how much time and energy you want to put into it, you have a few options. You can power wash those floors, paint and seal, or even polish and seal the concrete itself. As for those walls, patch those nicks and cracks finish with a fresh coat of paint to give that garage a clean finished look

10.  Curb Appeal

You’d be surprised what a little landscaping can add to a home. Whether you do it yourself, or if you hire a professional landscaper, adding a few plants, bushes or sod can change the whole look of your home. 

Depending on your budget, any one or all of these can go a long way towards increasing your home’s value. With these top DIY tips you can create your own plan of action, determine the changes that fit your home, time, and budget and start increasing your home’s value before listing.  

Posted in Listing Your Home
Aug. 19, 2014

Cap Core Real Estate moves to Tempe, AZ

Cap Core Real Estate moves to Tempe, AZ

Leading Greater Phoenix brokerage capitalizing on market changes makes a move to Hayden Ferry Lakeside


Phoenix, AZ (Aug 19, 2014) - Cap Core Real Estate, a leading Greater Phoenix, AZ brokerage specializing in residential and multi-family properties, has moved their office headquarters to Hayden Ferry Lakeside, a mixed use project in Tempe, AZ. This new location will allow Cap Core Real Estate to better serve their existing and future clients by being centrally located and near new development. 

"This is an important move for Cap Core Real Estate and its clients. It enables us to be conveniently located and provides us the capabilities to expand the brokerage," said Patrick O'Sullivan, Designated Broker and Principal for Cap Core Real Estate. 

The owners behind Cap Core Real Estate have helped clients close on over $100,000,000 in real estate transactions and are looking to grow. Services include both Buyer and Seller Representation and sourcing investment properties both on and off market and the wholesale market. Their innovative marketing strategy provides clients with the highest return on investment, whether buying or selling.

According to Jay Damji, Principal for Cap Core Real Estate, "We have plans to expand our agent count and services, including property management. This move allows us to accomplish this goal. We are excited for the future.”

For additional information about Cap Core Real Estate, visit

Patrick O'Sullivan can be reached by phone at 602-366-5078 or by email at

Jay Damji can be reached by phone at 310-993-9461 or by email at


Posted in Latest News
March 31, 2014

Grand Opening of Cap Core Real Estate

For Immediate Release

Contact: Patrick O'Sullivan CCIM

Cap Core Real Estate 

Direct: (602) 366-5078



Full Service Brokerage Welcomes Patrick O'Sullivan as Designated Broker

Phoenix, March 23rd, 2014 - Cap Core Real Estate opened its doors with heavy momentum out the gate, by acquiring one of Phoenix Arizona's finest multifamily and residential agents as its Designated Broker, Patrick O'Sullivan, CCIM.  With over twenty million dollars in closed transactions, O'Sullivan's vast knowledge and expertise in the Phoenix real estate market places him in the fringe elite of real estate professionals able to assist clients in both the multifamily and residential sub markets.  

As a trained CCIM, O'Sullivan truly understands what makes an investment property viable.  Specializing in multifamily and residential acquisitions and sales, Patrick has a keen eye for spotting the diamond in the rough for his client’s investment portfolios.  Additionally, what separates O'Sullivan from the rest is what happens after the purchase. 

"Any value-add investor knows, finding the deal is only the first step." O'Sullivan brings with him to Cap Core, an assemblage of some of Phoenix's finest real estate professionals. "Patrick was able to assist in finding the right building, assembling a team of professional contractors, assist in tenanting and ultimately, find a buyer for my property for a net gain of $45,000 in less than 60 days. O' Sullivan is truly a fix and flip savant” says Anil Damji of A2Z Property Management Inc. 

Cap Core Real Estate is a team of real estate agents, investors and contractors focused on the greater Phoenix MSA. They are pleased to assist in the purchase and sale of investment multifamily and residential properties and can also assist with multifamily and residential fix and flip opportunities. Contact Patrick O'Sullivan for more information. 




Posted in Latest News